/* ==========================================================================
   Sterling Realty Partners — design tokens
   ========================================================================== */
:root{
  --ink:        #10141B;
  --ink-2:      #1B2330;
  --ink-3:      #263042;
  --parchment:  #F7F4EE;
  --parchment-2:#EFE8D8;
  --brass:      #A47F3E;
  --brass-deep: #8A6A32;
  --brass-light:#D4AF6A;
  --silver:     #CDD3D8;
  --line:       #DED5C0;
  --text:       #221F19;
  --text-soft:  #5C574A;
  --success:    #3C6E4C;
  --error:      #A6432E;

  --font-display: 'Fraunces', serif;
  --font-body: 'Inter', -apple-system, BlinkMacSystemFont, sans-serif;
  --font-mono: 'IBM Plex Mono', monospace;

  --container: 1180px;
  --radius: 3px;
  --radius-lg: 6px;
  --shadow-sm: 0 2px 10px -4px rgba(16,20,27,0.12);
  --shadow-md: 0 16px 34px -18px rgba(16,20,27,0.32);
  --shadow-lg: 0 30px 60px -24px rgba(16,20,27,0.38);
  --header-h: 78px;
}

*,*::before,*::after{ box-sizing: border-box; }
html{ scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce){
  html{ scroll-behavior: auto; }
  *{ animation-duration: 0.001ms !important; animation-iteration-count: 1 !important; transition-duration: 0.001ms !important; }
}

body{
  margin:0;
  font-family: var(--font-body);
  background: var(--parchment);
  color: var(--text);
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}

h1,h2,h3{ font-family: var(--font-display); color: var(--ink); margin: 0; font-weight: 450; }
p{ margin: 0; }
a{ color: inherit; }
img{ max-width: 100%; display: block; }
ul,ol{ margin:0; padding:0; list-style:none; }
button{ font-family: inherit; }

.wrap{
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 clamp(20px, 4vw, 32px);
}

section[id]{ scroll-margin-top: var(--header-h); }

.section-kicker{
  font-family: var(--font-mono);
  font-size: 12px;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  color: var(--brass);
  margin-bottom: 14px;
}

.section-title{
  font-size: clamp(26px, 3.6vw, 42px);
  max-width: 720px;
  margin-bottom: clamp(32px, 5vw, 48px);
  line-height: 1.2;
}

.lede{
  font-size: clamp(15.5px, 1.6vw, 17px);
  color: var(--text-soft);
  max-width: 46ch;
}

.section{ padding: clamp(64px, 10vw, 110px) 0; }

/* buttons */
.btn{
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  padding: 15px 28px;
  font-family: var(--font-mono);
  font-size: 13px;
  letter-spacing: 1px;
  text-transform: uppercase;
  text-decoration: none;
  border-radius: var(--radius);
  border: 1px solid transparent;
  cursor: pointer;
  transition: transform .25s ease, background .25s ease, color .25s ease, border-color .25s ease, box-shadow .25s ease;
  min-height: 48px;
}
.btn-primary{ background: var(--brass); color: var(--ink); box-shadow: var(--shadow-sm); }
.btn-primary:hover{ background: var(--brass-light); transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn-primary:active{ transform: translateY(0); }
.btn-ghost{ border-color: var(--ink); color: var(--ink); }
.btn-ghost:hover{ background: var(--ink); color: var(--parchment); transform: translateY(-2px); }
.btn-block{ width: 100%; padding: 16px; }

/* reveal-on-scroll */
.reveal{ opacity: 0; transform: translateY(24px); transition: opacity .8s cubic-bezier(.2,.7,.2,1), transform .8s cubic-bezier(.2,.7,.2,1); }
.reveal.in-view{ opacity: 1; transform: translateY(0); }

/* ==========================================================================
   Header
   ========================================================================== */
.site-header{
  position: fixed; top:0; left:0; right:0; z-index: 100;
  background: rgba(247,244,238,0);
  border-bottom: 1px solid transparent;
  transition: background .35s ease, border-color .35s ease, padding .35s ease, box-shadow .35s ease;
}
.site-header.scrolled{
  background: rgba(247,244,238,0.94);
  backdrop-filter: blur(10px);
  border-color: var(--line);
  box-shadow: var(--shadow-sm);
}
.header-row{
  display:flex; align-items:center; justify-content:space-between;
  padding: 20px clamp(20px, 4vw, 32px);
  min-height: var(--header-h);
  transition: padding .35s ease;
}
.site-header.scrolled .header-row{ padding-top: 13px; padding-bottom: 13px; }

.brand{ display:flex; align-items:center; gap: 10px; text-decoration:none; }
.brand-mark{ width: 30px; height: 30px; flex-shrink: 0; }
.brand-word{ font-family: var(--font-display); font-size: 17px; color: var(--ink); line-height:1.1; }
.brand-word em{ font-style: normal; display:block; font-family: var(--font-mono); font-size: 9px; letter-spacing: 2px; text-transform: uppercase; color: var(--brass); margin-top: 2px; }

.main-nav{ display:flex; align-items:center; gap: clamp(16px, 2.4vw, 30px); }
.main-nav a{ text-decoration:none; font-size: 14px; color: var(--text); position:relative; padding: 4px 0; }
.main-nav a:not(.nav-cta)::after{
  content:""; position:absolute; left:0; right:0; bottom:-2px; height:1px; background: var(--brass);
  transform: scaleX(0); transform-origin: left; transition: transform .3s ease;
}
.main-nav a:not(.nav-cta):hover::after{ transform: scaleX(1); }
.nav-cta{
  font-family: var(--font-mono); font-size: 12px; letter-spacing: 1px; text-transform: uppercase;
  border: 1px solid var(--ink); padding: 10px 18px; border-radius: var(--radius);
  transition: background .25s ease, color .25s ease, box-shadow .25s ease;
  white-space: nowrap;
}
.nav-cta:hover{ background: var(--ink); color: var(--brass-light); box-shadow: var(--shadow-sm); }

.nav-toggle{
  display:none; flex-direction:column; justify-content:center; align-items:center; gap:5px;
  background:none; border:none; cursor:pointer; padding: 10px; width: 44px; height: 44px;
}
.nav-toggle span{ width: 22px; height: 2px; background: var(--ink); transition: transform .3s ease, opacity .3s ease; }

@media (max-width: 900px){
  .nav-toggle{ display:flex; }
  .main-nav{
    position: fixed; top: 0; right: 0; bottom:0;
    width: min(320px, 84vw);
    background: var(--ink);
    flex-direction: column;
    align-items: flex-start;
    justify-content: center;
    gap: 26px;
    padding: 32px clamp(24px, 6vw, 40px);
    transform: translateX(100%);
    transition: transform .4s cubic-bezier(.2,.7,.2,1);
    box-shadow: -20px 0 50px rgba(0,0,0,0.3);
  }
  .main-nav.open{ transform: translateX(0); }
  .main-nav a{ color: var(--parchment); font-size: 19px; }
  .main-nav a:not(.nav-cta)::after{ background: var(--brass-light); }
  .nav-cta{ border-color: var(--brass-light); color: var(--brass-light); margin-top: 8px; }
  .nav-cta:hover{ background: var(--brass-light); color: var(--ink); }
  .nav-toggle.open span:nth-child(1){ transform: translateY(7px) rotate(45deg); }
  .nav-toggle.open span:nth-child(2){ opacity: 0; }
  .nav-toggle.open span:nth-child(3){ transform: translateY(-7px) rotate(-45deg); }
}

@media (max-width: 400px){
  .brand-word{ font-size: 15px; }
}

/* ==========================================================================
   Hero
   ========================================================================== */
.hero{
  position: relative;
  min-height: 100vh;
  min-height: 100dvh;
  display:flex; align-items:center;
  overflow:hidden;
  background: var(--ink);
}
.hero-bg{
  position:absolute; inset:0; width:100%; height:100%; object-fit: cover;
}
.hero-overlay{
  position:absolute; inset:0;
  background:
    linear-gradient(180deg, rgba(16,20,27,0.55) 0%, rgba(16,20,27,0.72) 55%, rgba(16,20,27,0.92) 100%),
    linear-gradient(100deg, rgba(16,20,27,0.88) 0%, rgba(16,20,27,0.55) 42%, rgba(16,20,27,0.35) 100%);
}
.hero-inner{ position:relative; z-index:2; padding-top: calc(var(--header-h) + 48px); padding-bottom: 64px; width: 100%; }

.eyebrow{
  display:flex; align-items:center; gap:8px; flex-wrap: wrap;
  font-family: var(--font-mono); font-size: 12px; letter-spacing: 1.5px; text-transform: uppercase;
  color: var(--silver); margin-bottom: 26px;
}
.eyebrow-dot{ width: 6px; height:6px; border-radius:50%; background: var(--brass-light); box-shadow: 0 0 0 4px rgba(212,175,106,0.22); flex-shrink:0; }

.hero-title{
  font-size: clamp(34px, 6vw, 68px);
  color: var(--parchment);
  line-height: 1.1;
  max-width: 900px;
  letter-spacing: -0.5px;
}
.hero-title em{ font-style: italic; color: var(--brass-light); font-weight: 300; }

.hero-sub{
  margin-top: 26px;
  font-size: clamp(15.5px, 1.8vw, 18px);
  color: var(--silver);
  max-width: 52ch;
}

.hero-actions{ display:flex; gap: 16px; margin-top: 38px; flex-wrap: wrap; }
.hero .btn-ghost{ border-color: rgba(247,244,238,0.55); color: var(--parchment); }
.hero .btn-ghost:hover{ background: var(--parchment); color: var(--ink); border-color: var(--parchment); }

.hero-stats{
  display:grid; grid-template-columns: repeat(4, auto); gap: clamp(24px, 4vw, 42px);
  margin: clamp(44px, 7vw, 64px) 0 0; padding-top: 34px; border-top: 1px solid rgba(247,244,238,0.16);
}
.hero-stats dt{
  font-family: var(--font-mono); font-size: clamp(24px, 3vw, 30px); color: var(--brass-light); margin:0;
}
.hero-stats dt.static-stat{ font-family: var(--font-display); font-style: italic; font-weight: 450; }
.hero-stats dd{
  margin: 4px 0 0; font-size: 11.5px; letter-spacing: 0.6px; color: var(--silver); text-transform: uppercase;
}
@media (max-width: 640px){
  .hero-stats{ grid-template-columns: repeat(2, 1fr); row-gap: 30px; }
}

/* ==========================================================================
   Trust bar
   ========================================================================== */
.trust-bar{ background: var(--ink-2); padding: 30px 0; }
.trust-bar .wrap{ display:flex; align-items:center; gap: clamp(18px,3vw,28px); flex-wrap: wrap; }
.trust-label{ font-family: var(--font-mono); font-size: 11px; letter-spacing: 1.5px; text-transform: uppercase; color: var(--silver); white-space: nowrap; }
.trust-list{ display:flex; gap: clamp(20px,3vw,34px); flex-wrap: wrap; row-gap: 10px; }
.trust-list li{ font-family: var(--font-display); font-style: italic; font-size: 16px; color: var(--silver); opacity: 0.9; white-space: nowrap; }
@media (max-width: 640px){
  .trust-bar .wrap{ flex-direction: column; align-items: flex-start; gap: 14px; }
}

/* ==========================================================================
   About
   ========================================================================== */
.about-grid{ display:grid; grid-template-columns: 1.15fr 0.85fr; gap: clamp(40px, 6vw, 80px); align-items:center; }
.about-copy h2{ font-size: clamp(24px, 3.2vw, 36px); line-height: 1.28; max-width: 22ch; margin-bottom: 22px; }
.about-copy .lede{ margin-bottom: clamp(32px, 5vw, 44px); max-width: 52ch; }

.about-points{ display:flex; flex-direction: column; gap: 26px; }
.about-point{ display:flex; gap: 20px; padding-top: 22px; border-top: 1px solid var(--line); }
.point-index{ font-family: var(--font-mono); color: var(--brass); font-size: 13px; padding-top: 3px; flex-shrink: 0; }
.about-point h3{ font-size: 17px; margin-bottom: 6px; }
.about-point p{ font-size: 15px; color: var(--text-soft); max-width: 44ch; }

.about-seal{ display:flex; justify-content:center; }
.seal-img{ width: 100%; max-width: 380px; filter: drop-shadow(0 20px 40px rgba(16,20,27,0.15)); }

@media (max-width: 900px){
  .about-grid{ grid-template-columns: 1fr; gap: 46px; }
  .about-seal{ order: -1; }
  .seal-img{ max-width: 240px; }
}

/* ==========================================================================
   Services
   ========================================================================== */
.services{ background: var(--parchment-2); position: relative; }
.services-grid{ display:grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--radius-lg); overflow: hidden; }
.service-card{ background: var(--parchment-2); padding: clamp(28px, 4vw, 36px) clamp(24px, 3vw, 32px); transition: background .3s ease; }
.service-card:hover{ background: #fff; }
.service-mark{ display:inline-flex; align-items:center; justify-content:center; width: 34px; height: 34px; border-radius: 50%; border: 1px solid var(--brass); color: var(--brass); font-size: 16px; margin-bottom: 20px; }
.service-card h3{ font-size: 18px; margin-bottom: 10px; }
.service-card p{ font-size: 14.5px; color: var(--text-soft); }
@media (max-width: 880px){ .services-grid{ grid-template-columns: 1fr; } }
@media (min-width:881px) and (max-width: 1080px){ .services-grid{ grid-template-columns: repeat(2,1fr); } }

/* ==========================================================================
   Listings
   ========================================================================== */
.listings-grid{ display:grid; grid-template-columns: repeat(3, 1fr); gap: clamp(20px, 3vw, 30px); }
.listing-card{
  background: #fff; border: 1px solid var(--line); overflow:hidden; border-radius: var(--radius-lg);
  transition: transform .35s cubic-bezier(.2,.7,.2,1), box-shadow .35s ease;
}
.listing-card:hover{ transform: translateY(-6px); box-shadow: var(--shadow-lg); }
.listing-media{ position: relative; overflow: hidden; background: var(--parchment-2); }
.listing-media img{ width:100%; aspect-ratio: 6/4.2; object-fit: cover; transition: transform .5s ease; }
.listing-card:hover .listing-media img{ transform: scale(1.05); }
.listing-tag{
  position:absolute; top:14px; left:14px;
  background: var(--ink); color: var(--brass-light);
  font-family: var(--font-mono); font-size: 10.5px; letter-spacing: 1px; text-transform: uppercase;
  padding: 6px 10px; border-radius: var(--radius);
}
.listing-body{ padding: 22px clamp(18px,3vw,24px) 26px; }
.listing-top{ display:flex; justify-content:space-between; align-items:baseline; gap: 10px; margin-bottom: 6px; flex-wrap: wrap; }
.listing-top h3{ font-size: 19px; }
.listing-price{ font-family: var(--font-mono); font-size: 14px; color: var(--brass-deep); white-space: nowrap; }
.listing-price small{ color: var(--text-soft); font-weight: 400; }
.listing-loc{ font-size: 13.5px; color: var(--text-soft); margin-bottom: 16px; }
.listing-meta{ display:flex; flex-direction: column; gap: 6px; padding-top: 14px; border-top: 1px solid var(--line); }
.listing-meta li{ font-size: 12.5px; font-family: var(--font-mono); color: var(--text-soft); }
.listings-foot{ margin-top: 36px; font-size: 14px; color: var(--text-soft); }
.listings-foot a{ color: var(--brass-deep); text-decoration: underline; text-underline-offset: 3px; }
@media (max-width: 980px){ .listings-grid{ grid-template-columns: 1fr; max-width: 460px; margin: 0 auto; } }

/* ==========================================================================
   Process
   ========================================================================== */
.process{ background: var(--ink); }
.process .section-kicker{ color: var(--brass-light); }
.process .section-title{ color: var(--parchment); }
.process-list{ display:flex; flex-direction: column; }
.process-step{
  display:flex; gap: clamp(20px,3vw,34px); padding: 28px 0; border-top: 1px solid rgba(247,244,238,0.12);
  align-items: flex-start; transition: padding-left .3s ease;
}
.process-step:hover{ padding-left: 8px; }
.process-step:last-child{ border-bottom: 1px solid rgba(247,244,238,0.12); }
.step-num{ font-family: var(--font-mono); font-size: 15px; color: var(--brass-light); min-width: 40px; padding-top: 4px; flex-shrink: 0; }
.process-step h3{ color: var(--parchment); font-size: 20px; margin-bottom: 8px; }
.process-step p{ color: var(--silver); font-size: 15px; max-width: 56ch; }

/* ==========================================================================
   Credentials
   ========================================================================== */
.credentials-grid{ display:grid; grid-template-columns: 1fr 1fr; gap: clamp(40px,6vw,70px); }
.credentials-copy h2{ font-size: clamp(24px,3vw,34px); max-width: 18ch; margin-bottom: 34px; }
.credentials-list{ display:flex; flex-direction:column; gap: 22px; }
.credentials-list li{ padding-top: 18px; border-top: 1px solid var(--line); display:flex; flex-direction:column; gap: 4px; }
.credentials-list strong{ font-size: 16px; }
.credentials-list span{ font-size: 13.5px; color: var(--text-soft); }

.credentials-testimonials{ display:flex; flex-direction: column; gap: 20px; }
.testimonial{ background: #fff; border: 1px solid var(--line); border-radius: var(--radius-lg); padding: 24px clamp(20px,3vw,26px) 20px; position: relative; box-shadow: var(--shadow-sm); }
.t-avatar{ width: 40px; height: 40px; border-radius: 50%; margin-bottom: 14px; }
.testimonial p{ font-size: 15px; font-style: italic; color: var(--text); margin-bottom: 14px; }
.t-name{ font-family: var(--font-mono); font-size: 12px; color: var(--brass-deep); }
@media (max-width: 900px){ .credentials-grid{ grid-template-columns: 1fr; gap: 46px; } }

/* ==========================================================================
   Contact
   ========================================================================== */
.contact{ background: var(--parchment-2); }
.contact-grid{ display:grid; grid-template-columns: 0.9fr 1.1fr; gap: clamp(36px,6vw,70px); }
.contact-copy h2{ font-size: clamp(24px, 3vw, 34px); max-width: 16ch; margin-bottom: 18px; }
.contact-details{ margin-top: 40px; display:flex; flex-direction: column; gap: 20px; }
.contact-details div{ display:flex; flex-direction: column; gap: 3px; padding-top: 16px; border-top: 1px solid var(--line); }
.contact-details span{ font-family: var(--font-mono); font-size: 11px; text-transform: uppercase; letter-spacing: 1px; color: var(--brass-deep); }
.contact-details a{ text-decoration: none; font-size: 15.5px; transition: color .2s ease; }
.contact-details a:hover{ color: var(--brass-deep); }

.contact-form{ background: #fff; border: 1px solid var(--line); border-radius: var(--radius-lg); padding: clamp(26px,4vw,40px); box-shadow: var(--shadow-sm); }
.form-row{ margin-bottom: 20px; display:flex; flex-direction: column; }
.form-row label{ font-size: 12.5px; font-family: var(--font-mono); text-transform: uppercase; letter-spacing: 0.6px; color: var(--text-soft); margin-bottom: 8px; }
.form-row input, .form-row select, .form-row textarea{
  font-family: var(--font-body); font-size: 16px; padding: 13px 14px;
  border: 1px solid var(--line); border-radius: var(--radius); background: var(--parchment);
  color: var(--text); resize: vertical; transition: border-color .2s ease, box-shadow .2s ease;
}
.form-row input:focus, .form-row select:focus, .form-row textarea:focus{
  outline: none; border-color: var(--brass); box-shadow: 0 0 0 3px rgba(164,127,62,0.15);
}
.form-error{ display:none; font-size: 12.5px; color: var(--error); margin-top: 6px; }
.form-row.invalid input{ border-color: var(--error); }
.form-row.invalid .form-error{ display:block; }
.form-success{ display:none; margin-top: 16px; font-size: 14px; color: var(--success); text-align: center; }
.form-success.show{ display:block; }

/* focus visibility everywhere */
a:focus-visible, button:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible{
  outline: 2px solid var(--brass); outline-offset: 2px;
}

@media (max-width: 900px){ .contact-grid{ grid-template-columns: 1fr; gap: 44px; } }

/* ==========================================================================
   Footer
   ========================================================================== */
.site-footer{ background: var(--ink); padding: 40px 0; }
.footer-row{ display:flex; align-items:center; justify-content: space-between; flex-wrap: wrap; gap: 14px; }
.footer-brand{ display:flex; align-items:center; gap: 10px; color: var(--parchment); font-family: var(--font-display); font-size: 15px; }
.footer-brand .brand-mark{ width: 24px; height: 24px; }
.footer-note, .footer-copy{ font-size: 12px; color: var(--silver); font-family: var(--font-mono); }
.footer-copy{ width: 100%; opacity: 0.75; }
@media (max-width: 700px){
  .footer-row{ flex-direction: column; align-items: flex-start; }
}