/* Simmons & Co. — minimalist listing-style cards */

:root {
  /* One canvas color site-wide + grain (see html/body) */
  --page-bg: #f5f4f1;
  --grain-tile: url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='g'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23g)' opacity='0.22'/%3E%3C/svg%3E");
  /* Slightly lifted surfaces only (cards, panels)—still harmonize with --page-bg */
  --surface: color-mix(in srgb, var(--page-bg) 72%, #ffffff);
  --surface-strong: color-mix(in srgb, var(--page-bg) 58%, #ffffff);
  --ink: #222222;
  --ink-muted: #717171;
  --accent: #8b3a2e;
  --accent-soft: #c17a6a;
  --gold: #8b7355;
  --cream: #ffffff;
  --shadow: rgba(0, 0, 0, 0.08);
  --shadow-hover: rgba(0, 0, 0, 0.12);
  --radius-sm: 8px;
  --radius-photo: 12px;
  --radius-photo-hero: 16px;
  --font-display: "Fraunces", Georgia, serif;
  --font-body: "IBM Plex Sans", system-ui, sans-serif;
  --ease-out: cubic-bezier(0.22, 1, 0.36, 1);
}

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

html {
  scroll-behavior: smooth;
  background-color: var(--page-bg);
  min-height: 100%;
}

body {
  position: relative;
  z-index: 1;
  margin: 0;
  font-family: var(--font-body);
  font-size: 1.0625rem;
  line-height: 1.65;
  color: var(--ink);
  background-color: transparent;
  background-image: var(--grain-tile);
  background-repeat: repeat;
  background-size: 280px 280px;
  background-attachment: fixed;
  overflow-x: hidden;
}

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

a {
  color: var(--accent);
  text-decoration-thickness: 1px;
  text-underline-offset: 3px;
}

a:hover {
  color: var(--ink);
}

.skip-link {
  position: absolute;
  left: -9999px;
  top: 0.5rem;
  z-index: 1000;
  padding: 0.5rem 1rem;
  background: var(--ink);
  color: var(--cream);
}

.skip-link:focus {
  left: 0.5rem;
}

/* Header — in document flow: top of the page, scrolls away (does not pin to the viewport) */

.site-header {
  position: static;
  background: transparent;
  border-bottom: 1px solid transparent;
  backdrop-filter: none;
  -webkit-backdrop-filter: none;
  transition:
    background 0.22s var(--ease-out),
    border-color 0.22s var(--ease-out),
    backdrop-filter 0.22s var(--ease-out);
}

/* Line + glass only after scroll, or when mobile nav is open at top of page */
.site-header.is-scrolled,
.site-header.is-nav-open {
  background: color-mix(in srgb, var(--page-bg) 88%, transparent);
  border-bottom-color: color-mix(in srgb, var(--ink) 8%, transparent);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
}

.site-header__inner {
  max-width: 1400px;
  margin: 0 auto;
  padding: 1rem 1.5rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
}

.logo {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 1.15rem;
  letter-spacing: -0.02em;
  color: var(--ink);
  text-decoration: none;
}

.logo__mark {
  color: var(--accent);
  margin-right: 0.15em;
  font-size: 0.85em;
}

.logo__accent {
  color: var(--accent);
}

.nav {
  display: none;
  gap: 2rem;
  align-items: center;
}

.nav a {
  font-size: 0.9rem;
  font-weight: 500;
  color: var(--ink-muted);
  text-decoration: none;
}

.nav a:hover {
  color: var(--ink);
}

.nav a[aria-current="page"] {
  color: var(--ink);
  font-weight: 600;
}

.nav__cta {
  padding: 0.5rem 1rem;
  border: 1px solid color-mix(in srgb, var(--ink) 18%, transparent);
  border-radius: 999px;
  color: var(--ink) !important;
}

.nav__cta:hover {
  background: var(--ink);
  color: var(--cream) !important;
}

.nav-toggle {
  display: flex;
  flex-direction: column;
  justify-content: center;
  gap: 6px;
  width: 44px;
  height: 44px;
  padding: 0;
  border: none;
  background: transparent;
  cursor: pointer;
}

.nav-toggle span {
  display: block;
  height: 2px;
  width: 22px;
  background: var(--ink);
}

.mobile-nav {
  display: flex;
  flex-direction: column;
  padding: 0 1.5rem 1.25rem;
  gap: 0.75rem;
  border-bottom: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
}

.mobile-nav a {
  font-weight: 500;
  color: var(--ink);
  text-decoration: none;
}

.mobile-nav a[aria-current="page"] {
  font-weight: 600;
}

.mobile-nav[hidden] {
  display: none;
}

@media (min-width: 880px) {
  .nav {
    display: flex;
  }
  .nav-toggle {
    display: none;
  }
  .mobile-nav {
    display: none !important;
  }
}

/* Hero — Airbnb-adjacent: airy, photo-forward, soft UI */

.hero {
  position: relative;
  min-height: min(85vh, 820px);
  padding: 2.5rem 1.5rem 3.5rem;
  max-width: 1280px;
  margin: 0 auto;
}

.hero__inner {
  position: relative;
  z-index: 1;
  display: grid;
  gap: 2rem;
  align-items: center;
}

@media (max-width: 959px) {
  .hero__figure {
    order: -1;
  }

  .hero__inner {
    grid-template-columns: 1fr;
  }
}

@media (min-width: 960px) {
  .hero__inner {
    grid-template-columns: minmax(0, 1fr) minmax(320px, 1fr);
    gap: 3rem 4rem;
    align-items: center;
  }
}

.hero__content {
  position: relative;
  z-index: 1;
}

.hero__badge {
  display: inline-block;
  font-size: 0.8125rem;
  font-weight: 500;
  color: var(--ink-muted);
  margin: 0 0 1rem;
  padding: 0.35rem 0.85rem;
  background: var(--surface-strong);
  border: 1px solid color-mix(in srgb, var(--ink) 10%, transparent);
  border-radius: 999px;
  box-shadow: 0 1px 2px var(--shadow);
}

.hero__title {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(2rem, 4.5vw, 2.75rem);
  line-height: 1.15;
  letter-spacing: -0.02em;
  margin: 0 0 1.25rem;
  color: var(--ink);
  max-width: 22ch;
}

.hero__title em {
  font-style: italic;
  font-weight: 500;
  color: var(--accent);
}

.hero__lede {
  max-width: 28rem;
  margin: 0 0 1.75rem;
  color: var(--ink-muted);
  font-size: 1.0625rem;
  line-height: 1.55;
}

.hero__actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
}

.hero__trust {
  list-style: none;
  margin: 1.75rem 0 0;
  padding: 0;
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem 1rem;
  font-size: 0.875rem;
  color: var(--ink-muted);
}

.hero__trust li {
  display: inline-flex;
  align-items: center;
  gap: 0.4rem;
}

.hero__trust li::before {
  content: "";
  width: 5px;
  height: 5px;
  border-radius: 50%;
  background: var(--accent);
  opacity: 0.6;
}

.hero__figure {
  margin: 0;
  position: relative;
  z-index: 1;
  width: 100%;
  max-width: 560px;
  margin-left: auto;
  margin-right: auto;
}

@media (min-width: 960px) {
  .hero__figure {
    margin-left: auto;
    margin-right: 0;
    max-width: none;
  }
}

/* Partner logo reel — <ul> has two identical sets of logos; -50% = one set, seamless loop. */
.partners {
  padding: 0 0 3.25rem;
  margin: 0 auto;
  max-width: none;
}

.partners__head {
  max-width: 1280px;
  margin: 0 auto;
  padding: 0 1.5rem;
  text-align: center;
}

.partners__label {
  margin: 0 0 1.35rem;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--ink-muted);
}

.partners__viewport {
  position: relative;
  overflow: hidden;
  padding: 0.75rem 0;
  background: color-mix(in srgb, var(--ink) 2.2%, var(--page-bg));
  mask-image: linear-gradient(
    90deg,
    transparent 0%,
    #000 5%,
    #000 95%,
    transparent 100%
  );
  -webkit-mask-image: linear-gradient(
    90deg,
    transparent 0%,
    #000 5%,
    #000 95%,
    transparent 100%
  );
}

.partners__track {
  position: relative;
  z-index: 0;
  width: max-content;
}

.partners__row {
  list-style: none;
  margin: 0;
  padding: 0.15rem 0;
  display: flex;
  width: max-content;
  flex-wrap: nowrap;
  align-items: center;
  gap: 2.25rem;
  animation: partners-marquee 50s linear infinite;
  will-change: transform;
  filter: grayscale(1);
}

.partners__item {
  margin: 0;
  flex: 0 0 auto;
}

.partners__img {
  display: block;
  width: clamp(4.5rem, 20vw, 7.5rem);
  height: 2.75rem;
  object-fit: contain;
  object-position: left center;
  border-radius: 4px;
  opacity: 0.95;
  box-shadow: 0 1px 2px var(--shadow);
}

.partners__img--seal {
  width: 3rem;
  height: 3rem;
  max-width: none;
  border-radius: 50%;
  object-fit: contain;
  background: color-mix(in srgb, var(--page-bg) 70%, #fff);
  box-shadow: 0 1px 3px var(--shadow);
}

.partners__wordmark {
  display: block;
  font-family: var(--font-body);
  font-size: clamp(0.875rem, 2.2vw, 1rem);
  font-weight: 600;
  letter-spacing: 0.05em;
  color: var(--ink);
  white-space: nowrap;
  opacity: 0.92;
}

@keyframes partners-marquee {
  0% {
    transform: translate3d(0, 0, 0);
  }
  100% {
    transform: translate3d(-50%, 0, 0);
  }
}

@media (prefers-reduced-motion: reduce) {
  .partners__track {
    width: 100% !important;
    max-width: 900px;
    margin: 0 auto;
    padding: 0 1.5rem;
  }

  .partners__row {
    animation: none;
    flex-wrap: wrap;
    width: 100% !important;
    max-width: 900px;
    justify-content: center;
  }

  .partners__row .partners__item[aria-hidden="true"] {
    display: none;
  }
}

/* Photo cards — rounded, no heavy border (listing-style) */

.photo-card {
  position: relative;
  width: 100%;
  overflow: hidden;
  border-radius: var(--radius-photo);
  background: var(--surface);
  box-shadow: 0 6px 20px var(--shadow);
  transition: box-shadow 0.3s var(--ease-out), transform 0.3s var(--ease-out);
}

.photo-card--hero {
  border-radius: var(--radius-photo-hero);
  box-shadow: 0 8px 28px var(--shadow), 0 2px 8px var(--shadow);
}

.photo-card__img,
.photo-card img {
  width: 100%;
  height: auto;
  display: block;
  object-fit: cover;
}

.photo-card--hero .photo-card__img,
.photo-card--hero img {
  aspect-ratio: 1 / 1;
  object-position: center;
}

.photo-card--tile img {
  aspect-ratio: 4 / 3;
}

.frame--piece:hover .frame__media-wrap,
.frame--piece:focus-within .frame__media-wrap {
  transform: translateY(-2px);
  box-shadow: 0 6px 24px var(--shadow-hover);
}

.frame__open:focus-visible {
  outline: 2px solid var(--ink);
  outline-offset: 4px;
  border-radius: 4px;
}

.frame__media-wrap {
  position: relative;
  border-radius: var(--radius-photo);
  overflow: hidden;
  box-shadow: 0 6px 20px var(--shadow);
  transition: transform 0.25s var(--ease-out), box-shadow 0.25s var(--ease-out);
  background: var(--surface);
}

.frame__open--media {
  position: absolute;
  inset: 0;
  z-index: 0;
  margin: 0;
  padding: 0;
  border: none;
  background: transparent;
  cursor: pointer;
}

.frame__carousel {
  position: relative;
  z-index: 1;
  pointer-events: none;
}

.frame__slides {
  position: relative;
  aspect-ratio: 4 / 3;
  background: var(--surface);
}

.frame__slide {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  pointer-events: none;
  opacity: 0;
  transition: opacity 0.35s var(--ease-out);
}

.frame__slide.is-active {
  z-index: 1;
  opacity: 1;
}

.frame__chrome {
  position: absolute;
  inset: 0;
  z-index: 2;
  pointer-events: none;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 0 0.2rem;
}

.frame__car-btn {
  pointer-events: auto;
  flex-shrink: 0;
  width: 2.5rem;
  height: 2.5rem;
  padding: 0;
  border: none;
  border-radius: 0;
  background: transparent;
  color: rgba(255, 255, 255, 0.95);
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: opacity 0.2s var(--ease-out), transform 0.2s var(--ease-out);
}

.frame__icon {
  display: block;
  filter: drop-shadow(0 1px 2px rgba(0, 0, 0, 0.55)) drop-shadow(0 0 8px rgba(0, 0, 0, 0.25));
}

.frame__car-btn:hover {
  opacity: 0.9;
  transform: scale(1.06);
}

.frame__car-btn:focus-visible {
  outline: 2px solid var(--cream);
  outline-offset: 3px;
  border-radius: 4px;
  opacity: 1;
}

.frame__count {
  position: absolute;
  right: 0.5rem;
  bottom: 0.45rem;
  margin: 0;
  z-index: 2;
  pointer-events: none;
  padding: 0;
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 0.1em;
  font-variant-numeric: tabular-nums;
  color: rgba(255, 255, 255, 0.88);
  text-shadow: 0 1px 2px rgba(0, 0, 0, 0.65), 0 0 20px rgba(0, 0, 0, 0.35);
  background: none;
  box-shadow: none;
  border: none;
}

/* Buttons */

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 0.7rem 1.4rem;
  font-family: var(--font-body);
  font-size: 0.9rem;
  font-weight: 600;
  border-radius: 999px;
  border: none;
  cursor: pointer;
  text-decoration: none;
  transition: transform 0.2s var(--ease-out), background 0.2s, color 0.2s, box-shadow 0.2s;
}

.btn--primary {
  background: var(--ink);
  color: var(--cream);
  box-shadow: 0 2px 8px var(--shadow);
}

.btn--primary:hover {
  transform: translateY(-1px);
  background: color-mix(in srgb, var(--ink) 92%, white);
  color: var(--cream);
  box-shadow: 0 4px 14px var(--shadow-hover);
}

.btn--ghost {
  background: var(--cream);
  color: var(--ink);
  border: 1px solid color-mix(in srgb, var(--ink) 22%, transparent);
}

.btn--ghost:hover {
  background: var(--surface);
  border-color: var(--ink);
}

.btn--full {
  width: 100%;
}

/* Section titles */

.section-title {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(2rem, 4vw, 3rem);
  line-height: 1.1;
  letter-spacing: -0.02em;
  margin: 0;
}

.section-title__line {
  display: block;
}

.section-title__line--accent {
  font-style: italic;
  font-weight: 500;
  color: var(--accent);
}

.section-title--light {
  color: var(--cream);
}

.section-title--light .section-title__line--accent {
  color: color-mix(in srgb, var(--cream) 85%, var(--gold));
}

/* Services: same page canvas as rest of site (titles read as dark) */
.services .section-title--light {
  color: var(--ink);
}

.services .section-title--light .section-title__line--accent {
  color: var(--accent);
}

/* Collection */

.collection {
  padding: 4rem 1.5rem 5rem;
  max-width: 1500px;
  margin: 0 auto;
}

.collection__intro {
  max-width: 560px;
  margin: 0 auto 3rem;
  text-align: center;
}

.collection__copy {
  color: var(--ink-muted);
  margin: 1rem 0 0;
}

/* Portfolio — symmetrical salon grid + matching frames */

.gallery-grid {
  display: grid;
  gap: clamp(1.75rem, 3vw, 2.25rem);
  grid-template-columns: 1fr;
  justify-items: center;
  max-width: 1180px;
  margin: 0 auto;
}

@media (min-width: 640px) {
  .gallery-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
    justify-items: stretch;
  }
}

@media (min-width: 1024px) {
  .gallery-grid {
    grid-template-columns: repeat(3, minmax(0, 1fr));
  }
}

/* Frames */

.frame {
  position: relative;
  width: 100%;
  max-width: 420px;
}

@media (min-width: 640px) {
  .frame {
    max-width: none;
  }
}

.frame__open {
  display: block;
  width: 100%;
  padding: 0;
  margin: 0;
  border: none;
  background: none;
  cursor: pointer;
  text-align: left;
  font: inherit;
  color: inherit;
}

.photo-card--tile {
  transition: transform 0.25s var(--ease-out), box-shadow 0.25s var(--ease-out);
}

.frame--piece .frame__caption {
  text-align: left;
  padding-left: 0;
  margin-top: 0.75rem;
}

.frame__caption {
  margin-top: 1rem;
  padding-left: 0.25rem;
}

.frame__id {
  font-size: 0.75rem;
  font-weight: 500;
  color: var(--ink-muted);
  letter-spacing: 0.01em;
}

.frame__title {
  font-family: var(--font-body);
  font-size: 1rem;
  font-weight: 600;
  margin: 0.2rem 0 0.15rem;
  color: var(--ink);
  line-height: 1.3;
}

.frame__meta {
  font-size: 0.875rem;
  color: var(--ink-muted);
  margin: 0;
  font-weight: 400;
}

.collection__footnote {
  margin-top: 3.5rem;
  max-width: 36rem;
  margin-left: auto;
  margin-right: auto;
  text-align: center;
  font-size: 0.95rem;
  color: var(--ink-muted);
}

/* Services */

.services {
  background: transparent;
  color: var(--ink);
  padding: 4rem 1.5rem 5rem;
  position: relative;
  border-top: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
  border-bottom: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
}

.services__header {
  max-width: 1200px;
  margin: 0 auto 3rem;
  position: relative;
}

.services__list {
  list-style: none;
  margin: 0 auto;
  padding: 0;
  max-width: 1200px;
  display: grid;
  gap: 1.5rem;
  position: relative;
}

@media (min-width: 720px) {
  .services__list {
    grid-template-columns: repeat(2, 1fr);
  }
}

.service-card {
  background: var(--surface-strong);
  border: 1px solid color-mix(in srgb, var(--ink) 10%, transparent);
  padding: 1.75rem 1.5rem;
  border-radius: var(--radius-sm);
  transition: background 0.25s, box-shadow 0.25s;
  box-shadow: 0 2px 10px var(--shadow);
}

.service-card:hover {
  background: color-mix(in srgb, var(--surface-strong) 92%, #ffffff);
  box-shadow: 0 4px 16px var(--shadow-hover);
}

.service-card__num {
  font-family: var(--font-display);
  font-size: 0.85rem;
  color: var(--accent);
  letter-spacing: 0.1em;
}

.service-card h3 {
  font-family: var(--font-display);
  font-size: 1.2rem;
  font-weight: 600;
  margin: 0.5rem 0 0.75rem;
}

.service-card p {
  margin: 0;
  font-size: 0.95rem;
  color: var(--ink-muted);
  line-height: 1.6;
}

/* Approach */

.approach {
  padding: 4.5rem 1.5rem;
  max-width: 1100px;
  margin: 0 auto;
}

.approach__layout {
  display: grid;
  gap: 2rem;
}

@media (min-width: 800px) {
  .approach__layout {
    grid-template-columns: minmax(200px, 280px) 1fr;
    gap: 3rem;
    align-items: start;
  }

  .approach__sticky {
    position: sticky;
    top: 6rem;
  }
}

.approach__content p {
  color: var(--ink-muted);
  margin: 0 0 1.25rem;
}

.pullquote {
  margin: 0 0 1.5rem;
  padding: 1.5rem 0 1.5rem 1.25rem;
  border-left: 3px solid var(--accent);
  font-family: var(--font-display);
  font-size: 1.35rem;
  line-height: 1.45;
  font-style: italic;
  color: var(--ink);
}

.pullquote p {
  margin: 0;
  color: inherit;
}

/* Future — brokerage, development & construction */

.future {
  padding: 4rem 1.5rem 4.5rem;
  background: transparent;
  border-top: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
  border-bottom: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
}

.future__inner {
  max-width: 1100px;
  margin: 0 auto;
}

.future__header {
  max-width: 38rem;
  margin-bottom: 2rem;
}

.future__lede {
  margin: 1rem 0 0;
  font-size: 1.0625rem;
  line-height: 1.55;
  color: var(--ink-muted);
}

.future__grid {
  list-style: none;
  margin: 0;
  padding: 0;
  display: grid;
  gap: 1.25rem;
}

@media (min-width: 720px) {
  .future__grid {
    grid-template-columns: repeat(3, minmax(0, 1fr));
  }
}

.future-card {
  margin: 0;
  padding: 1.5rem 1.35rem;
  background: var(--surface-strong);
  border: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
  border-radius: var(--radius-photo);
  box-shadow: 0 2px 12px var(--shadow);
}

.future-card__phase {
  margin: 0 0 0.35rem;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--accent);
}

.future-card__title {
  font-family: var(--font-display);
  font-size: 1.2rem;
  font-weight: 600;
  margin: 0 0 0.65rem;
  color: var(--ink);
}

.future-card__text {
  margin: 0;
  font-size: 0.9375rem;
  line-height: 1.55;
  color: var(--ink-muted);
}

.future__note {
  margin: 2rem 0 0;
  max-width: 40rem;
  font-size: 0.9375rem;
  line-height: 1.55;
  color: var(--ink-muted);
}

/* Contact */

.contact {
  padding: 3rem 1.5rem 5rem;
  background: transparent;
}

.contact__panel {
  position: relative;
  overflow: hidden;
  max-width: 560px;
  margin: 0 auto;
  padding: 2.5rem 2rem;
  background: var(--surface-strong);
  border: 1px solid color-mix(in srgb, var(--ink) 10%, transparent);
  border-radius: var(--radius-photo-hero);
  box-shadow: 0 8px 28px var(--shadow);
}

.contact__title {
  font-family: var(--font-display);
  font-size: 1.75rem;
  margin: 0 0 0.75rem;
}

.contact__text {
  color: var(--ink-muted);
  margin: 0 0 1.75rem;
  font-size: 0.98rem;
}

.contact__form {
  position: relative;
  display: grid;
  gap: 1rem;
}

@media (min-width: 520px) {
  .contact__form {
    grid-template-columns: 1fr 1fr;
  }
  .field--full {
    grid-column: 1 / -1;
  }
  .contact__form > .btn--full {
    grid-column: 1 / -1;
  }
}

.field {
  display: flex;
  flex-direction: column;
  gap: 0.35rem;
}

.field__label {
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--ink-muted);
}

.field input,
.field textarea {
  font-family: var(--font-body);
  font-size: 1rem;
  padding: 0.65rem 0.75rem;
  border: 1px solid color-mix(in srgb, var(--ink) 18%, transparent);
  border-radius: var(--radius-sm);
  background: white;
}

.field input:focus,
.field textarea:focus {
  outline: 2px solid var(--accent);
  outline-offset: 1px;
  border-color: transparent;
}

.field textarea {
  resize: vertical;
  min-height: 100px;
}

.contact__note {
  margin: 1rem 0 0;
  font-size: 0.8rem;
  color: var(--ink-muted);
}

.contact__form-outer {
  margin: 0;
}

.contact__error {
  margin: 0 0 1rem;
  padding: 0.65rem 0.75rem;
  font-size: 0.9rem;
  line-height: 1.4;
  color: var(--ink);
  background: color-mix(in srgb, var(--accent) 12%, var(--cream));
  border: 1px solid color-mix(in srgb, var(--accent) 35%, transparent);
  border-radius: var(--radius-sm);
}

.contact--sent {
  /* Whole section: single breath of warmth when the form lands */
  animation: contactSectionAck 1.1s var(--ease-out) both;
}

@keyframes contactSectionAck {
  0% {
    filter: none;
  }
  35% {
    filter: drop-shadow(0 0 28px color-mix(in srgb, var(--gold) 24%, transparent));
  }
  100% {
    filter: none;
  }
}

.contact__thanks {
  position: relative;
  text-align: center;
  padding: 0.25rem 0 0.5rem;
}

.contact__panel--sent .contact__stage {
  display: none;
}

.contact__panel--sent .contact__thanks:not([hidden]) {
  animation: contactThanksReveal 0.85s var(--ease-out) both;
}

.contact__panel--sent .contact__thanks:not([hidden])::before {
  content: "";
  position: absolute;
  left: 1.5rem;
  right: 1.5rem;
  top: 0;
  height: 1px;
  background: linear-gradient(
    90deg,
    transparent 0%,
    color-mix(in srgb, var(--accent) 45%, transparent) 22%,
    color-mix(in srgb, var(--gold) 50%, transparent) 50%,
    color-mix(in srgb, var(--accent) 45%, transparent) 78%,
    transparent 100%
  );
  transform: scaleX(0);
  transform-origin: 50% 50%;
  animation: contactRibbonIn 0.9s 0.12s var(--ease-out) forwards;
}

.contact__panel--pending .btn--primary {
  pointer-events: none;
  opacity: 0.78;
  cursor: wait;
}

@keyframes contactRibbonIn {
  to {
    transform: scaleX(1);
  }
}

@keyframes contactThanksReveal {
  from {
    opacity: 0;
    transform: translateY(0.4rem) scale(0.99);
  }
  to {
    opacity: 1;
    transform: translateY(0) scale(1);
  }
}

.contact__thanks-ornament {
  font-family: var(--font-display);
  font-size: 0.7rem;
  color: var(--accent-soft);
  margin: 0 0 0.35rem;
  letter-spacing: 0.2em;
  animation: contactOrnament 2.2s 0.4s var(--ease-out) both;
}

.contact__thanks-kicker {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--ink-muted);
  margin: 0 0 0.6rem;
  animation: contactThanksLine 0.7s 0.15s var(--ease-out) both;
}

.contact__thanks-title {
  font-family: var(--font-display);
  font-size: 1.55rem;
  font-weight: 500;
  line-height: 1.2;
  margin: 0 0 0.9rem;
  color: var(--ink);
  animation: contactThanksLine 0.7s 0.28s var(--ease-out) both;
}

.contact__thanks-poem {
  font-family: var(--font-display);
  font-style: italic;
  font-size: 1.02rem;
  line-height: 1.5;
  color: var(--accent);
  margin: 0 0 1.1rem;
  max-width: 26rem;
  margin-left: auto;
  margin-right: auto;
  animation: contactThanksLine 0.7s 0.42s var(--ease-out) both;
}

.contact__thanks-line {
  font-size: 0.95rem;
  line-height: 1.6;
  color: var(--ink-muted);
  margin: 0 0 1rem;
  max-width: 28rem;
  margin-left: auto;
  margin-right: auto;
  animation: contactThanksLine 0.7s 0.55s var(--ease-out) both;
}

.contact__thanks-signoff {
  font-family: var(--font-display);
  font-size: 0.95rem;
  color: var(--ink-muted);
  margin: 0;
  font-style: normal;
  animation: contactThanksLine 0.7s 0.68s var(--ease-out) both;
}

@keyframes contactThanksLine {
  from {
    opacity: 0;
    transform: translateY(0.35rem);
  }
  to {
    opacity: 1;
    transform: translateY(0);
  }
}

@keyframes contactOrnament {
  from {
    opacity: 0;
    transform: scale(0.6) rotate(-12deg);
  }
  to {
    opacity: 1;
    transform: scale(1) rotate(0deg);
  }
}

@media (prefers-reduced-motion: reduce) {
  .contact--sent {
    animation: none;
  }

  .contact__panel--sent .contact__thanks:not([hidden]) {
    animation: none;
    opacity: 1;
    transform: none;
  }

  .contact__panel--sent .contact__thanks:not([hidden])::before {
    transform: none;
    animation: none;
  }

  .contact__thanks-ornament,
  .contact__thanks-kicker,
  .contact__thanks-title,
  .contact__thanks-poem,
  .contact__thanks-line,
  .contact__thanks-signoff {
    animation: none !important;
    opacity: 1;
    transform: none;
  }

}

/* Testimonials (home) — aligned with .future: inner width + header block */

.testimonials {
  padding: 4rem 1.5rem 4.5rem;
  background: transparent;
  border-top: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
  border-bottom: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
}

.testimonials__inner {
  max-width: 1100px;
  margin: 0 auto;
}

.testimonials__header {
  max-width: 38rem;
  margin-bottom: 2rem;
}

.testimonials__lede {
  margin: 1rem 0 0;
  font-size: 1.0625rem;
  line-height: 1.55;
  color: var(--ink-muted);
}

.testimonials__grid {
  list-style: none;
  margin: 0;
  padding: 0;
  display: grid;
  gap: 1.25rem;
}

@media (min-width: 720px) {
  .testimonials__grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

.testimonials__note {
  margin: 2rem 0 0;
  max-width: 40rem;
  font-size: 0.9375rem;
  line-height: 1.55;
  color: var(--ink-muted);
}

.testimonials__note a {
  color: var(--accent);
  font-weight: 500;
}

.testimonials__note a:hover {
  color: var(--ink);
}

.testimonial-card {
  margin: 0;
  padding: 1.5rem 1.35rem;
  background: var(--surface-strong);
  border: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
  border-radius: var(--radius-photo);
  box-shadow: 0 2px 12px var(--shadow);
}

.testimonial-card__quote {
  margin: 0 0 1.1rem;
  font-family: var(--font-display);
  font-size: 1.05rem;
  font-style: italic;
  line-height: 1.45;
  color: var(--ink);
}

.testimonial-card__byline {
  display: flex;
  flex-direction: column;
  gap: 0.2rem;
  font-size: 0.875rem;
}

.testimonial-card__name {
  font-weight: 600;
  color: var(--ink);
}

.testimonial-card__role {
  color: var(--ink-muted);
}

/* Client stories (about page) */

.about-testimonials {
  margin-top: 2rem;
  padding-top: 2rem;
  border-top: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
}

.about-testimonials__intro {
  margin: 0 0 2rem;
  color: var(--ink-muted);
  line-height: 1.6;
}

.story-detail {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1.25rem;
  margin: 0 0 2.25rem;
  padding-bottom: 2.25rem;
  border-bottom: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
  align-items: start;
}

@media (min-width: 560px) {
  .story-detail {
    grid-template-columns: 108px minmax(0, 1fr);
  }
}

.story-detail:last-of-type {
  margin-bottom: 0;
  padding-bottom: 0;
  border-bottom: none;
}

.story-detail__photo {
  width: 100px;
  height: 100px;
  border-radius: 50%;
  object-fit: cover;
  justify-self: center;
  box-shadow: 0 4px 16px var(--shadow);
}

@media (min-width: 560px) {
  .story-detail__photo {
    width: 108px;
    height: 108px;
    justify-self: start;
  }
}

.story-detail__pull {
  margin: 0 0 0.45rem;
  font-family: var(--font-display);
  font-size: 1.15rem;
  font-style: italic;
  line-height: 1.4;
  color: var(--ink);
}

.story-detail__name {
  margin: 0 0 1rem;
  font-weight: 600;
  font-size: 0.9rem;
  color: var(--ink);
}

.story-detail__body p:last-child {
  margin-bottom: 0;
}

/* Footer — band + accent, calm grid */

.site-footer {
  position: relative;
  margin-top: 1.5rem;
  padding: 0;
  border: none;
  background: color-mix(in srgb, var(--ink) 2.4%, var(--page-bg));
  box-shadow: inset 0 1px 0 color-mix(in srgb, #ffffff 55%, transparent);
}

.site-footer::before {
  content: "";
  position: absolute;
  top: 0;
  left: 0;
  right: 0;
  height: 2px;
  background: linear-gradient(
    90deg,
    transparent 0%,
    color-mix(in srgb, var(--accent) 55%, transparent) 18%,
    color-mix(in srgb, var(--gold) 40%, transparent) 50%,
    color-mix(in srgb, var(--accent) 45%, transparent) 82%,
    transparent 100%
  );
  pointer-events: none;
}

.site-footer__inner {
  max-width: 1150px;
  margin: 0 auto;
  padding: 3.25rem 1.5rem 1.75rem;
}

.site-footer__grid {
  display: grid;
  gap: clamp(1.75rem, 3vw, 2.5rem) 1.5rem;
  margin-bottom: 0;
  text-align: left;
}

@media (min-width: 800px) {
  .site-footer__grid {
    grid-template-columns: minmax(0, 1.3fr) repeat(3, minmax(0, 1fr));
    gap: 2rem 2rem;
    align-items: start;
  }
}

.site-footer__col--brand {
  max-width: 22rem;
}

@media (min-width: 1000px) {
  .site-footer__col--brand {
    padding-right: 2.25rem;
    margin-right: 0.5rem;
    border-right: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
  }
}

.site-footer__brand {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(1.15rem, 2vw, 1.3rem);
  letter-spacing: -0.02em;
  margin: 0;
  line-height: 1.2;
  color: var(--ink);
}

.site-footer__tagline {
  margin: 0.5rem 0 0;
  max-width: 20rem;
  font-size: 0.9rem;
  line-height: 1.5;
  color: var(--ink-muted);
  font-weight: 400;
}

.site-footer__credentials {
  margin-top: 1.25rem;
  padding-top: 1.25rem;
  border-top: 1px solid color-mix(in srgb, var(--ink) 7%, transparent);
}

.site-footer__marks {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 0.85rem 1.25rem;
}

.site-footer__realtor-img {
  display: block;
  height: auto;
  max-height: 2.75rem;
  max-width: 10rem;
  width: auto;
  object-fit: contain;
  object-position: 0 50%;
  opacity: 0.9;
}

/* EHO: dark mark on a light field (replaces mis-encoded bitmap that read as a black box) */
.site-footer__eho-wrap {
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  padding: 0.2rem 0.4rem;
  border-radius: 4px;
  background: #fff;
  box-shadow: 0 0 0 1px color-mix(in srgb, var(--ink) 9%, transparent);
}

.site-footer__eho-img {
  display: block;
  height: auto;
  max-height: 2.9rem;
  max-width: 2.4rem;
  width: auto;
  object-fit: contain;
  object-position: 50% 50%;
}

.site-footer__credentials-text {
  margin: 0.5rem 0 0;
  max-width: 20rem;
  font-size: 0.8rem;
  line-height: 1.4;
  color: var(--ink-muted);
}

@media (min-width: 800px) {
  .site-footer__realtor-img {
    max-height: 3rem;
    max-width: 11.5rem;
  }

  .site-footer__eho-img {
    max-height: 3rem;
    max-width: 2.5rem;
  }
}

.site-footer__label {
  margin: 0 0 0.75rem;
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: color-mix(in srgb, var(--ink) 45%, var(--ink-muted));
}

.site-footer__list {
  list-style: none;
  margin: 0;
  padding: 0;
  display: flex;
  flex-direction: column;
  gap: 0.4rem;
}

.site-footer__list a {
  color: var(--ink);
  text-decoration: none;
  font-weight: 500;
  font-size: 0.9375rem;
  line-height: 1.4;
  letter-spacing: -0.01em;
  border-bottom: 1px solid transparent;
  align-self: flex-start;
  padding-bottom: 0.1rem;
  transition:
    color 0.2s var(--ease-out),
    border-color 0.2s var(--ease-out),
    transform 0.22s var(--ease-out);
}

@media (prefers-reduced-motion: no-preference) {
  .site-footer__list a:hover {
    color: var(--accent);
    border-bottom-color: color-mix(in srgb, var(--accent) 40%, transparent);
    transform: translateX(2px);
  }
}

@media (prefers-reduced-motion: reduce) {
  .site-footer__list a:hover {
    color: var(--accent);
    text-decoration: underline;
    text-underline-offset: 3px;
  }
}

.site-footer__meta,
.site-footer__text {
  margin: 0.8rem 0 0;
  font-size: 0.88rem;
  line-height: 1.5;
  color: var(--ink-muted);
  max-width: 18rem;
}

/* Body sans + neutral letter-spacing — avoids Fraunces looking heavy small */
.site-footer__fine {
  margin: 2.25rem 0 0;
  padding: 1.5rem 0 0;
  border-top: 1px solid color-mix(in srgb, var(--ink) 7%, transparent);
  font-family: var(--font-body);
  font-weight: 400;
  font-size: clamp(0.88rem, 1.42vw, 1.02rem);
  letter-spacing: 0.01em;
  line-height: 1.35;
  text-align: center;
  text-transform: none;
  color: color-mix(in srgb, var(--ink-muted) 72%, var(--cream));
}

/* Lightbox */

.lightbox {
  position: fixed;
  inset: 0;
  z-index: 2000;
  display: grid;
  place-items: center;
  padding: 1rem;
}

.lightbox[hidden] {
  display: none;
}

.lightbox__backdrop {
  position: absolute;
  inset: 0;
  background: color-mix(in srgb, var(--ink) 65%, transparent);
  cursor: pointer;
  opacity: 0;
  transition: opacity 0.4s var(--ease-out);
}

.lightbox--visible .lightbox__backdrop {
  opacity: 1;
}

.lightbox__dialog {
  position: relative;
  z-index: 1;
  max-width: min(960px, 100%);
  max-height: 90vh;
  overflow: auto;
  background: var(--surface-strong);
  border: 1px solid color-mix(in srgb, var(--ink) 10%, transparent);
  border-radius: var(--radius-photo-hero);
  box-shadow: 0 24px 48px rgba(0, 0, 0, 0.18);
  opacity: 0;
  transform: translate3d(0, 0.9rem, 0) scale(0.985);
  transform-origin: 50% 30%;
  transition: opacity 0.44s var(--ease-out), transform 0.48s var(--ease-out);
}

.lightbox--visible .lightbox__dialog {
  opacity: 1;
  transform: none;
}

@media (prefers-reduced-motion: reduce) {
  .lightbox__backdrop,
  .lightbox__dialog {
    transition: none !important;
  }

  .lightbox:not([hidden]) .lightbox__backdrop,
  .lightbox:not([hidden]) .lightbox__dialog {
    opacity: 1;
    transform: none;
  }
}

.lightbox__close {
  position: absolute;
  top: 0.5rem;
  right: 0.65rem;
  width: 44px;
  height: 44px;
  border: none;
  background: transparent;
  font-size: 1.75rem;
  line-height: 1;
  cursor: pointer;
  color: var(--ink);
  z-index: 2;
}

.lightbox__close:hover {
  color: var(--accent);
}

.lightbox__body {
  display: grid;
  gap: 0;
  padding: 0;
}

@media (min-width: 720px) {
  .lightbox__body {
    grid-template-columns: minmax(0, 1.05fr) minmax(0, 1fr);
    align-items: stretch;
  }
}

.lightbox__media {
  position: relative;
  background: var(--surface);
  border-radius: var(--radius-photo-hero) var(--radius-photo-hero) 0 0;
  overflow: hidden;
}

@media (min-width: 720px) {
  .lightbox__media {
    border-radius: var(--radius-photo-hero) 0 0 var(--radius-photo-hero);
  }
}

.lightbox__nav {
  position: absolute;
  top: 50%;
  z-index: 2;
  width: 3rem;
  height: 3rem;
  margin-top: -1.5rem;
  border: none;
  border-radius: 0;
  background: transparent;
  color: rgba(255, 255, 255, 0.95);
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 0;
  transition: opacity 0.2s var(--ease-out), transform 0.2s var(--ease-out);
}

.lightbox__icon {
  display: block;
  filter: drop-shadow(0 1px 2px rgba(0, 0, 0, 0.5)) drop-shadow(0 0 10px rgba(0, 0, 0, 0.2));
}

.lightbox__nav:hover {
  opacity: 0.88;
  transform: scale(1.06);
}

.lightbox__nav--prev {
  left: 0.35rem;
}

.lightbox__nav--next {
  right: 0.35rem;
}

.lightbox__nav[hidden] {
  display: none;
}

.lightbox__nav:focus-visible {
  outline: 2px solid var(--ink);
  outline-offset: 3px;
  border-radius: 4px;
  opacity: 1;
}

.lightbox__photo-count {
  position: absolute;
  bottom: 0.55rem;
  left: 50%;
  transform: translateX(-50%);
  margin: 0;
  z-index: 2;
  padding: 0;
  font-size: 0.8rem;
  font-weight: 500;
  letter-spacing: 0.1em;
  font-variant-numeric: tabular-nums;
  color: rgba(255, 255, 255, 0.9);
  text-shadow: 0 1px 2px rgba(0, 0, 0, 0.65), 0 0 18px rgba(0, 0, 0, 0.35);
  background: none;
  box-shadow: none;
  border: none;
}

.lightbox__photo-count[hidden] {
  display: none;
}

.lightbox__img {
  position: relative;
  z-index: 0;
  width: 100%;
  height: auto;
  max-height: min(42vh, 360px);
  object-fit: cover;
  display: block;
}

@media (min-width: 720px) {
  .lightbox__img {
    max-height: min(70vh, 520px);
    min-height: 100%;
    object-fit: cover;
  }
}

.lightbox__panel {
  padding: 1.75rem 1.5rem 1.75rem;
  padding-top: 2.75rem;
}

.lightbox__region {
  margin: 0 0 0.35rem;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--ink-muted);
}

.lightbox__heading {
  font-family: var(--font-display);
  font-size: clamp(1.25rem, 2.5vw, 1.5rem);
  font-weight: 600;
  margin: 0 0 0.5rem;
  line-height: 1.25;
}

.lightbox__tagline {
  margin: 0 0 1.25rem;
  font-size: 0.95rem;
  color: var(--ink-muted);
  line-height: 1.45;
}

.lightbox__tagline[hidden] {
  display: none;
}

.lightbox__facts {
  display: grid;
  grid-template-columns: auto minmax(0, 1fr);
  gap: 0.4rem 1rem;
  margin: 0 0 1.25rem;
  padding: 1rem 0 0;
  border-top: 1px solid color-mix(in srgb, var(--ink) 10%, transparent);
  font-size: 0.875rem;
}

.lightbox__facts dt {
  margin: 0;
  font-weight: 600;
  color: var(--ink);
}

.lightbox__facts dd {
  margin: 0;
  color: var(--ink-muted);
}

.lightbox__story {
  font-size: 0.9375rem;
  line-height: 1.65;
  color: var(--ink);
}

.lightbox__story p {
  margin: 0 0 0.85rem;
}

.lightbox__story p:last-child {
  margin-bottom: 0;
}

.lightbox__future-block {
  margin-top: 1.35rem;
  padding-top: 1.1rem;
  border-top: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
}

.lightbox__future-block[hidden] {
  display: none;
}

.lightbox__future-title {
  margin: 0 0 0.6rem;
  font-family: var(--font-body);
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--ink-muted);
}

.lightbox__future {
  font-size: 0.9375rem;
  line-height: 1.65;
  color: var(--ink);
}

.lightbox__future p {
  margin: 0 0 0.75rem;
}

.lightbox__future p:last-child {
  margin-bottom: 0;
}

.lightbox__fallback {
  margin: 0;
  color: var(--ink-muted);
  font-size: 0.95rem;
}

body.lightbox-open {
  overflow: hidden;
}

/* About page */

.page-main {
  max-width: 720px;
  margin: 0 auto;
  padding: 2.5rem 1.5rem 4rem;
}

.page-hero {
  margin-bottom: 2.75rem;
}

.page-hero__eyebrow {
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink-muted);
  margin: 0 0 1rem;
}

.page-hero__title {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(1.75rem, 4vw, 2.25rem);
  line-height: 1.2;
  letter-spacing: -0.02em;
  margin: 0 0 1rem;
  color: var(--ink);
}

.page-hero__lede {
  margin: 0;
  font-size: 1.0625rem;
  line-height: 1.55;
  color: var(--ink-muted);
}

.page-content {
  border-top: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
  padding-top: 2rem;
}

.about-block {
  margin-bottom: 2rem;
}

.about-block__title {
  font-family: var(--font-display);
  font-size: 1.2rem;
  font-weight: 600;
  margin: 0 0 0.75rem;
  color: var(--ink);
}

.about-block p {
  margin: 0 0 1rem;
  color: var(--ink-muted);
  line-height: 1.65;
  font-size: 1rem;
}

.about-block p:last-child {
  margin-bottom: 0;
}

/* Team (about page) */

.about-team {
  margin-bottom: 2.5rem;
  padding: 1.75rem 1.35rem 1.5rem;
  background: var(--surface-strong);
  border-radius: var(--radius-photo);
  border: 1px solid color-mix(in srgb, var(--ink) 6%, transparent);
}

.about-team__lead {
  margin: 0 0 1.5rem;
  color: var(--ink-muted);
  line-height: 1.65;
  font-size: 1rem;
}

.about-team__lead strong {
  color: var(--ink);
  font-weight: 600;
}

.about-team__figure {
  margin: 0;
}

.about-team__photo {
  width: 100%;
  height: auto;
  display: block;
  border-radius: var(--radius-photo);
  box-shadow: 0 8px 32px var(--shadow);
}

.about-cta {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  margin-top: 2.5rem;
  padding-top: 1.5rem;
  border-top: 1px solid color-mix(in srgb, var(--ink) 8%, transparent);
}