/* ==========================================================================
   Cecala Capital — Multifamily Real Estate
   Mobile-first. Navy and cream dominate; gold is a restrained accent only.

   PROPORTION SYSTEM
   -----------------
   Type runs on a sqrt(phi) ladder (~1.272 between steps). A full phi step
   (1.618) between adjacent sizes reads as a jolt — small label, huge heading.
   The square root keeps every size visibly related to its neighbour, so a
   heading sits slightly above its body copy rather than towering over it.

   Spacing runs on the golden series itself: 8, 13, 21, 34, 55, 89, 144.
   Each gap is the sum of the two below it, so nested rhythms stay consistent
   and no margin is an arbitrary one-off.
   ========================================================================== */

/* --------------------------------------------------------------- TOKENS */
:root {
  /* Brand */
  --navy:        #17233C;
  --navy-deep:   #0F1829;   /* footer / pressed states */
  --navy-soft:   #23324F;   /* hairlines on navy */
  --gold:        #B0894F;
  --cream:       #F4EFE4;
  --white:       #FBF9F4;

  /* Ink. Gold at brand value is only 2.8:1 on cream, so text-on-light uses
     a darkened gold (5.4:1) while --gold stays for rules, icons and dark bg. */
  --ink:         #1B2437;
  --body:        #4A5464;   /* 6.7:1 on --cream  */
  --body-soft:   #5C6675;   /* 5.1:1 on --cream  */
  --gold-ink:    #7A5C2E;   /* 5.4:1 on --cream  */
  --on-navy:     #E9E4D8;
  --on-navy-dim: #C2C8D4;

  /* Type family */
  --font-head: "Poppins", "Segoe UI", system-ui, sans-serif;
  --font-body: "Inter", "Segoe UI", system-ui, -apple-system, sans-serif;

  /* Type scale — sqrt(phi) ladder from a 17px base */
  --fs-xs:    0.836rem;   /* 13.4px — eyebrows, labels, disclaimer   */
  --fs-sm:    0.945rem;   /* 15.1px — secondary copy, footer links   */
  --fs-base:  1.0625rem;  /* 17.0px — body                           */
  --fs-md:    1.35rem;    /* 21.6px — card headings, ledes           */
  --fs-lg:    1.72rem;    /* 27.5px — interstitial headings          */
  --fs-xl:    2.19rem;    /* 35.0px — section headings               */
  --fs-2xl:   2.78rem;    /* 44.5px                                  */
  --fs-3xl:   3.54rem;    /* 56.6px — hero headline                  */

  /* Spacing scale — golden / Fibonacci series */
  --sp-1: 0.5rem;      /*   8px */
  --sp-2: 0.8125rem;   /*  13px */
  --sp-3: 1.3125rem;   /*  21px */
  --sp-4: 2.125rem;    /*  34px */
  --sp-5: 3.4375rem;   /*  55px */
  --sp-6: 5.5625rem;   /*  89px */
  --sp-7: 9rem;        /* 144px */

  /* Rhythm */
  --wrap:      1180px;
  --gutter:    clamp(var(--sp-3), 5vw, var(--sp-4));
  /* Adjacent sections each contribute this, so the gap a reader actually sees
     is double it. One step down the ladder (89 not 144) keeps that visible
     gap near 178px rather than an unmoored 230px. */
  --section-y: clamp(var(--sp-5), 7vw, var(--sp-6));

  --header-h:    76px;
  --header-h-sm: 60px;

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

/* ----------------------------------------------------------------- BASE */
*, *::before, *::after { box-sizing: border-box; }

html {
  -webkit-text-size-adjust: 100%;
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header-h) + var(--sp-2));
}

body {
  margin: 0;
  background: var(--white);
  color: var(--body);
  font-family: var(--font-body);
  font-size: var(--fs-base);
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}

img { max-width: 100%; height: auto; display: block; }

a { color: inherit; }

:where(a, button, input, textarea, [tabindex]):focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 3px;
  border-radius: 2px;
}

.skip-link {
  position: absolute;
  left: -9999px;
  top: 0;
  z-index: 999;
  background: var(--navy);
  color: var(--white);
  padding: var(--sp-2) var(--sp-3);
  font-size: var(--fs-sm);
  text-decoration: none;
}
.skip-link:focus { left: 0; }

/* ----------------------------------------------------------- TYPOGRAPHY */
h1, h2, h3 {
  font-family: var(--font-head);
  color: var(--ink);
  font-weight: 500;
  line-height: 1.2;
  margin: 0;
  letter-spacing: -0.005em;
}

/* Ceiling is set so the hero's first line ("Multifamily real estate,") still
   fits on one line inside .hero-inner rather than breaking after "real". */
h1 {
  font-size: clamp(var(--fs-xl), 1.5rem + 3.2vw, var(--fs-3xl));
  font-weight: 300;
  line-height: 1.14;
  letter-spacing: -0.018em;
}

h2 {
  font-size: clamp(var(--fs-lg), 1.35rem + 1.15vw, var(--fs-xl));
  font-weight: 400;
}

h3 { font-size: var(--fs-md); font-weight: 500; letter-spacing: 0; }

p { margin: 0 0 var(--sp-3); }
p:last-child { margin-bottom: 0; }

/* Small caps kicker. Sits ABOVE a heading — never used as the heading
   itself, which is what made earlier titles smaller than their body copy. */
.eyebrow {
  font-family: var(--font-head);
  font-size: var(--fs-xs);
  font-weight: 500;
  line-height: 1.5;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--gold-ink);
  margin: 0 0 var(--sp-2);
}
.eyebrow-gold { color: var(--gold); }

/* Thin gold rule — the workhorse divider. */
.rule {
  width: 55px;
  height: 1px;
  background: var(--gold);
  opacity: .85;
  margin: var(--sp-3) 0;
  border: 0;
}
.rule-center { margin-left: auto; margin-right: auto; }
.rule-on-dark { opacity: 1; }

/* -------------------------------------------------------------- LAYOUT */
.wrap {
  width: 100%;
  max-width: var(--wrap);
  margin-inline: auto;
  padding-inline: var(--gutter);
}

.section { padding-block: var(--section-y); }
.section-cream { background: var(--cream); }
.section-light { background: var(--white); }

.section-head {
  text-align: center;
  max-width: 46ch;
  margin-inline: auto;
  margin-bottom: clamp(var(--sp-4), 5vw, var(--sp-5));
}

/* Supporting line under a section heading — a step above body, never below. */
.section-lede {
  margin: 0;
  max-width: 44ch;
  margin-inline: auto;
  color: var(--body-soft);
  font-size: var(--fs-md);
  line-height: 1.6;
  text-wrap: pretty;
}

/* ------------------------------------------------------------- BUTTONS */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: var(--sp-1);
  padding: var(--sp-2) var(--sp-4);
  min-height: 48px;
  font-family: var(--font-head);
  font-size: var(--fs-xs);
  font-weight: 500;
  letter-spacing: .13em;
  text-transform: uppercase;
  text-decoration: none;
  border: 1px solid transparent;
  border-radius: 2px;
  cursor: pointer;
  white-space: nowrap;
  transition: background-color .28s var(--ease), color .28s var(--ease),
              border-color .28s var(--ease), transform .28s var(--ease);
}
.btn:active { transform: translateY(1px); }

.btn-sm { min-height: 40px; padding: var(--sp-1) var(--sp-3); }

/* Gold edge, gold fill on hover — never a large gold flood at rest. */
.btn-gold {
  background: transparent;
  border-color: var(--gold);
  color: var(--white);
}
.btn-gold:hover { background: var(--gold); color: var(--navy); border-color: var(--gold); }

.btn-ghost {
  background: transparent;
  border-color: rgba(233, 228, 216, .38);
  color: var(--on-navy);
}
.btn-ghost:hover { border-color: var(--on-navy); background: rgba(244, 239, 228, .08); }

.btn-solid {
  background: var(--navy);
  border-color: var(--navy);
  color: var(--white);
}
.btn-solid:hover { background: var(--navy-deep); border-color: var(--gold); }

.btn-outline {
  background: transparent;
  border-color: rgba(233, 228, 216, .4);
  color: var(--on-navy);
}
.btn-outline:hover { border-color: var(--gold); color: var(--white); }

.btn-block { width: 100%; }

.btn-row {
  display: flex;
  flex-wrap: wrap;
  gap: var(--sp-2);
  margin-top: var(--sp-4);
}
.btn-row-center { justify-content: center; }

/* -------------------------------------------------------------- HEADER */
.site-header {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 100;
  height: var(--header-h);
  display: flex;
  align-items: center;
  background: transparent;
  border-bottom: 1px solid transparent;
  transition: height .35s var(--ease), background-color .35s var(--ease),
              border-color .35s var(--ease), backdrop-filter .35s var(--ease);
}

.site-header.is-scrolled {
  height: var(--header-h-sm);
  background: rgba(23, 35, 60, .93);
  border-bottom-color: var(--navy-soft);
  backdrop-filter: saturate(160%) blur(10px);
  -webkit-backdrop-filter: saturate(160%) blur(10px);
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--sp-3);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: var(--sp-2);
  text-decoration: none;
  color: var(--on-navy);
  min-width: 0;
}

.brand-mark {
  width: auto;
  height: 42px;
  flex: none;
  transition: height .35s var(--ease);
}
.site-header.is-scrolled .brand-mark { height: 32px; }

.brand-text { display: flex; flex-direction: column; gap: .2rem; min-width: 0; }

.brand-name {
  font-family: var(--font-head);
  font-size: var(--fs-base);
  font-weight: 500;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--white);
  line-height: 1;
  white-space: nowrap;
}

.brand-tag {
  font-family: var(--font-head);
  font-size: .6rem;
  font-weight: 300;
  letter-spacing: .28em;
  text-transform: uppercase;
  color: var(--gold);
  line-height: 1;
  white-space: nowrap;
}

/* On scroll the header collapses to the mark alone. */
.brand-text {
  max-width: 18rem;
  transition: opacity .3s var(--ease) .05s, max-width .35s var(--ease);
}
.site-header.is-scrolled .brand-text {
  opacity: 0;
  max-width: 0;
  overflow: hidden;
  transition: opacity .2s var(--ease), max-width .35s var(--ease);
}

/* ----------------------------------------------------------------- NAV */
.primary-nav { display: flex; align-items: center; gap: var(--sp-4); }

.primary-nav ul {
  display: flex;
  align-items: center;
  gap: var(--sp-4);
  list-style: none;
  margin: 0;
  padding: 0;
}

.primary-nav a:not(.btn) {
  position: relative;
  font-family: var(--font-head);
  font-size: var(--fs-xs);
  font-weight: 400;
  letter-spacing: .15em;
  text-transform: uppercase;
  color: var(--on-navy);
  text-decoration: none;
  padding-block: var(--sp-1);
  transition: color .25s var(--ease);
}

.primary-nav a:not(.btn)::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: 0;
  width: 100%;
  height: 1px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform .32s var(--ease);
}
.primary-nav a:not(.btn):hover { color: var(--white); }
.primary-nav a:not(.btn):hover::after { transform: scaleX(1); }

.nav-toggle {
  display: none;
  width: 46px;
  height: 46px;
  padding: 0;
  background: transparent;
  border: 1px solid rgba(233, 228, 216, .3);
  border-radius: 2px;
  cursor: pointer;
  align-items: center;
  justify-content: center;
  transition: border-color .25s var(--ease);
}
.nav-toggle:hover { border-color: var(--gold); }

.nav-toggle-bars { position: relative; display: block; width: 20px; height: 13px; }
.nav-toggle-bars span {
  position: absolute;
  left: 0;
  width: 100%;
  height: 1.5px;
  background: var(--on-navy);
  border-radius: 2px;
  transition: transform .3s var(--ease), opacity .2s var(--ease), top .3s var(--ease);
}
.nav-toggle-bars span:nth-child(1) { top: 0; }
.nav-toggle-bars span:nth-child(2) { top: 5.75px; }
.nav-toggle-bars span:nth-child(3) { top: 11.5px; }

.nav-toggle[aria-expanded="true"] .nav-toggle-bars span:nth-child(1) { top: 5.75px; transform: rotate(45deg); }
.nav-toggle[aria-expanded="true"] .nav-toggle-bars span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded="true"] .nav-toggle-bars span:nth-child(3) { top: 5.75px; transform: rotate(-45deg); }

/* ------------------------------------------------------------------ HERO */
.hero {
  position: relative;
  isolation: isolate;
  min-height: clamp(560px, 92svh, 880px);
  display: flex;
  align-items: center;
  padding-block: calc(var(--header-h) + var(--sp-4)) var(--sp-5);
  background: var(--navy);          /* graceful fallback if hero.jpg is absent */
  overflow: hidden;
}

.hero-media {
  position: absolute;
  inset: 0;
  z-index: -2;
  background-image: url("assets/hero.jpg");
  background-size: cover;
  background-position: center 42%;
  background-repeat: no-repeat;
  background-color: var(--navy);
}

/* Centre-weighted scrim: the composition is centred, so the darkening is too. */
.hero-scrim {
  position: absolute;
  inset: 0;
  z-index: -1;
  background:
    radial-gradient(ellipse 78% 68% at 50% 46%, rgba(15, 24, 41, .90) 0%, rgba(15, 24, 41, .66) 62%, rgba(15, 24, 41, .52) 100%),
    linear-gradient(to bottom, rgba(15, 24, 41, .62) 0%, rgba(15, 24, 41, .30) 42%, rgba(15, 24, 41, .78) 100%);
}

.hero-inner {
  position: relative;
  max-width: 48rem;
  text-align: center;
}

/* The full lockup, given room to actually read. */
.hero-logo {
  width: clamp(240px, 30vw, 360px);
  height: auto;
  margin: 0 auto clamp(var(--sp-4), 4vw, var(--sp-5));
}

.hero-title {
  color: var(--white);
  text-wrap: balance;
}

.hero-sub {
  margin: var(--sp-3) auto 0;
  max-width: 38rem;
  color: var(--on-navy-dim);
  /* Holds --fs-md on desktop but eases to body size on a phone, where 21.6px
     stretched this to six lines. */
  font-size: clamp(var(--fs-base), .95rem + .6vw, var(--fs-md));
  line-height: 1.66;
  text-wrap: pretty;
}

/* ----------------------------------------------------------------- ABOUT */
.about-grid {
  display: grid;
  gap: clamp(var(--sp-4), 5vw, var(--sp-5));
  align-items: center;
}

.about-copy p { max-width: 42ch; }

/* Sits apart from the main copy on a gold hairline — present, not promoted. */
.about-note {
  margin-top: var(--sp-4);
  padding-left: var(--sp-3);
  border-left: 1px solid var(--gold);
  font-size: var(--fs-sm);
  line-height: 1.65;
  color: var(--body-soft);
}

.about-figure { position: relative; margin: 0; }

.about-figure img {
  width: 100%;
  border-radius: 2px;
  filter: saturate(.94);
}

/* Thin gold frame, offset — restrained, no drop shadows. */
.about-figure::after {
  content: "";
  position: absolute;
  inset: var(--sp-2) calc(var(--sp-2) * -1) calc(var(--sp-2) * -1) var(--sp-2);
  border: 1px solid var(--gold);
  border-radius: 2px;
  opacity: .55;
  z-index: -1;
  pointer-events: none;
}

/* ------------------------------------------------------------- APPROACH */
.cards {
  display: grid;
  gap: clamp(var(--sp-2), 1.8vw, var(--sp-3));
  list-style: none;
  margin: 0;
  padding: 0;
}

.card {
  position: relative;
  background: var(--cream);
  border: 1px solid rgba(23, 35, 60, .09);
  border-radius: 2px;
  padding: clamp(var(--sp-3), 3vw, var(--sp-4));
  overflow: hidden;
  transition: border-color .35s var(--ease), transform .35s var(--ease);
}

/* Subtle CSS pillar texture — a nod to the mark, pure gradient, no image. */
.card::before {
  content: "";
  position: absolute;
  inset: 0;
  pointer-events: none;
  background: repeating-linear-gradient(
    to right,
    rgba(23, 35, 60, .028) 0 1px,
    transparent 1px 13px
  );
  opacity: .8;
  mask-image: linear-gradient(to bottom, transparent, #000 85%);
  -webkit-mask-image: linear-gradient(to bottom, transparent, #000 85%);
}

/* Gold hairline that draws in along the top edge on hover. */
.card::after {
  content: "";
  position: absolute;
  left: 0;
  top: 0;
  height: 2px;
  width: 100%;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform .45s var(--ease);
}

.card:hover { border-color: rgba(176, 137, 79, .45); transform: translateY(-3px); }
.card:hover::after { transform: scaleX(1); }

.card > * { position: relative; }

.card-icon {
  display: block;
  width: 44px;
  height: 44px;
  color: var(--gold);
  margin-bottom: var(--sp-3);
}
.card-icon svg { width: 100%; height: 100%; display: block; }

.card h3 { margin-bottom: var(--sp-1); text-wrap: balance; }

.card p {
  font-size: var(--fs-sm);
  line-height: 1.65;
  color: var(--body);
  margin: 0;
}

/* ------------------------------------------------------------ STREETS */
/* Quiet three-up interstitial. Deliberately restrained: no captions, no
   overlays, no counts — it sets a sense of place, it does not claim assets. */
.streets-head {
  text-align: center;
  max-width: 50ch;
  margin-inline: auto;
  margin-bottom: clamp(var(--sp-4), 5vw, var(--sp-5));
}

.streets-title {
  font-size: var(--fs-lg);
  margin-bottom: var(--sp-3);
}

.streets-lede {
  margin: 0;
  color: var(--body-soft);
  font-size: var(--fs-base);
  line-height: 1.68;
  text-wrap: pretty;
}

.strip {
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(var(--sp-1), 1.6vw, var(--sp-3));
  list-style: none;
  margin: 0;
  padding: 0;
}

.strip-item {
  position: relative;
  margin: 0;
  overflow: hidden;
  border-radius: 2px;
}

.strip-item img {
  width: 100%;
  aspect-ratio: 16 / 9;              /* shorter when stacked on phones */
  object-fit: cover;
  filter: saturate(.9);
  transition: transform .7s var(--ease), filter .7s var(--ease);
}

.strip-item::after {
  content: "";
  position: absolute;
  inset: 0;
  border: 1px solid transparent;
  border-radius: 2px;
  pointer-events: none;
  transition: border-color .45s var(--ease);
}

.strip-item:hover img { transform: scale(1.035); filter: saturate(1); }
.strip-item:hover::after { border-color: rgba(176, 137, 79, .55); }

/* --------------------------------------------------------------- BAND */
.band {
  position: relative;
  isolation: isolate;
  padding-block: clamp(var(--sp-5), 8vw, var(--sp-6));
  background: var(--navy);          /* fallback if cta-band.jpg is absent */
  overflow: hidden;
  text-align: center;
}

.band-media {
  position: absolute;
  inset: 0;
  z-index: -2;
  background-image: url("assets/cta-band.jpg");
  background-size: cover;
  background-position: center;
  background-color: var(--navy);
}

.band-scrim {
  position: absolute;
  inset: 0;
  z-index: -1;
  background: linear-gradient(to bottom, rgba(15, 24, 41, .78), rgba(15, 24, 41, .62));
}

.band-inner { max-width: 46rem; margin-inline: auto; }

.band-mark {
  width: auto;
  height: 64px;
  margin: 0 auto var(--sp-3);
  opacity: .95;
}

.band-title {
  color: var(--white);
  font-size: var(--fs-lg);
  margin-bottom: 0;
}

.band-copy {
  color: var(--on-navy);
  font-size: var(--fs-md);
  line-height: 1.68;
  text-wrap: pretty;
}

/* ------------------------------------------------------------- CONTACT */
.contact-grid {
  display: grid;
  gap: clamp(var(--sp-4), 6vw, var(--sp-6));
  align-items: start;
}

.detail-list { list-style: none; margin: 0 0 var(--sp-4); padding: 0; }

.detail-list li {
  padding-block: var(--sp-3);
  border-bottom: 1px solid rgba(23, 35, 60, .1);
}
.detail-list li:first-child { padding-top: 0; }

.detail-label {
  display: block;
  font-family: var(--font-head);
  font-size: var(--fs-xs);
  font-weight: 500;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--gold-ink);
  margin-bottom: var(--sp-1);
}

.detail-value {
  font-size: var(--fs-md);
  color: var(--ink);
  text-decoration: none;
  transition: color .25s var(--ease);
}
a.detail-value { border-bottom: 1px solid transparent; }
a.detail-value:hover { color: var(--gold-ink); border-bottom-color: var(--gold); }

/* ---------------------------------------------------------------- FORM */
.contact-form { display: grid; gap: var(--sp-3); }

.field { display: grid; gap: var(--sp-1); }

.field label {
  font-family: var(--font-head);
  font-size: var(--fs-xs);
  font-weight: 500;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--body-soft);
}

.field input,
.field textarea {
  width: 100%;
  font-family: var(--font-body);
  font-size: var(--fs-base);
  color: var(--ink);
  background: var(--white);
  border: 1px solid rgba(23, 35, 60, .16);
  border-radius: 2px;
  padding: var(--sp-2) var(--sp-2);
  transition: border-color .25s var(--ease), box-shadow .25s var(--ease);
}
.field textarea { resize: vertical; min-height: 8.5rem; line-height: 1.6; }

.field input:hover,
.field textarea:hover { border-color: rgba(23, 35, 60, .3); }

.field input:focus,
.field textarea:focus {
  outline: none;
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(176, 137, 79, .16);
}

.field input[aria-invalid="true"],
.field textarea[aria-invalid="true"] { border-color: #A6402F; }

.field-error { margin: 0; font-size: var(--fs-sm); color: #8C3526; }

/* Honeypot — off-screen rather than display:none so bots still fill it. */
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }

.form-status {
  margin: 0;
  font-size: var(--fs-sm);
  min-height: 1.4em;
}
.form-status.is-ok    { color: #2F6B4F; }
.form-status.is-error { color: #8C3526; }

.form-note { margin: 0; font-size: var(--fs-sm); color: var(--body-soft); }
.form-note a { color: var(--gold-ink); text-decoration-color: rgba(122, 92, 46, .4); text-underline-offset: 2px; }

/* -------------------------------------------------------------- FOOTER */
.site-footer {
  background: var(--navy-deep);
  color: var(--on-navy-dim);
  padding-block: clamp(var(--sp-5), 7vw, var(--sp-6));
  text-align: center;
}

.footer-inner { display: grid; justify-items: center; }

/* Sized by width: the lockup is a stacked, near-square composition, so its
   "Multifamily Real Estate" line only stays legible at a generous width. */
.footer-logo {
  width: clamp(240px, 52vw, 340px);
  height: auto;
  margin-bottom: var(--sp-4);
}

/* A step ABOVE the links beneath it, not below. */
.footer-name {
  font-family: var(--font-head);
  font-size: clamp(var(--fs-base), .95rem + .5vw, 1.15rem);
  font-weight: 400;
  letter-spacing: .17em;
  text-transform: uppercase;
  color: var(--on-navy);
  line-height: 1.4;
  margin-bottom: var(--sp-2);
}

/* Descending ladder under the lockup: links, then copyright, then disclaimer. */
.footer-links {
  font-size: var(--fs-base);
  margin-bottom: var(--sp-2);
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: var(--sp-3);
}
.footer-links a {
  color: var(--on-navy-dim);
  text-decoration: none;
  border-bottom: 1px solid transparent;
  transition: color .25s var(--ease), border-color .25s var(--ease);
}
.footer-links a:hover { color: var(--white); border-bottom-color: var(--gold); }
.footer-links .dot { color: var(--navy-soft); }

.footer-copy { font-size: var(--fs-sm); color: #9AA3B2; margin: 0; }

.footer-rule {
  margin-block: var(--sp-4) var(--sp-3);
  width: 100%;
  max-width: 340px;
  opacity: .45;
}

.disclaimer {
  max-width: 62ch;
  margin: 0 auto;
  font-size: var(--fs-xs);
  line-height: 1.7;
  color: #8A94A5;
}

/* ------------------------------------------------------- SCROLL REVEAL */
/* Scoped to .js (set by an inline snippet in <head>) so that with scripting
   disabled the content is simply visible rather than stuck at opacity 0. */
.js .reveal {
  opacity: 0;
  transform: translateY(18px);
  transition: opacity .75s var(--ease), transform .75s var(--ease);
  will-change: opacity, transform;
}
.js .reveal.is-visible { opacity: 1; transform: none; }

/* --------------------------------------------------- WORDMARK FALLBACK */
/* Substituted by script.js if a logo PNG fails to load. */
.wordmark-fallback {
  font-family: var(--font-head);
  font-size: var(--fs-base);
  font-weight: 500;
  letter-spacing: .28em;
  text-transform: uppercase;
  color: var(--white);
  white-space: nowrap;
}
.hero .wordmark-fallback {
  display: block;
  font-size: clamp(var(--fs-md), 3vw, var(--fs-lg));
  margin-bottom: var(--sp-4);
}
.site-footer .wordmark-fallback { display: block; margin-bottom: var(--sp-4); }

/* ------------------------------------------------------------ BREAKPOINTS */

/* --- Mobile nav (below 860px) --- */
@media (max-width: 859px) {
  .nav-toggle { display: inline-flex; }

  .primary-nav {
    position: fixed;
    inset: var(--header-h) 0 auto 0;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    padding: var(--sp-1) var(--gutter) var(--sp-4);
    background: rgba(15, 24, 41, .98);
    backdrop-filter: blur(12px);
    -webkit-backdrop-filter: blur(12px);
    border-bottom: 1px solid var(--navy-soft);

    opacity: 0;
    visibility: hidden;
    transform: translateY(-10px);
    transition: opacity .3s var(--ease), transform .3s var(--ease), visibility .3s;
  }
  .primary-nav.is-open { opacity: 1; visibility: visible; transform: none; }

  .site-header.is-scrolled .primary-nav { top: var(--header-h-sm); }

  .primary-nav ul { flex-direction: column; align-items: stretch; gap: 0; }
  .primary-nav li { border-bottom: 1px solid rgba(35, 50, 79, .8); }

  .primary-nav a:not(.btn) {
    display: block;
    padding: var(--sp-3) 0;
    font-size: var(--fs-sm);
  }
  .primary-nav a:not(.btn)::after { display: none; }

  .nav-cta { margin-top: var(--sp-3); width: 100%; }

  body.nav-open { overflow: hidden; }
}

/* --- Narrower than the designed headline break --- */
@media (max-width: 430px) {
  /* Drop the hard <br> and let `balance` find a better split than
     "Multifamily real / estate,". */
  .hero-title br { display: none; }
}

/* --- Small phones --- */
@media (max-width: 400px) {
  .brand-tag { display: none; }
  .brand-name { font-size: var(--fs-sm); letter-spacing: .14em; }
  .btn-row .btn { flex: 1 1 100%; }
}

/* --- Tablet --- */
@media (min-width: 620px) {
  .cards { grid-template-columns: repeat(2, 1fr); }

  .strip { grid-template-columns: repeat(3, 1fr); }
  .strip-item img { aspect-ratio: 4 / 3; }
}

/* --- Desktop --- */
@media (min-width: 860px) {
  .nav-toggle { display: none; }

  .about-grid { grid-template-columns: 1fr 1fr; }
  .about-grid .about-figure { order: 2; }

  .contact-grid { grid-template-columns: 1fr 1.05fr; }
}

@media (min-width: 1040px) {
  .cards { grid-template-columns: repeat(4, 1fr); }

  /* Four across leaves a narrow column. Trimming the side padding (keeping
     the vertical) buys the ~25px that stops "Day-one cash flow" breaking
     onto two lines while its three neighbours stay on one. */
  .card { padding: var(--sp-4) var(--sp-3); }
}

/* No `background-attachment: fixed` parallax here on purpose: it forces the
   backdrop onto a separate compositing layer, which causes dropped paints
   while scrolling and blank frames in headless capture. */

/* ------------------------------------------------------- REDUCED MOTION */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }

  *, *::before, *::after {
    animation-duration: .01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .01ms !important;
    scroll-behavior: auto !important;
  }

  .js .reveal { opacity: 1; transform: none; }
  .card:hover { transform: none; }
  .strip-item:hover img { transform: none; }
}

/* -------------------------------------------------------------- PRINT */
@media print {
  .site-header, .nav-toggle, .btn-row, .contact-form { display: none; }
  body { color: #000; background: #fff; }
  .hero, .band { min-height: auto; background: #fff; }
  .hero-title, .hero-sub, .band-copy, .band-title { color: #000; }
}