/* Madigan Properties — design system
   Autumn palette: roasted bark ink, warm oat paper, burnt-ember accent,
   deep moss secondary. Token names are historical; values are seasonal. */

:root {
  --ink: #1a120c;
  --ink-2: #271a12;
  --ink-soft: #55463a;
  --paper: #f8efe1;
  --paper-2: #f1e4d0;
  --paper-3: #e6d5bb;
  --brass: #9c4a17;
  --brass-bright: #e08a3a;
  --pine: #2c3a22;
  --pine-2: #3b4d2e;
  --oxblood: #6f2618;
  --line: rgba(26, 18, 12, 0.14);
  --line-light: rgba(248, 239, 225, 0.18);

  --serif: "Fraunces", "Iowan Old Style", Georgia, serif;
  --sans: "Satoshi", "Inter", system-ui, -apple-system, "Segoe UI", sans-serif;

  --shell: 1240px;
  --gut: clamp(1.25rem, 5vw, 5rem);

  --t-xs: 0.75rem;
  --t-sm: 0.875rem;
  --t-base: 1.0625rem;
  --t-lg: clamp(1.125rem, 0.4vw + 1.05rem, 1.3125rem);
  --t-xl: clamp(1.375rem, 1vw + 1.1rem, 1.75rem);
  --t-2xl: clamp(1.75rem, 2vw + 1.2rem, 2.5rem);
  --t-3xl: clamp(2.125rem, 3.4vw + 1rem, 3.5rem);
  --t-hero: clamp(2.5rem, 6vw + 0.5rem, 5.25rem);
}

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

html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: var(--t-base);
  line-height: 1.62;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}

img { max-width: 100%; display: block; height: auto; }
figure { margin: 0; }

h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 460;
  line-height: 1.06;
  letter-spacing: -0.018em;
  margin: 0;
  font-variation-settings: "SOFT" 0, "WONK" 0;
}

a { color: inherit; }

::selection { background: var(--brass); color: var(--paper); }

.shell { max-width: var(--shell); margin: 0 auto; padding-inline: var(--gut); }
.shell-wide { max-width: 1560px; margin: 0 auto; padding-inline: var(--gut); }

.skip {
  position: absolute; left: 1rem; top: -4rem; z-index: 200;
  background: var(--ink); color: var(--paper); padding: 0.75rem 1.25rem;
  border-radius: 2px; font-size: var(--t-sm); transition: top 0.2s;
}
.skip:focus { top: 1rem; }

:focus-visible {
  outline: 2px solid var(--brass);
  outline-offset: 3px;
}
.on-ink :focus-visible { outline-color: var(--brass-bright); }

/* ---------- eyebrow / labels ---------- */
.eyebrow {
  font-size: var(--t-xs);
  letter-spacing: 0.19em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--brass);
  margin: 0 0 1.35rem;
  display: flex;
  align-items: center;
  gap: 0.7rem;
}
.eyebrow::before {
  content: "";
  width: 1.75rem; height: 1px;
  background: currentColor;
  flex: none;
}
.on-ink .eyebrow { color: var(--brass-bright); }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: 0.6rem;
  font-family: var(--sans);
  font-size: var(--t-sm);
  font-weight: 600;
  letter-spacing: 0.02em;
  padding: 1.0rem 1.6rem;
  border: 1px solid var(--ink);
  background: var(--ink);
  color: var(--paper);
  text-decoration: none;
  border-radius: 2px;
  cursor: pointer;
  transition: background 0.25s ease, color 0.25s ease, border-color 0.25s ease, transform 0.25s ease;
}
.btn:hover { background: var(--brass); border-color: var(--brass); color: #fff; }
.btn--brass { background: var(--brass); border-color: var(--brass); color: #fff; }
.btn--brass:hover { background: var(--ink); border-color: var(--ink); color: var(--paper); }
.btn--ghost { background: transparent; color: var(--ink); }
.btn--ghost:hover { background: var(--ink); color: var(--paper); }
.btn--on-dark { background: transparent; border-color: rgba(246,241,230,0.45); color: var(--paper); }
.btn--on-dark:hover { background: var(--paper); border-color: var(--paper); color: var(--ink); }
.btn svg { flex: none; }

.textlink {
  display: inline-flex; align-items: center; gap: 0.55rem;
  font-size: var(--t-sm); font-weight: 600; letter-spacing: 0.02em;
  text-decoration: none;
  border-bottom: 1px solid var(--brass);
  padding-bottom: 0.2rem;
  transition: gap 0.25s ease, color 0.25s ease;
}
.textlink:hover { gap: 0.95rem; color: var(--brass); }

/* ---------- header ---------- */
.site-head {
  position: sticky; top: 0; z-index: 100;
  background: rgba(246, 241, 230, 0.93);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid transparent;
  transition: border-color 0.3s ease, background 0.3s ease;
}
.site-head.is-stuck { border-bottom-color: var(--line); }
.head-in {
  display: flex; align-items: center; justify-content: space-between;
  gap: 1.5rem;
  min-height: 5rem;
}
.brand {
  display: inline-flex; align-items: center; gap: 0.7rem;
  text-decoration: none; color: var(--ink);
}
.brand svg { width: 2.1rem; height: 2.1rem; color: var(--ink); flex: none; }
.brand-name {
  font-family: var(--serif); font-size: 1.1875rem; line-height: 1.05;
  letter-spacing: -0.01em;
}
.brand-name span {
  display: block;
  font-family: var(--sans); font-size: 0.5625rem; letter-spacing: 0.22em;
  text-transform: uppercase; color: var(--ink-soft); font-weight: 600;
  margin-top: 0.22rem;
}
.nav { display: flex; align-items: center; gap: clamp(1rem, 2vw, 2rem); }
.nav a {
  font-size: 0.8125rem; font-weight: 550; letter-spacing: 0.03em;
  text-decoration: none; color: var(--ink-2);
  padding: 0.4rem 0; position: relative;
}
.nav a::after {
  content: ""; position: absolute; left: 0; right: 100%; bottom: 0;
  height: 1px; background: var(--brass); transition: right 0.28s ease;
}
.nav a:hover::after { right: 0; }
.head-cta { display: inline-flex; }
.nav-toggle {
  display: none; background: none; border: 1px solid var(--line);
  border-radius: 2px; padding: 0.6rem 0.7rem; cursor: pointer; color: var(--ink);
}
.nav-toggle svg { width: 1.15rem; height: 1.15rem; display: block; }

@media (max-width: 960px) {
  .nav, .head-cta { display: none; }
  .nav-toggle { display: block; }
  .site-head.nav-open .nav {
    display: flex; flex-direction: column; align-items: flex-start;
    position: absolute; left: 0; right: 0; top: 100%;
    background: var(--paper); border-bottom: 1px solid var(--line);
    border-top: 1px solid var(--line);
    padding: 1.25rem var(--gut) 1.75rem; gap: 0.35rem;
  }
  .site-head.nav-open .nav a { font-size: 1.0625rem; padding: 0.55rem 0; width: 100%; }
  .site-head.nav-open .nav .nav-cta {
    margin-top: 0.75rem; background: var(--ink); color: var(--paper);
    padding: 0.85rem 1.4rem; border-radius: 2px; width: auto;
  }
  .site-head.nav-open .nav .nav-cta::after { display: none; }
}
.nav-cta { display: none; }
@media (max-width: 960px) { .nav-cta { display: inline-block; } }

/* ---------- hero ---------- */
.hero { position: relative; background: var(--ink); color: var(--paper); }
.hero-media { position: relative; }
.hero-media img {
  width: 100%;
  height: clamp(30rem, 78vh, 46rem);
  object-fit: cover;
  object-position: center 62%;
  filter: saturate(0.92) brightness(0.82);
}
.hero-media::after {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(to top, rgba(15,14,10,0.96) 0%, rgba(15,14,10,0.88) 26%, rgba(15,14,10,0.62) 55%, rgba(15,14,10,0.34) 78%, rgba(15,14,10,0.5) 100%),
    linear-gradient(105deg, rgba(15,14,10,0.72) 0%, rgba(15,14,10,0.42) 42%, rgba(15,14,10,0) 72%);
}
.hero-body {
  position: absolute; inset: auto 0 0 0;
  padding-bottom: clamp(2.5rem, 5vw, 4.5rem);
}
.hero-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.35fr) minmax(0, 1fr);
  gap: clamp(1.5rem, 4vw, 4rem);
  align-items: end;
}
.hero h1 {
  font-size: var(--t-hero);
  font-weight: 400;
  letter-spacing: -0.032em;
  max-width: 22ch;
}
.hero h1 em {
  font-style: italic;
  color: var(--brass-bright);
  font-weight: 400;
}
.hero-sub {
  font-size: var(--t-lg);
  color: rgba(246, 241, 230, 0.9);
  max-width: 42ch;
  margin: 1.6rem 0 0;
}
.hero-actions { display: flex; flex-wrap: wrap; gap: 0.75rem; margin-top: 2.1rem; }
.hero-side { padding-bottom: 0.4rem; }
.hero-side p {
  font-size: var(--t-sm);
  color: rgba(246,241,230,0.72);
  border-left: 1px solid var(--line-light);
  padding-left: 1.25rem;
  margin: 0;
  max-width: 34ch;
}
.hero-locale {
  font-size: var(--t-xs); letter-spacing: 0.2em; text-transform: uppercase;
  font-weight: 600; color: var(--brass-bright); margin: 0 0 1.1rem;
}
@media (max-width: 860px) {
  .hero-grid { grid-template-columns: 1fr; }
  .hero-side { display: none; }
  .hero-media img { height: clamp(32rem, 90vh, 40rem); }
}

/* ---------- proof band ---------- */
.proof {
  background: var(--ink);
  color: var(--paper);
  border-top: 1px solid var(--line-light);
}
.proof-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  border-left: 1px solid var(--line-light);
}
.proof-item {
  padding: clamp(1.75rem, 3vw, 2.75rem) clamp(1rem, 1.8vw, 1.75rem);
  border-right: 1px solid var(--line-light);
}
.proof-item b {
  display: block;
  font-family: var(--serif);
  font-size: clamp(1.5rem, 2.2vw, 2.25rem);
  font-weight: 460;
  letter-spacing: -0.02em;
  color: var(--brass-bright);
  line-height: 1;
}
.proof-item span {
  display: block;
  margin-top: 0.7rem;
  font-size: var(--t-sm);
  color: rgba(246,241,230,0.76);
  line-height: 1.45;
}
@media (max-width: 1000px) { .proof-grid { grid-template-columns: repeat(2, minmax(0,1fr)); } }
@media (max-width: 1000px) { .proof-item:nth-child(5) { grid-column: 1 / -1; } }
@media (max-width: 480px) {
  .proof-grid { grid-template-columns: 1fr; }
  .proof-item { border-bottom: 1px solid var(--line-light); }
  .proof-item:last-child { border-bottom: 0; }
}

/* ---------- section scaffolding ---------- */
.section { padding-block: clamp(4.5rem, 9vw, 8.5rem); }
.section--tight { padding-block: clamp(3.5rem, 6vw, 5.5rem); }
.section--ink { background: var(--ink); color: var(--paper); }
.section--pine { background: var(--pine); color: var(--paper); }
.section--paper2 { background: var(--paper-2); }
.rule { height: 1px; background: var(--line); border: 0; margin: 0; }

.lede {
  font-size: var(--t-xl);
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.34;
  letter-spacing: -0.015em;
}
.prose p { margin: 0 0 1.15rem; color: var(--ink-soft); }
.prose p:last-child { margin-bottom: 0; }
.on-ink .prose p, .section--ink .prose p, .section--pine .prose p { color: rgba(246,241,230,0.8); }

.section-head {
  display: grid;
  grid-template-columns: minmax(0, 0.95fr) minmax(0, 1fr);
  gap: clamp(1.5rem, 4vw, 4.5rem);
  align-items: start;
  margin-bottom: clamp(2.5rem, 5vw, 4.5rem);
}
.section-head h2 { font-size: var(--t-3xl); max-width: 20ch; }
@media (max-width: 820px) {
  .section-head { grid-template-columns: 1fr; }
  .section-head h2 { max-width: 26ch; }
}

/* ---------- about ---------- */
.about-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.05fr) minmax(0, 1fr);
  gap: clamp(2rem, 5vw, 5.5rem);
  align-items: center;
}
.about-figure { position: relative; }
.about-figure img { border-radius: 2px; width: 100%; aspect-ratio: 4 / 5; object-fit: cover; object-position: 60% 50%; }
.about-figure figcaption {
  margin-top: 0.9rem;
  font-size: var(--t-xs);
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--ink-soft);
}
.about-copy h2 { font-size: var(--t-3xl); max-width: 20ch; margin-bottom: 1.5rem; }
.signature {
  margin-top: 2.25rem; padding-top: 1.5rem; border-top: 1px solid var(--line);
  display: flex; flex-wrap: wrap; gap: 0.9rem 1.5rem; align-items: baseline;
}
.signature strong { font-family: var(--serif); font-weight: 460; font-size: var(--t-lg); }
.signature span { font-size: var(--t-sm); color: var(--ink-soft); }
@media (max-width: 900px) {
  .about-grid { grid-template-columns: 1fr; }
  .about-figure img { aspect-ratio: 3 / 2; }
}

/* ---------- what we buy: editorial rows ---------- */
.buy-row {
  display: grid;
  grid-template-columns: 4.5rem minmax(0, 0.85fr) minmax(0, 1.15fr);
  gap: clamp(1rem, 3vw, 3.5rem);
  padding-block: clamp(2rem, 3.4vw, 3.25rem);
  border-top: 1px solid var(--line-light);
  align-items: start;
}
.buy-row:last-child { border-bottom: 1px solid var(--line-light); }
.buy-num {
  font-family: var(--serif); font-size: 1rem; letter-spacing: 0.06em;
  color: var(--brass-bright); padding-top: 0.5rem;
}
.buy-row h3 { font-size: var(--t-2xl); max-width: 16ch; }
.buy-row .prose { max-width: 56ch; }
.taglist { list-style: none; margin: 1.4rem 0 0; padding: 0; display: flex; flex-wrap: wrap; gap: 0.5rem; }
.taglist li {
  font-size: var(--t-xs); letter-spacing: 0.06em; text-transform: uppercase;
  border: 1px solid var(--line-light); border-radius: 999px;
  padding: 0.42rem 0.85rem; color: rgba(246,241,230,0.8);
}
@media (max-width: 860px) {
  .buy-row { grid-template-columns: 2.75rem minmax(0, 1fr); }
  .buy-row > *:last-child { grid-column: 2; }
  .buy-num { padding-top: 0.35rem; }
}

/* ---------- process ---------- */
.steps {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: clamp(1.25rem, 2.5vw, 2.5rem);
  counter-reset: step;
}
.step { border-top: 2px solid var(--ink); padding-top: 1.4rem; }
.step:nth-child(even) { margin-top: clamp(0rem, 3vw, 3rem); }
.step-n {
  font-family: var(--serif); font-size: var(--t-sm); letter-spacing: 0.14em;
  text-transform: uppercase; color: var(--brass); margin-bottom: 0.9rem;
}
.step h3 { font-size: var(--t-xl); margin-bottom: 0.7rem; max-width: 18ch; }
.step p { font-size: var(--t-sm); color: var(--ink-soft); margin: 0; }
@media (max-width: 900px) {
  .steps { grid-template-columns: repeat(2, minmax(0,1fr)); }
  .step:nth-child(even) { margin-top: 0; }
}
@media (max-width: 520px) { .steps { grid-template-columns: 1fr; } }

/* ---------- portfolio ---------- */
.folio { display: grid; gap: clamp(1.5rem, 3vw, 3rem); }
.folio-row {
  display: grid;
  grid-template-columns: repeat(12, minmax(0, 1fr));
  gap: clamp(1.5rem, 3vw, 3rem);
  align-items: start;
}
.folio-row--close { align-items: end; }
.folio-item { min-width: 0; }
.folio-item img {
  width: 100%;
  object-fit: cover;
  border-radius: 2px;
  background: var(--paper-3);
}
.f-lead img { aspect-ratio: 16 / 9; }
.f-tall img { aspect-ratio: 4 / 3; }
.f-wide img { aspect-ratio: 3 / 2; }
.folio-meta {
  min-height: 4.5rem;
  display: flex; justify-content: space-between; align-items: baseline;
  gap: 1.25rem; margin-top: 1rem;
  border-top: 1px solid var(--line); padding-top: 0.85rem;
}
.folio-meta h3 { font-size: var(--t-lg); letter-spacing: -0.012em; }
.folio-meta p { margin: 0.3rem 0 0; font-size: var(--t-sm); color: var(--ink-soft); }
.folio-units {
  font-size: var(--t-xs); letter-spacing: 0.14em; text-transform: uppercase;
  font-weight: 600; color: var(--brass); white-space: nowrap; flex: none;
}
.span-7 { grid-column: span 7; }
.span-5 { grid-column: span 5; }
.span-6 { grid-column: span 6; }
.span-8 { grid-column: span 8; }
.span-4 { grid-column: span 4; }
.span-12 { grid-column: span 12; }
@media (max-width: 1100px) and (min-width: 641px) {
  .span-7, .span-5, .span-6, .span-8, .span-12 { grid-column: 1 / -1; }
  .span-4 { grid-column: span 6; }
  .folio-row > .span-4:nth-child(3):last-child,
  .folio-row--close > .span-4 { grid-column: 1 / -1; }
  .f-lead img, .f-tall img { aspect-ratio: 3 / 2; }
  .f-wide img { aspect-ratio: 4 / 3; }
  .folio-row--close { align-items: start; }
}
@media (max-width: 640px) {
  .folio-row { grid-template-columns: 1fr; }
  .span-7, .span-5, .span-6, .span-8, .span-4, .span-12 { grid-column: 1 / -1; }
  .f-lead img, .f-tall img, .f-wide img { aspect-ratio: 3 / 2; }
  .folio-meta { min-height: 0; }
}
.folio-note {
  margin-top: clamp(2rem, 4vw, 3rem);
  padding-top: 1.5rem; border-top: 1px solid var(--line);
  display: flex; flex-wrap: wrap; gap: 1.25rem 2.5rem; justify-content: space-between; align-items: baseline;
}
.folio-note p { margin: 0; font-size: var(--t-sm); color: var(--ink-soft); max-width: 60ch; }

/* ---------- areas ---------- */
.areas-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1.1fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: start;
}
.hood-list { list-style: none; margin: 0; padding: 0; }
.hood-list li {
  display: flex; align-items: baseline; gap: 1rem;
  padding: 0.95rem 0; border-bottom: 1px solid var(--line-light);
  font-family: var(--serif); font-size: var(--t-xl); letter-spacing: -0.015em;
}
.hood-list li::before {
  content: ""; width: 0.4rem; height: 0.4rem; flex: none;
  background: var(--brass-bright); border-radius: 50%;
  transform: translateY(-0.25rem);
}
.hood-list li span {
  margin-left: auto; font-family: var(--sans); font-size: var(--t-xs);
  letter-spacing: 0.12em; text-transform: uppercase; color: rgba(246,241,230,0.78);
}
.city-block { margin-bottom: 2.75rem; }
.city-block:last-child { margin-bottom: 0; }
.city-block h3 {
  font-size: var(--t-2xl); margin-bottom: 0.85rem;
}
@media (max-width: 900px) { .areas-grid { grid-template-columns: 1fr; } }

/* ---------- form ---------- */
.offer-grid {
  display: grid;
  grid-template-columns: minmax(0, 0.85fr) minmax(0, 1.15fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: start;
}
.offer-aside h2 { font-size: var(--t-3xl); margin-bottom: 1.35rem; max-width: 16ch; }
.offer-aside img { margin-top: 2.5rem; border-radius: 2px; width: 100%; aspect-ratio: 3 / 2; object-fit: cover; }
.contact-card {
  margin-top: 2.25rem; padding: 1.6rem 1.75rem;
  background: var(--paper-2); border: 1px solid var(--line); border-radius: 2px;
}
.contact-card .eyebrow { margin-bottom: 0.9rem; }
.contact-card a {
  font-family: var(--serif); font-size: var(--t-lg); text-decoration: none;
  border-bottom: 1px solid var(--brass); word-break: break-word;
}
.contact-card a:hover { color: var(--brass); }
.contact-card p { margin: 1rem 0 0; font-size: var(--t-sm); color: var(--ink-soft); }

.form-wrap {
  background: var(--paper-2);
  border: 1px solid var(--line);
  border-radius: 3px;
  padding: clamp(1.5rem, 3.5vw, 3rem);
}
.field-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1.25rem 1.5rem; }
.field { display: flex; flex-direction: column; gap: 0.45rem; min-width: 0; }
.field--full { grid-column: 1 / -1; }
.field label {
  font-size: var(--t-xs); letter-spacing: 0.13em; text-transform: uppercase;
  font-weight: 600; color: var(--ink-2);
}
.field label .req { color: var(--brass); }
.field input, .field select, .field textarea {
  font-family: var(--sans); font-size: var(--t-base); color: var(--ink);
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: 2px;
  padding: 0.85rem 0.95rem;
  width: 100%;
  transition: border-color 0.2s ease, box-shadow 0.2s ease;
}
.field select {
  appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8' fill='none' stroke='%234a4740' stroke-width='1.4'%3E%3Cpath d='M1 1.5 6 6.5 11 1.5'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 0.95rem center;
  background-size: 0.7rem;
  padding-right: 2.4rem;
}
.field textarea { resize: vertical; min-height: 7rem; line-height: 1.55; }
.field input:focus, .field select:focus, .field textarea:focus {
  border-color: var(--brass); box-shadow: 0 0 0 3px rgba(154, 111, 34, 0.16); outline: none;
}
.field .err {
  font-size: var(--t-xs); color: #8a2c1c; font-weight: 600; letter-spacing: 0.02em;
  min-height: 0; display: none;
}
.field.is-invalid input, .field.is-invalid select, .field.is-invalid textarea { border-color: #8a2c1c; }
.field.is-invalid .err { display: block; }
.form-foot { margin-top: 1.75rem; display: flex; flex-direction: column; gap: 1rem; }
.form-note { font-size: var(--t-sm); color: var(--ink-soft); margin: 0; max-width: 60ch; }
.form-submit { align-self: flex-start; }

.form-success {
  display: none;
  border: 1px solid var(--brass);
  background: var(--paper);
  border-radius: 2px;
  padding: clamp(1.5rem, 3vw, 2.5rem);
}
.form-wrap.is-sent .form-success { display: block; }
.form-wrap.is-sent form { display: none; }
.form-success h3 { font-size: var(--t-2xl); margin-bottom: 0.9rem; }
.form-success p { color: var(--ink-soft); margin: 0 0 1rem; }
.form-success .check {
  width: 2.6rem; height: 2.6rem; border-radius: 50%;
  border: 1px solid var(--brass); color: var(--brass);
  display: grid; place-items: center; margin-bottom: 1.35rem;
}
@media (max-width: 900px) { .offer-grid { grid-template-columns: 1fr; } }
@media (max-width: 620px) { .field-grid { grid-template-columns: 1fr; } }

/* ---------- insights ---------- */
.insight-card {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1.1fr);
  gap: clamp(1.5rem, 4vw, 4rem);
  align-items: center;
  text-decoration: none;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding-block: clamp(2rem, 4vw, 3.25rem);
}
.insight-card img { aspect-ratio: 16/10; object-fit: cover; border-radius: 2px; }
.insight-card h3 { font-size: var(--t-2xl); max-width: 24ch; margin-bottom: 1rem; }
.insight-meta {
  display: flex; gap: 1.25rem; align-items: center; flex-wrap: wrap;
  font-size: var(--t-xs); letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--ink-soft); margin-bottom: 1.25rem;
}
.insight-card p { color: var(--ink-soft); margin: 0 0 1.5rem; max-width: 52ch; }
.insight-card:hover h3 { color: var(--brass); }
@media (max-width: 860px) { .insight-card { grid-template-columns: 1fr; } }

/* ---------- CTA strip ---------- */
.cta-strip {
  background: var(--pine); color: var(--paper);
  padding-block: clamp(3.25rem, 6vw, 5.5rem);
}
.cta-in {
  display: grid; grid-template-columns: minmax(0, 1.3fr) minmax(0, 1fr);
  gap: clamp(1.5rem, 4vw, 4rem); align-items: center;
}
.cta-in h2 { font-size: var(--t-3xl); max-width: 22ch; }
.cta-in p { margin: 1.1rem 0 0; color: rgba(246,241,230,0.82); max-width: 46ch; }
.cta-actions { display: flex; flex-wrap: wrap; gap: 0.75rem; justify-content: flex-end; }
@media (max-width: 860px) {
  .cta-in { grid-template-columns: 1fr; }
  .cta-actions { justify-content: flex-start; }
}

/* ---------- footer ---------- */
.site-foot { background: var(--ink); color: rgba(246,241,230,0.72); padding-block: clamp(3rem, 5vw, 4.5rem) 2rem; }
.foot-top {
  display: grid;
  grid-template-columns: minmax(0, 1.2fr) repeat(3, minmax(0, 1fr));
  gap: clamp(1.75rem, 3.5vw, 3.5rem);
  padding-bottom: 2.75rem;
  border-bottom: 1px solid var(--line-light);
}
.site-foot .brand { color: var(--paper); }
.site-foot .brand svg { color: var(--brass-bright); }
.site-foot .brand-name span { color: rgba(246,241,230,0.55); }
.foot-blurb { margin: 1.4rem 0 0; font-size: var(--t-sm); max-width: 34ch; }
.foot-col h4 {
  font-family: var(--sans); font-size: var(--t-xs); letter-spacing: 0.16em;
  text-transform: uppercase; font-weight: 600; color: var(--paper); margin-bottom: 1.1rem;
}
.foot-col ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 0.55rem; }
.foot-col a { font-size: var(--t-sm); text-decoration: none; }
.foot-col a:hover { color: var(--brass-bright); }
.foot-col p { margin: 0 0 0.55rem; font-size: var(--t-sm); }
.foot-bottom {
  display: flex; flex-wrap: wrap; gap: 0.75rem 2rem; justify-content: space-between;
  padding-top: 1.75rem; font-size: var(--t-xs); letter-spacing: 0.04em;
}
.foot-bottom p { margin: 0; }
/* Owner portal: a staff entrance, deliberately quiet. Muted until hover so
   it never competes with the tenant and seller paths above it. */
.foot-portal { opacity: 0.6; text-decoration: none; }
.foot-portal:hover, .foot-portal:focus-visible { opacity: 1; text-decoration: underline; }
@media (max-width: 900px) { .foot-top { grid-template-columns: repeat(2, minmax(0,1fr)); } }
@media (max-width: 520px) { .foot-top { grid-template-columns: 1fr; } }

/* ---------- reveal ---------- */
/* Reveal is opt-in via the .js-rv class set by site.js. Without JS the content
   is always visible — never hide content behind a script. */
html.js-rv .rv { opacity: 0; transform: translateY(18px); transition: opacity 0.8s cubic-bezier(.22,.61,.36,1), transform 0.8s cubic-bezier(.22,.61,.36,1); }
html.js-rv .rv.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  html.js-rv .rv { opacity: 1; transform: none; transition: none; }
}

/* ---------- article page ---------- */
.art-head { padding-block: clamp(3rem, 6vw, 6rem) clamp(2rem, 4vw, 3.5rem); }
.art-head .kicker {
  font-size: var(--t-xs); letter-spacing: 0.18em; text-transform: uppercase;
  color: var(--brass); font-weight: 600; margin-bottom: 1.5rem;
}
.art-head h1 { font-size: var(--t-3xl); max-width: 30ch; font-weight: 400; }
.art-meta {
  margin-top: 1.75rem; display: flex; flex-wrap: wrap; gap: 0.6rem 1.5rem;
  font-size: var(--t-xs); letter-spacing: 0.12em; text-transform: uppercase; color: var(--ink-soft);
}
.art-hero img { width: 100%; aspect-ratio: 21/9; object-fit: cover; }
.article { max-width: 44rem; margin: 0 auto; padding-block: clamp(2.5rem, 5vw, 4.5rem); }
.article > * { max-width: 100%; }
.article p, .article ul, .article ol { font-size: 1.09375rem; line-height: 1.75; color: var(--ink-2); }
.article > p:first-of-type { font-size: var(--t-lg); color: var(--ink); }
.article h2 {
  font-size: var(--t-2xl); margin: clamp(2.75rem, 5vw, 3.75rem) 0 1.1rem;
  padding-top: 1.75rem; border-top: 1px solid var(--line);
}
.article h3 { font-size: var(--t-xl); margin: 2.25rem 0 0.8rem; }
.article p { margin: 0 0 1.2rem; }
.article a { color: var(--ink); text-decoration: underline; text-decoration-color: var(--brass); text-underline-offset: 3px; }
.article a:hover { color: var(--brass); }
.article ul, .article ol { margin: 0 0 1.5rem; padding-left: 1.35rem; }
.article li { margin-bottom: 0.6rem; }
.article li::marker { color: var(--brass); }
.article blockquote {
  margin: 2rem 0; padding: 0 0 0 1.5rem; border-left: 2px solid var(--brass);
  font-family: var(--serif); font-size: var(--t-lg); line-height: 1.42; color: var(--ink);
}
.datatable { width: 100%; border-collapse: collapse; margin: 0 0 1.75rem; font-size: var(--t-sm); }
.datatable th, .datatable td { text-align: left; padding: 0.75rem 0.85rem; border-bottom: 1px solid var(--line); }
.datatable th { font-size: var(--t-xs); letter-spacing: 0.1em; text-transform: uppercase; color: var(--ink-soft); font-weight: 600; }
.datatable td:last-child, .datatable th:last-child { text-align: right; }
.table-scroll { overflow-x: auto; -webkit-overflow-scrolling: touch; }
.callout {
  background: var(--paper-2); border: 1px solid var(--line); border-radius: 2px;
  padding: 1.5rem 1.65rem; margin: 2rem 0;
}
.callout h3 { margin-top: 0; font-size: var(--t-lg); }
.callout p:last-child { margin-bottom: 0; }
.sources { margin-top: 3rem; padding-top: 1.75rem; border-top: 1px solid var(--line); }
.sources h2 { border: 0; padding-top: 0; margin-top: 0; font-size: var(--t-xl); }
.sources ol { font-size: var(--t-sm); }
.sources a { word-break: break-word; }
.art-foot-cta {
  margin-top: 3rem; padding: clamp(1.5rem, 3vw, 2.25rem);
  background: var(--ink); color: var(--paper); border-radius: 2px;
}
.art-foot-cta h3 { font-size: var(--t-xl); margin-bottom: 0.75rem; }
.art-foot-cta p { color: rgba(246,241,230,0.8); margin: 0 0 1.5rem; font-size: var(--t-base); }
.art-foot-cta a { text-decoration: none; }
.backlink { display: inline-flex; align-items: center; gap: 0.5rem; font-size: var(--t-sm); text-decoration: none; color: var(--ink-soft); }
.backlink:hover { color: var(--brass); }

.visually-hidden {
  position: absolute !important;
  width: 1px; height: 1px;
  margin: -1px; padding: 0; overflow: hidden;
  clip: rect(0 0 0 0); clip-path: inset(50%);
  white-space: nowrap; border: 0;
}

/* ---------- what we do: three pillars ---------- */
.pillars {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(1.5rem, 3vw, 3rem);
  border-top: 1px solid var(--line-light);
  padding-top: clamp(2rem, 3.5vw, 3.25rem);
}
.pillar { display: flex; flex-direction: column; }
.pillar-icon { color: var(--brass-bright); margin-bottom: 1.5rem; }
.pillar-icon svg { width: 40px; height: 40px; display: block; }
.pillar h3 {
  font-size: var(--t-xl);
  margin-bottom: 0.9rem;
  max-width: 18ch;
}
.pillar .prose { max-width: 42ch; }
.pillar .taglist { margin-top: auto; padding-top: 1.4rem; }
.pillar-link { margin: 1.1rem 0 0; font-size: var(--t-sm); }
.pillar-link .textlink { color: var(--brass-bright); }
@media (max-width: 940px) {
  .pillars { grid-template-columns: 1fr; gap: 0; }
  .pillar {
    border-top: 1px solid var(--line-light);
    padding-block: clamp(1.75rem, 4vw, 2.5rem);
  }
  .pillars > .pillar:first-child { border-top: 0; padding-top: 0; }
  .pillar .taglist { margin-top: 1.2rem; padding-top: 0; }
}

/* ---------- management band ---------- */
.mgmt-band {
  background: var(--paper-2);
  border: 1px solid var(--line);
  border-top: 3px solid var(--brass);
  border-radius: 3px;
  padding: clamp(1.75rem, 4vw, 3.25rem);
}
.mgmt-lead {
  display: grid;
  grid-template-columns: auto minmax(0, 1fr);
  gap: clamp(1.25rem, 3vw, 2.25rem);
  align-items: start;
  padding-bottom: clamp(1.75rem, 3vw, 2.5rem);
  border-bottom: 1px solid var(--line);
}
.mgmt-icon { color: var(--brass); }
.mgmt-icon svg { width: 52px; height: 52px; display: block; }
.mgmt-lead h2 { font-size: var(--t-2xl); margin-bottom: 1.1rem; max-width: 24ch; }
.mgmt-lead .prose { max-width: 62ch; }
.mgmt-contacts {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(1.25rem, 2.5vw, 2.5rem);
  padding-top: clamp(1.6rem, 3vw, 2.25rem);
}
.mgmt-label {
  font-size: var(--t-xs); letter-spacing: 0.17em; text-transform: uppercase;
  font-weight: 600; color: var(--ink-soft); margin: 0 0 0.7rem;
}
.mgmt-value {
  font-family: var(--serif); font-size: var(--t-xl); font-weight: 460;
  text-decoration: none; display: inline-block;
  border-bottom: 1px solid var(--brass); line-height: 1.2;
  word-break: break-word;
}
.mgmt-value:hover { color: var(--brass); }
.mgmt-card p:last-child {
  margin: 0.85rem 0 0; font-size: var(--t-sm); color: var(--ink-soft);
}
.mgmt-card--muted .mgmt-value { font-size: var(--t-lg); }
@media (max-width: 860px) {
  .mgmt-lead { grid-template-columns: 1fr; }
  .mgmt-contacts { grid-template-columns: 1fr; gap: 1.75rem; }
}

/* ---------- selling: three columns ---------- */
.sell-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(1.5rem, 3vw, 3.25rem);
}
.sell-col { border-top: 1px solid var(--line); padding-top: 1.5rem; }
.sell-col h3 { font-size: var(--t-xl); margin-bottom: 1rem; max-width: 18ch; }
.sell-col--honest { border-top-color: var(--brass); }
.sell-col .taglist { border-top: 0; }
.sell-col .taglist li,
.sell-grid .taglist li {
  border-color: var(--line);
  color: var(--ink-soft);
}
@media (max-width: 940px) {
  .sell-grid { grid-template-columns: 1fr; gap: 0; }
  .sell-col { padding-block: 1.5rem 0; }
}

/* ---------- misc additions ---------- */
.contact-card--alt { background: transparent; border-style: dashed; }
.textlink-sm {
  font-family: var(--sans); font-size: inherit;
  border-bottom: 1px solid var(--brass); text-decoration: none;
}
.foot-strong {
  font-family: var(--serif); font-size: var(--t-base);
  line-height: 1.35; color: var(--paper);
}

/* ---------- portfolio figures ---------- */
.figures {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(1.5rem, 3vw, 3.25rem);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding-block: clamp(2rem, 4vw, 3.25rem);
  margin-bottom: clamp(2rem, 4vw, 3.25rem);
}
.figure-cell b {
  display: block;
  font-family: var(--serif);
  font-weight: 380;
  font-size: clamp(3.25rem, 7vw, 5.25rem);
  line-height: 0.95;
  letter-spacing: -0.02em;
  color: var(--brass);
}
.figure-cell span {
  display: block;
  margin-top: 0.85rem;
  font-size: var(--t-xs);
  letter-spacing: 0.17em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--ink);
}
.figure-cell p {
  margin: 0.9rem 0 0;
  font-size: var(--t-sm);
  color: var(--ink-soft);
  max-width: 34ch;
}
.folio-words {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: clamp(1.75rem, 4vw, 4rem);
  align-items: start;
}
@media (max-width: 860px) {
  .figures { grid-template-columns: 1fr; gap: 2rem; }
  .folio-words { grid-template-columns: 1fr; gap: 1.5rem; }
}

/* ---------- tenant portal card ---------- */
.mgmt-card--portal .btn { margin-bottom: 0.15rem; }
.mgmt-foot {
  margin: clamp(1.5rem, 3vw, 2.25rem) 0 0;
  padding-top: clamp(1.25rem, 2.5vw, 1.75rem);
  border-top: 1px solid var(--line);
  font-size: var(--t-sm);
  color: var(--ink-soft);
}