/* =========================================================
   The Alicea Group — site styles
   Palette: black & white, restrained brokerage green accent.
   Type: Jost (display + interface), Source Serif 4 (reading text).
   ========================================================= */

:root {
  --black: #000000;
  --white: #ffffff;
  --stone: #f2f2f1;        /* quiet light section ground */
  --graphite: #4d4d4d;     /* secondary text on white (7.9:1) */
  --mist: #b8b8b8;         /* secondary text on black (10:1) */
  --rule: #d9d9d9;
  --rule-dark: #2e2e2e;
  --green: #4a8b2c;        /* sampled from the BHGRE Realty Connect logo */
  --green-text: #3a7021;   /* darker for text-size use on white (5.6:1) */
  --green-light: #8cc56a;  /* for small accents on black */

  --display: "Jost", "Futura", "Avenir Next", "Century Gothic", "Helvetica Neue", Arial, sans-serif;
  --text: "Source Serif 4", "Source Serif Pro", Georgia, "Times New Roman", serif;

  --gutter: clamp(20px, 5vw, 64px);
  --max: 1320px;
  --header-h: 84px;
  --section: clamp(72px, 10vw, 144px);
}

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

html { -webkit-text-size-adjust: 100%; scroll-padding-top: calc(var(--header-h) + 12px); }
@media (prefers-reduced-motion: no-preference) { html { scroll-behavior: smooth; } }

body {
  margin: 0;
  background: var(--white);
  color: var(--black);
  font-family: var(--text);
  font-size: 1.125rem;          /* 18px */
  line-height: 1.65;
  font-optical-sizing: auto;
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
}

img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-underline-offset: 0.22em; text-decoration-thickness: 1px; }
a:hover { text-decoration-color: var(--green); }

:focus-visible { outline: 2px solid var(--green); outline-offset: 4px; }
.on-dark :focus-visible, .on-dark:focus-visible { outline-color: var(--green-light); }

h1, h2, h3, h4 {
  font-family: var(--display);
  font-weight: 300;
  line-height: 1.04;
  letter-spacing: -0.02em;
  margin: 0;
  text-wrap: balance;
}
h1 { font-size: clamp(2.9rem, 7.4vw, 6.75rem); }
h2 { font-size: clamp(2.2rem, 4.8vw, 4.25rem); }
h3 { font-size: clamp(1.6rem, 2.4vw, 2.1rem); font-weight: 400; letter-spacing: -0.01em; line-height: 1.12; }
p { margin: 0 0 1em; max-width: 36em; text-wrap: pretty; }

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

.skip-link {
  position: absolute; left: 12px; top: -60px; z-index: 100;
  background: var(--black); color: var(--white);
  font-family: var(--display); font-size: 0.95rem;
  padding: 10px 16px; text-decoration: none;
}
.skip-link:focus { top: 12px; }

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

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  min-height: 52px; padding: 0 26px;
  font-family: var(--display); font-size: 1rem; font-weight: 500; letter-spacing: 0.01em;
  text-decoration: none; border: 1px solid currentColor; border-radius: 0;
  cursor: pointer; transition: background-color .2s ease, color .2s ease, border-color .2s ease;
}
.btn-dark { background: var(--black); color: var(--white); border-color: var(--black); }
.btn-dark:hover { background: var(--green); border-color: var(--green); }
.btn-light { background: var(--white); color: var(--black); border-color: var(--white); }
.btn-light:hover { background: var(--green); border-color: var(--green); color: var(--white); }
.btn-outline { background: transparent; color: var(--black); }
.btn-outline:hover { background: var(--black); color: var(--white); }
.btn-outline-light { background: transparent; color: var(--white); border-color: rgba(255,255,255,.7); }
.btn-outline-light:hover { background: var(--white); color: var(--black); border-color: var(--white); }

.text-link {
  font-family: var(--display); font-weight: 500; font-size: 1rem;
  display: inline-block; padding: 6px 0; text-decoration: none;
  border-bottom: 1px solid var(--green);
}
.text-link:hover { color: var(--green-text); }

/* ---------- Header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: var(--white);
  border-bottom: 1px solid transparent;
  transition: border-color .2s ease;
}
.site-header.is-scrolled { border-bottom-color: var(--rule); }
.header-bar {
  display: flex; align-items: center; gap: 28px;
  height: var(--header-h);
}
.brands { display: flex; align-items: center; gap: 20px; flex-shrink: 0; }
.brand-home { display: block; line-height: 0; }
.brand-home img { width: 92px; height: auto; }
.brand-divider { width: 1px; height: 38px; background: var(--rule); }
.brand-broker { width: 172px; height: auto; }

.site-nav { margin-left: auto; }
.site-nav ul { list-style: none; margin: 0; padding: 0; display: flex; gap: clamp(16px, 1.8vw, 30px); }
.site-nav ul a {
  font-family: var(--display); font-size: 1rem; font-weight: 400;
  text-decoration: none; padding: 8px 0; position: relative;
}
.site-nav ul a::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 2px; height: 1px;
  background: var(--green); transform: scaleX(0); transform-origin: left; transition: transform .2s ease;
}
.site-nav ul a:hover::after, .site-nav ul a[aria-current="page"]::after { transform: scaleX(1); }
.header-call { min-height: 44px; padding: 0 18px; font-size: 0.95rem; }

.menu-toggle {
  display: none; margin-left: auto;
  background: none; border: 1px solid var(--black); color: var(--black);
  font-family: var(--display); font-size: 0.95rem; font-weight: 500;
  min-height: 44px; padding: 0 16px; cursor: pointer;
  align-items: center; gap: 10px;
}
.menu-icon { width: 18px; height: 10px; position: relative; display: inline-block; }
.menu-icon::before, .menu-icon::after {
  content: ""; position: absolute; left: 0; right: 0; height: 1.5px; background: currentColor;
  transition: transform .2s ease, top .2s ease;
}
.menu-icon::before { top: 0; }
.menu-icon::after { top: 8.5px; }
.menu-toggle[aria-expanded="true"] .menu-icon::before { top: 4.25px; transform: rotate(45deg); }
.menu-toggle[aria-expanded="true"] .menu-icon::after { top: 4.25px; transform: rotate(-45deg); }

@media (max-width: 1140px) {
  .menu-toggle { display: inline-flex; }
  .header-call { display: none; }
  .site-nav {
    position: fixed; inset: var(--header-h) 0 0 0; margin: 0;
    background: var(--white); border-top: 1px solid var(--rule);
    padding: 28px var(--gutter) 40px; overflow-y: auto;
    display: none;
  }
  .site-nav.is-open { display: flex; flex-direction: column; }
  .site-nav ul { flex-direction: column; gap: 0; }
  .site-nav li { border-bottom: 1px solid var(--rule); }
  .site-nav ul a { display: block; font-size: 1.6rem; font-weight: 300; padding: 16px 0; }
  .site-nav ul a::after { display: none; }
  .site-nav ul a[aria-current="page"] { color: var(--green-text); }
  .nav-extra { display: grid; gap: 12px; margin-top: 32px; }
}
@media (min-width: 1141px) { .nav-extra { display: none; } }

@media (max-width: 560px) {
  :root { --header-h: 70px; }
  .brands { gap: 12px; }
  .brand-home img { width: 64px; }
  .brand-divider { height: 30px; }
  .brand-broker { width: 128px; }
  .menu-toggle { padding: 0 12px; }
  .menu-label { display: none; }
  .menu-toggle .menu-icon { margin: 0 2px; }
}
@media (max-width: 360px) {
  .brand-broker { width: 108px; }
}

/* ---------- Photography ---------- */
/* All environmental photography is shown in black and white to hold the
   palette; the portrait stays in natural color. */
.photo { filter: grayscale(1) contrast(1.06); background: #1a1a1a; }
.photo-credit {
  font-family: var(--display); font-size: 0.78rem; letter-spacing: 0.01em;
  color: var(--graphite); margin: 10px 0 0;
}
.photo-credit a { text-decoration: none; }
.photo-credit a:hover { text-decoration: underline; }

/* ---------- Hero ---------- */
.hero {
  position: relative; isolation: isolate;
  min-height: min(calc(100svh - var(--header-h)), 900px);
  display: flex; align-items: flex-end;
  color: var(--white); background: #111;
  overflow: hidden;
}
.hero-media { position: absolute; inset: 0; z-index: -2; }
.hero-media img { width: 100%; height: 100%; object-fit: cover; object-position: 60% 40%; }
.hero::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background:
    linear-gradient(180deg, rgba(0,0,0,.28) 0%, rgba(0,0,0,0) 30%, rgba(0,0,0,.35) 55%, rgba(0,0,0,.82) 100%),
    linear-gradient(90deg, rgba(0,0,0,.45) 0%, rgba(0,0,0,0) 65%);
}
.hero-inner { padding-block: clamp(56px, 9vw, 112px) clamp(40px, 6vw, 72px); }
.hero-place {
  font-family: var(--display); font-size: 1.05rem; font-weight: 400;
  display: flex; align-items: center; gap: 14px; margin-bottom: 22px; max-width: none;
}
.hero-place::before { content: ""; width: 40px; height: 2px; background: var(--green-light); }
.hero h1 { max-width: 11ch; }
.hero-lede { font-size: clamp(1.1rem, 1.6vw, 1.3rem); max-width: 34em; margin: 28px 0 36px; color: rgba(255,255,255,.9); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; }
.hero-credit {
  position: absolute; right: var(--gutter); bottom: 18px;
  color: rgba(255,255,255,.7); margin: 0;
}
.hero-credit a { color: inherit; }

@media (max-width: 720px) {
  .hero { min-height: calc(100svh - var(--header-h)); }
  .hero-media img { object-position: 64% 50%; }
  .hero-actions .btn { flex: 1 1 100%; }
  .hero-credit { position: static; padding: 0 var(--gutter) 18px; }
  .hero { flex-direction: column; justify-content: flex-end; align-items: stretch; }
}

@media (prefers-reduced-motion: no-preference) {
  .hero-media img { animation: hero-settle 2.4s cubic-bezier(.2,.7,.2,1) both; }
  .hero-inner > * { animation: hero-rise 1s cubic-bezier(.2,.7,.2,1) both; }
  .hero-inner > *:nth-child(2) { animation-delay: .12s; }
  .hero-inner > *:nth-child(3) { animation-delay: .24s; }
  .hero-inner > *:nth-child(4) { animation-delay: .36s; }
}
@keyframes hero-settle { from { transform: scale(1.06); } to { transform: scale(1); } }
@keyframes hero-rise { from { opacity: 0; transform: translateY(18px); } to { opacity: 1; transform: none; } }

/* ---------- Credentials band ---------- */
.credentials { border-bottom: 1px solid var(--rule); }
.credentials dl {
  margin: 0; display: grid; grid-template-columns: 1fr 1fr 1.4fr;
}
.credentials dl > div { padding: 30px 28px 30px 0; }
.credentials dl > div + div { padding-left: 28px; border-left: 1px solid var(--rule); }
.credentials dt { font-family: var(--display); font-size: 0.9rem; color: var(--graphite); margin-bottom: 4px; }
.credentials dd { margin: 0; font-family: var(--display); font-size: 1.2rem; font-weight: 400; line-height: 1.3; }
@media (max-width: 820px) {
  .credentials dl { grid-template-columns: 1fr; }
  .credentials dl > div { padding: 20px 0; }
  .credentials dl > div + div { padding-left: 0; border-left: 0; border-top: 1px solid var(--rule); }
}

/* ---------- Section scaffolding ---------- */
.section { padding-block: var(--section); }
.section-head { display: grid; grid-template-columns: 1fr 1fr; gap: 40px 64px; align-items: end; margin-bottom: clamp(48px, 7vw, 96px); }
.section-head p { color: var(--graphite); margin: 0; }
@media (max-width: 820px) { .section-head { grid-template-columns: 1fr; } }

/* ---------- Services ---------- */
.service {
  display: grid; grid-template-columns: repeat(12, 1fr); gap: 0 clamp(20px, 3vw, 48px);
  align-items: center;
}
.service + .service { margin-top: clamp(64px, 9vw, 128px); }
.service-media { grid-column: 1 / span 7; }
.service-body { grid-column: 9 / span 4; }
.service.is-reversed .service-media { grid-column: 6 / span 7; grid-row: 1; }
.service.is-reversed .service-body { grid-column: 1 / span 4; grid-row: 1; }
.service-media .frame { aspect-ratio: 4 / 3; overflow: hidden; }
.service-media.is-tall .frame { aspect-ratio: 4 / 5; }
.service.has-tall .service-media { grid-column: 2 / span 5; }
.service.has-tall.is-reversed .service-media { grid-column: 7 / span 5; }
.service.has-tall .service-body { grid-column: 8 / span 5; }
.service.has-tall.is-reversed .service-body { grid-column: 1 / span 5; }
.frame img { width: 100%; height: 100%; object-fit: cover; }
.service-kind {
  font-family: var(--display); font-size: 1rem; font-weight: 500; color: var(--green-text);
  margin-bottom: 18px;
}
.service h3 { margin-bottom: 20px; }
.service-body p { color: var(--graphite); }
.service-body .text-link { margin-top: 8px; }

@media (max-width: 820px) {
  .service, .service.is-reversed, .service.has-tall, .service.has-tall.is-reversed { grid-template-columns: 1fr; }
  .service .service-media, .service.is-reversed .service-media,
  .service.has-tall .service-media, .service.has-tall.is-reversed .service-media,
  .service .service-body, .service.is-reversed .service-body,
  .service.has-tall .service-body, .service.has-tall.is-reversed .service-body { grid-column: 1; grid-row: auto; }
  .service-body { margin-top: 28px; }
  .service-media.is-tall .frame { aspect-ratio: 4 / 3; }
}

/* ---------- About ---------- */
.about { background: var(--stone); }
.about-grid { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(36px, 6vw, 96px); align-items: center; }
.portrait {
  margin: 0; background: #e6e6e4; aspect-ratio: 4 / 5; overflow: hidden;
  max-width: 520px;
}
.portrait img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 0%; }
.about-role { font-family: var(--display); font-size: clamp(1.2rem, 1.8vw, 1.45rem); font-weight: 300; line-height: 1.35; margin: 18px 0 28px; max-width: 26em; }
.about-copy p { color: #2b2b2b; }
.affiliation { margin-top: 36px; padding-top: 28px; border-top: 1px solid var(--rule); display: flex; flex-wrap: wrap; align-items: center; gap: 20px 40px; }
.affiliation img { width: 260px; }
.affiliation p { font-family: var(--display); font-size: 0.95rem; color: var(--graphite); margin: 0; max-width: 22em; line-height: 1.45; }
.about-actions { margin-top: 36px; display: flex; flex-wrap: wrap; gap: 14px; }
@media (max-width: 900px) {
  .about-grid { grid-template-columns: 1fr; }
  .portrait { max-width: 420px; }
}

/* ---------- Areas ---------- */
.areas {
  position: relative; isolation: isolate; color: var(--white); background: #111;
  padding-block: var(--section);
  overflow: hidden;
}
.areas-media { position: absolute; inset: 0; z-index: -2; }
.areas-media img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 60%; }
.areas::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(90deg, rgba(0,0,0,.88) 0%, rgba(0,0,0,.7) 45%, rgba(0,0,0,.25) 100%);
}
.areas h2 { max-width: 9ch; }
.areas-intro { color: rgba(255,255,255,.88); margin: 28px 0 48px; max-width: 30em; }
.states { display: grid; grid-template-columns: repeat(2, minmax(0, 300px)); gap: 40px; }
.state h3 { font-size: 1.05rem; font-weight: 500; letter-spacing: 0; padding-bottom: 12px; border-bottom: 1px solid rgba(255,255,255,.35); margin-bottom: 8px; display: flex; align-items: center; gap: 10px; }
.state h3::before { content: ""; width: 8px; height: 8px; background: var(--green-light); }
.state ul { list-style: none; margin: 0; padding: 0; }
.state li { font-family: var(--display); font-weight: 300; font-size: clamp(1.25rem, 2vw, 1.6rem); padding: 8px 0; line-height: 1.3; }
.areas .photo-credit { color: rgba(255,255,255,.65); margin-top: 64px; }
.areas .photo-credit a { color: inherit; }
@media (max-width: 640px) {
  .states { grid-template-columns: 1fr; gap: 32px; }
  .areas::before { background: rgba(0,0,0,.72); }
}

/* ---------- Search notice ---------- */
.search-teaser .wrap { display: grid; grid-template-columns: 1fr 1fr; gap: 40px 64px; align-items: start; }
.status {
  display: inline-flex; align-items: center; gap: 10px;
  font-family: var(--display); font-size: 0.95rem; font-weight: 500;
  border: 1px solid var(--rule); padding: 8px 14px; margin-bottom: 26px;
}
.status::before { content: ""; width: 8px; height: 8px; border-radius: 50%; border: 1.5px solid var(--graphite); }
.search-teaser p { color: var(--graphite); }
.search-teaser .actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 12px; }
@media (max-width: 820px) { .search-teaser .wrap { grid-template-columns: 1fr; } }

/* ---------- Contact ---------- */
.contact { background: var(--black); color: var(--white); }
.contact-grid { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(48px, 7vw, 120px); }
.contact-intro p { color: var(--mist); margin-top: 24px; }
.direct { margin-top: 48px; display: grid; gap: 24px; }
.direct-item span { display: block; font-family: var(--display); font-size: 0.9rem; color: var(--mist); }
.direct-item a { font-family: var(--display); font-weight: 300; font-size: clamp(1.3rem, 2.2vw, 1.75rem); text-decoration: none; overflow-wrap: anywhere; line-height: 1.3; }
.direct-item a:hover { text-decoration: underline; text-decoration-color: var(--green-light); }
.contact-tag { width: 120px; margin-top: 56px; }

.form { display: grid; gap: 24px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.field label, .field legend { display: block; font-family: var(--display); font-size: 0.95rem; margin-bottom: 8px; color: var(--white); padding: 0; }
.field .optional { color: var(--mist); font-weight: 300; }
.field input, .field textarea {
  width: 100%; background: transparent; color: var(--white);
  border: 0; border-bottom: 1px solid #6b6b6b; border-radius: 0;
  font-family: var(--text); font-size: 1.1rem; padding: 10px 0; min-height: 48px;
}
.field textarea { min-height: 120px; resize: vertical; line-height: 1.5; }
.field input:focus, .field textarea:focus { outline: none; border-bottom-color: var(--green-light); box-shadow: 0 1px 0 0 var(--green-light); }
.field fieldset { border: 0; margin: 0; padding: 0; min-width: 0; }
.choices { display: flex; flex-wrap: wrap; gap: 10px; }
.choice input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.choice span {
  display: inline-flex; align-items: center; min-height: 44px; padding: 0 18px;
  border: 1px solid #6b6b6b; font-family: var(--display); font-size: 0.98rem; cursor: pointer;
  transition: background-color .15s ease, border-color .15s ease;
}
.choice input:checked + span { background: var(--white); color: var(--black); border-color: var(--white); }
.choice input:focus-visible + span { outline: 2px solid var(--green-light); outline-offset: 3px; }
.form-error { color: #ffb4a8; font-family: var(--display); font-size: 0.92rem; margin: 6px 0 0; min-height: 0; }
.form-error:empty { display: none; }
.form-foot { display: flex; flex-wrap: wrap; align-items: center; gap: 18px 28px; }
.form-note { font-family: var(--display); font-size: 0.9rem; color: var(--mist); margin: 0; max-width: 28em; line-height: 1.45; }
@media (max-width: 900px) { .contact-grid { grid-template-columns: 1fr; } }
@media (max-width: 560px) { .form-row { grid-template-columns: 1fr; } .form-foot .btn { width: 100%; } }

/* ---------- Footer ---------- */
.site-footer { background: var(--black); color: var(--mist); border-top: 1px solid var(--rule-dark); padding-block: 56px 40px; font-family: var(--display); font-size: 0.92rem; line-height: 1.55; }
.footer-brands { display: flex; flex-wrap: wrap; align-items: center; gap: 28px 40px; padding-bottom: 36px; border-bottom: 1px solid var(--rule-dark); }
.footer-brands .tag { width: 96px; }
.footer-brands .divider { width: 1px; height: 44px; background: var(--rule-dark); }
.footer-brands .broker { width: 240px; }
.footer-grid { display: grid; grid-template-columns: 2fr 1fr 1fr; gap: 32px 48px; padding-top: 36px; }
.footer-grid p { max-width: 40em; }
.footer-grid h2 { font-size: 0.92rem; font-weight: 500; letter-spacing: 0; color: var(--white); margin-bottom: 12px; }
.footer-grid ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 6px; }
.footer-grid a { text-decoration: none; color: var(--white); }
.footer-grid a:hover { text-decoration: underline; text-decoration-color: var(--green-light); }
.footer-legal { margin-top: 36px; padding-top: 24px; border-top: 1px solid var(--rule-dark); font-size: 0.85rem; }
.footer-legal p { max-width: 70em; margin-bottom: 6px; }
@media (max-width: 820px) {
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-grid > :first-child { grid-column: 1 / -1; }
  .footer-brands .divider { display: none; }
}

/* ---------- Interior pages ---------- */
.page-hero { background: var(--black); color: var(--white); padding-block: clamp(64px, 9vw, 120px) clamp(48px, 6vw, 80px); }
.page-hero p { color: var(--mist); margin-top: 24px; font-size: 1.2rem; }
.page-hero .status { border-color: #555; color: var(--white); }
.page-hero .status::before { border-color: var(--mist); }

.idx-slot {
  border: 1px dashed #9a9a9a; background: var(--stone);
  min-height: 320px; display: grid; place-items: center; text-align: center;
  padding: 40px 24px;
}
.idx-slot p { margin-inline: auto; color: var(--graphite); }
.idx-slot strong { font-family: var(--display); font-weight: 500; color: var(--black); display: block; margin-bottom: 8px; font-size: 1.1rem; }

.two-col { display: grid; grid-template-columns: 1fr 1fr; gap: 48px 72px; }
@media (max-width: 820px) { .two-col { grid-template-columns: 1fr; } }
.plain-list { margin: 0; padding-left: 1.1em; }
.plain-list li { margin-bottom: 10px; color: #2b2b2b; }
.plain-list li::marker { color: var(--green); }

.credits-table { width: 100%; border-collapse: collapse; font-family: var(--display); font-size: 0.98rem; }
.credits-table th, .credits-table td { text-align: left; padding: 14px 16px 14px 0; border-bottom: 1px solid var(--rule); vertical-align: top; }
.credits-table th { font-weight: 500; color: var(--graphite); font-size: 0.9rem; }
@media (max-width: 720px) {
  .credits-table thead { display: none; }
  .credits-table tr { display: block; border-bottom: 1px solid var(--rule); padding: 12px 0; }
  .credits-table td { display: block; border: 0; padding: 2px 0; }
}

@media print {
  .site-header, .hero-media, .areas-media, .form { display: none; }
  .hero, .areas, .contact, .site-footer { color: #000; background: #fff; }
}

/* Natural color for buying and selling photography. */
#buy .photo, #sell .photo, #invest .photo { filter: none; }

/* Discreet, readable photo attribution. */
.photo-credit { font-size: 9px; line-height: 1.4; letter-spacing: 0; margin-top: 4px; }