/* ═══════════════════════════════════════════════════════════════
   NICHOL HUBBARD · REAL ESTATE BROKER
   Brokered by Real Broker LLC

   All business / personal data (name, phone, email, address, etc.)
   lives in ONE place: js/config.js (the SITE object). Never hard-code
   contact details in markup — use data-site* attributes instead.

   shared.css — site-wide only. Page-specific styles live in
   css/pages/<pagename>.css and are loaded only on that page.

   ┌─────────────────────────────────────────────────────────┐
   │  CENTRALIZED CONFIG — edit here, changes apply site-wide │
   └─────────────────────────────────────────────────────────┘

   BREAKPOINTS
   ─────────────────────────────────────────────────────────
   --bp-nav   1100px   nav phone# hides
   --bp-mid   1000px   nav CTA button hides
   --bp-md     900px   layouts stack, hamburger appears
   --bp-sm     480px   small phones

   SPACING
   ─────────────────────────────────────────────────────────
   --space-page     horizontal page padding (responsive)
   --space-section  vertical section padding (responsive)

   MAX WIDTHS
   ─────────────────────────────────────────────────────────
   --max-content    standard content column
   --max-wide       wide content column (properties grid etc)
   --max-narrow     narrow content column (intros, forms)
   ═══════════════════════════════════════════════════════════ */


/* ── RESET ─────────────────────────────────────────────────── */
*,*::before,*::after { margin:0; padding:0; box-sizing:border-box; }
html { scroll-behavior:smooth; font-size:17px; overflow-x:hidden; scroll-padding-top:90px; }
img { max-width:100%; }
body {
  background:var(--black);
  color:var(--cream);
  font-family:var(--sans);
  font-weight:400;
  overflow-x:hidden;
  -webkit-font-smoothing:antialiased;
  min-width:0;
}


/* ── DESIGN TOKENS ─────────────────────────────────────────── */
:root {

  /* ── Colors ── */
  --cream:        #FAF8F4;
  --black:        #0E1C2A;
  --charcoal:     #122130;
  --charcoal-mid: #162738;
  --stone:        #A8A39A;
  --sand:         #C9BFA8;
  --teal:         #5BBFB5;
  --teal-deep:    #3A9E95;
  --teal-muted:   rgba(91,191,181,0.12);
  --teal-border:  rgba(91,191,181,0.22);

  /* ── Typography ── */
  --serif:  'DM Serif Display','Georgia',serif;
  --sans:   'Raleway','Helvetica Neue',sans-serif;

  /* ── Breakpoints (reference only — use in media queries, not calc()) ── */
  --bp-nav:  1100px;
  --bp-mid:  1000px;
  --bp-md:    900px;
  --bp-sm:    480px;

  /* ── Spacing ── */
  --space-page:    clamp(1.5rem, 5vw, 5rem);
  --space-section: clamp(4rem, 8vw, 8.5rem);

  /* ── Max widths ── */
  --max-content: 1200px;
  --max-wide:    1300px;
  --max-narrow:   780px;
}


/* ── NAV ────────────────────────────────────────────────────── */
nav {
  position:fixed; top:0; left:0; right:0; z-index:200;
  display:flex; justify-content:space-between; align-items:center; gap:1rem;
  padding:1.4rem var(--space-page);
  transition:background .5s, padding .4s, border-color .5s;
  border-bottom:1px solid transparent;
}
nav.scrolled {
  background:rgba(14,28,42,.96);
  -webkit-backdrop-filter:blur(20px);
  backdrop-filter:blur(20px);
  padding:1rem var(--space-page);
  border-bottom-color:var(--teal-border);
}

.nav-logo { text-decoration:none; display:flex; align-items:center; gap:.65rem; line-height:1; flex-shrink:0; }
.nav-logo-mark { font-family:var(--serif); font-size:1.3rem; letter-spacing:.04em; color:var(--teal); border:1px solid var(--teal); padding:.4rem .6rem; line-height:1; }
.nav-logo-name { font-family:var(--serif); font-size:1.2rem; letter-spacing:.04em; color:var(--cream); }

.nav-center { display:flex; list-style:none; flex:1; justify-content:center; min-width:0; }
.nav-center li a {
  font-size:.62rem; font-weight:400; letter-spacing:.13em; text-transform:uppercase;
  color:var(--cream); text-decoration:none; padding:.4rem .55rem;
  transition:color .3s; position:relative; white-space:nowrap;
}
.nav-center li a::after {
  content:''; position:absolute; bottom:-2px; left:.55rem; right:.55rem;
  height:1px; background:var(--teal); transform:scaleX(0); transition:transform .3s;
}
.nav-center li a:hover { color:var(--teal); }
.nav-center li a:hover::after,
.nav-center li a.active::after { transform:scaleX(1); }
.nav-center li a.active { color:var(--teal); }

.nav-right { display:flex; gap:1.2rem; align-items:center; flex-shrink:0; }
.nav-tel {
  font-size:.78rem; font-weight:400; color:var(--cream);
  text-decoration:none; transition:color .3s; white-space:nowrap;
}
.nav-tel:hover { color:var(--teal); }
.nav-cta {
  font-size:.68rem; font-weight:400; letter-spacing:.14em; text-transform:uppercase;
  color:var(--teal); border:1px solid var(--teal); padding:.6rem 1.1rem;
  text-decoration:none; transition:all .3s; white-space:nowrap;
}
.nav-cta:hover { background:var(--teal); color:var(--black); }

.nav-hamburger { display:none; flex-direction:column; gap:5px; cursor:pointer; background:none; border:none; padding:4px; }
.nav-hamburger span { display:block; width:24px; height:1px; background:var(--cream); transition:transform .28s ease, opacity .2s ease; }
.nav-hamburger.is-open span:nth-child(1) { transform:translateY(6px) rotate(45deg); }
.nav-hamburger.is-open span:nth-child(2) { opacity:0; transform:scaleX(0); }
.nav-hamburger.is-open span:nth-child(3) { transform:translateY(-6px) rotate(-45deg); }

/* Mobile menu */
.mobile-menu {
  display:none;
  position:fixed; inset:0; z-index:190;
  background:var(--black);
  padding:72px var(--space-page) 2rem;
  flex-direction:column; justify-content:space-between;
  overflow-y:auto; -webkit-overflow-scrolling:touch;
}
.mobile-menu.open { display:flex; }
.mobile-menu a {
  font-family:var(--serif);
  font-size:clamp(1.6rem,7vw,2.4rem);
  color:var(--cream); text-decoration:none;
  border-bottom:1px solid rgba(91,191,181,.1);
  padding:.85rem 0; transition:color .25s; flex-shrink:0;
}
.mobile-menu a:first-child { border-top:1px solid rgba(91,191,181,.1); }
.mobile-menu a:hover,
.mobile-menu a:active { color:var(--teal); }
.mobile-menu-cta {
  font-size:.78rem !important;
  font-family:var(--sans) !important;
  letter-spacing:.18em; text-transform:uppercase;
  color:var(--teal) !important;
  border:1px solid var(--teal) !important;
  border-bottom:1px solid var(--teal) !important;
  padding:1rem 2rem !important;
  text-align:center; margin-top:1.5rem; flex-shrink:0;
}


/* ── BUTTONS ────────────────────────────────────────────────── */
.btn-primary {
  display:inline-block; font-family:var(--sans); font-size:.82rem; font-weight:400;
  letter-spacing:.18em; text-transform:uppercase;
  color:var(--black); background:var(--cream); padding:1.05rem 2.5rem;
  text-decoration:none; transition:all .3s; border:1px solid var(--cream);
}
.btn-primary:hover { background:transparent; color:var(--cream); }

.btn-outline {
  display:inline-block; font-family:var(--sans); font-size:.82rem; font-weight:400;
  letter-spacing:.18em; text-transform:uppercase;
  color:var(--cream); border:1px solid rgba(250,248,244,.5); padding:1.05rem 2.5rem;
  text-decoration:none; transition:all .3s;
}
.btn-outline:hover { border-color:var(--cream); background:rgba(250,248,244,.05); }

.btn-ghost-teal {
  display:inline-flex; align-items:center; gap:.55rem;
  font-size:.78rem; font-weight:400; letter-spacing:.16em; text-transform:uppercase;
  color:var(--teal); text-decoration:none;
  border-bottom:1px solid var(--teal); padding-bottom:4px; transition:all .3s;
}
.btn-ghost-teal:hover { color:var(--cream); border-color:var(--cream); }

.arrow { display:inline-block; transition:transform .3s; }
.btn-ghost-teal:hover .arrow { transform:translateX(5px); }


/* ── SECTION LABELS ─────────────────────────────────────────── */
.section-tag {
  font-size:.78rem; letter-spacing:.24em; text-transform:uppercase;
  color:var(--teal); display:flex; align-items:center; gap:1rem;
  margin-bottom:1.5rem; font-weight:400;
}
.section-tag::before { content:''; display:block; width:30px; height:1px; background:var(--teal); opacity:.6; flex-shrink:0; }
.section-tag.center { justify-content:center; }
.section-tag.center::before { display:none; }
.section-tag.center::after  { content:''; display:block; width:30px; height:1px; background:var(--teal); opacity:.6; }


/* ── HEADINGS ───────────────────────────────────────────────── */
.section-title { font-family:var(--serif); font-size:clamp(2rem,3.4vw,3.2rem); line-height:1.18; color:var(--cream); margin-bottom:1.5rem; }
.section-title em  { font-style:italic; color:var(--teal); }
.section-title.large  { font-size:clamp(2.4rem,4.2vw,4rem); }
.section-title.center { text-align:center; }
.section-body { font-size:1.05rem; font-weight:300; line-height:1.85; color:var(--sand); }


/* ── STATS STRIP ────────────────────────────────────────────── */
.stats-strip {
  background:var(--charcoal);
  border-top:1px solid var(--teal-border);
  border-bottom:1px solid var(--teal-border);
  padding:2.4rem var(--space-page);
  display:flex; justify-content:center; flex-wrap:wrap;
}
.stats-inner { display:flex; justify-content:center; flex-wrap:wrap; max-width:var(--max-content); width:100%; }
.stat-item { text-align:center; padding:0 2.8rem; }
.stat-item + .stat-item { border-left:1px solid rgba(91,191,181,.15); }
.stat-num { font-family:var(--serif); font-size:2rem; color:var(--cream); line-height:1.1; white-space:nowrap; }
.stat-num em { font-style:normal; color:var(--teal); }
.stat-label { font-size:.6rem; letter-spacing:.2em; text-transform:uppercase; color:var(--stone); margin-top:.4rem; font-weight:400; }
.stat-source { font-size:.55rem; letter-spacing:.18em; text-transform:uppercase; color:rgba(140,135,128,.5); margin-top:.3rem; }


/* ── CTA BAND ───────────────────────────────────────────────── */
.cta-band {
  background:var(--charcoal);
  border-top:1px solid var(--teal-border);
  border-bottom:1px solid var(--teal-border);
  padding:var(--space-section) var(--space-page);
  display:grid; grid-template-columns:1fr auto; gap:4rem; align-items:center;
}
.cta-band-title { font-family:var(--serif); font-size:clamp(1.8rem,2.9vw,2.7rem); color:var(--cream); line-height:1.2; margin-bottom:.8rem; }
.cta-band-title em { font-style:italic; color:var(--teal); }
.cta-band-sub { font-size:1.02rem; font-weight:300; color:var(--sand); line-height:1.7; max-width:480px; }
.cta-band-actions { display:flex; flex-direction:column; gap:1rem; align-items:flex-end; }


/* ── REVEAL ANIMATIONS ──────────────────────────────────────── */
.reveal { opacity:0; transform:translateY(26px); transition:opacity .88s ease, transform .88s ease; }
.reveal.visible { opacity:1; transform:translateY(0); }
.reveal-delay-1 { transition-delay:.11s; }
.reveal-delay-2 { transition-delay:.21s; }
.reveal-delay-3 { transition-delay:.31s; }
.reveal-delay-4 { transition-delay:.41s; }




/* ── UTILITIES (shared; avoid per-page duplication) ───────────── */
.section-intro { max-width:560px; margin-top:.5rem; }
.section-head-wide { max-width:1200px; margin:0 auto; }
.u-center  { text-align:center; }
.u-mt-sm   { margin-top:1rem; }
.u-mt-md   { margin-top:1.5rem; }
.u-mt-lg   { margin-top:3rem; }
.u-mt-xl   { margin-top:4rem; }
.u-mb-sm   { margin-bottom:1.5rem; }
.u-mb-md   { margin-bottom:2rem; }
.u-mb-lg   { margin-bottom:2.2rem; }


/* ── FOOTER ─────────────────────────────────────────────────── */
.site-footer { background:var(--black); border-top:1px solid var(--teal-border); padding:var(--space-section) var(--space-page) 0; }
.footer-grid { display:grid; grid-template-columns:1.7fr 1fr 1fr 1.3fr; gap:3rem; padding-bottom:4rem; border-bottom:1px solid rgba(91,191,181,.07); }
.footer-cobrand { display:flex; align-items:center; flex-wrap:wrap; gap:.5rem 1rem; margin-bottom:1.2rem; }
.footer-brand { display:flex; align-items:center; gap:.65rem; }
.footer-brand-mark { font-family:var(--serif); font-size:1.15rem; color:var(--teal); border:1px solid var(--teal); padding:.4rem .55rem; line-height:1; flex-shrink:0; }
.footer-brand-name { font-family:var(--serif); font-size:1.25rem; color:var(--cream); white-space:nowrap; }
.footer-cobrand-divider { width:1px; height:30px; background:rgba(201,191,168,.3); flex-shrink:0; }
.footer-cobrand-real { display:flex; align-items:center; gap:1rem; }
.footer-real-logo { height:30px; width:auto; display:block; flex-shrink:0; }
.footer-tagline { font-size:.95rem; font-weight:300; color:var(--sand); line-height:1.75; max-width:280px; }
.footer-col-title { font-size:.78rem; letter-spacing:.22em; text-transform:uppercase; color:var(--teal); margin-bottom:1.4rem; font-weight:400; }
.footer-links { list-style:none; display:flex; flex-direction:column; gap:.85rem; }
.footer-links a { font-size:.95rem; font-weight:300; color:var(--sand); text-decoration:none; transition:color .3s; }
.footer-links a:hover { color:var(--cream); }
.footer-links a.hl { color:var(--teal); }
.footer-disclosure { padding:1.8rem 0; border-top:1px solid rgba(91,191,181,.07); }
.footer-disclosure p { font-size:.82rem; font-weight:300; color:var(--sand); line-height:1.7; margin-bottom:.5rem; }
.footer-disclosure p:last-child { margin-bottom:0; }
.footer-disclosure strong { color:var(--cream); font-weight:500; }
.footer-bottom { padding:1.8rem 0; display:flex; justify-content:space-between; align-items:center; border-top:1px solid rgba(91,191,181,.07); }
.footer-bottom p { font-size:.78rem; font-weight:400; color:var(--sand); letter-spacing:.04em; }


/* ── MODAL ──────────────────────────────────────────────────── */
/* Injected only on pages that call injectModal() — currently guides.html */
.modal-bg { position:fixed; inset:0; z-index:300; background:rgba(14,28,42,.92); -webkit-backdrop-filter:blur(10px); backdrop-filter:blur(10px); display:none; align-items:center; justify-content:center; padding:2rem; }
.modal-bg.open { display:flex; }
.modal { background:var(--charcoal); border:1px solid var(--teal-border); max-width:510px; width:100%; padding:3.2rem; position:relative; animation:mIn .4s cubic-bezier(.16,1,.3,1); }
@keyframes mIn { from{opacity:0;transform:translateY(18px)} to{opacity:1;transform:translateY(0)} }
.modal-close { position:absolute; top:1.3rem; right:1.3rem; background:none; border:none; cursor:pointer; font-size:.6rem; letter-spacing:.15em; color:var(--stone); text-transform:uppercase; transition:color .3s; }
.modal-close:hover { color:var(--cream); }
.modal-eyebrow { font-size:.58rem; letter-spacing:.28em; text-transform:uppercase; color:var(--teal); margin-bottom:.9rem; }
.modal-title { font-family:var(--serif); font-size:1.7rem; color:var(--cream); line-height:1.2; margin-bottom:.7rem; }
.modal-title em { font-style:italic; color:var(--teal); }
.modal-desc { font-size:.8rem; font-weight:300; color:var(--stone); line-height:1.8; margin-bottom:1.8rem; }
.modal-form { display:flex; flex-direction:column; gap:.82rem; }
.modal-input { background:transparent; border:none; border-bottom:1px solid rgba(91,191,181,.2); padding:.72rem 0; font-family:var(--sans); font-size:.82rem; font-weight:300; color:var(--cream); outline:none; transition:border-color .3s; width:100%; }
.modal-input::placeholder { color:rgba(140,135,128,.45); font-size:.76rem; }
.modal-input:focus { border-color:var(--teal); }
.modal-submit { margin-top:.3rem; background:var(--teal); color:var(--black); border:1px solid var(--teal); font-family:var(--sans); font-size:.67rem; font-weight:400; letter-spacing:.2em; text-transform:uppercase; padding:.95rem 2rem; cursor:pointer; transition:all .3s; align-self:flex-start; }
.modal-submit:hover { background:var(--teal-deep); border-color:var(--teal-deep); }
.modal-note { font-size:.68rem; font-weight:300; color:var(--stone); margin-top:.9rem; line-height:1.6; }


/* ── PAGE HERO (hero-image pages: about / buyers / sellers / family-transitions) ── */
@keyframes heroZoom { from{transform:scale(1.06);opacity:.7} to{transform:scale(1.01);opacity:1} }
@keyframes fadeUp   { from{opacity:0;transform:translateY(22px)} to{opacity:1;transform:translateY(0)} }

.page-hero { position:relative; height:60vh; min-height:440px; display:flex; align-items:flex-end; overflow:hidden; }
.page-hero-bg { position:absolute; inset:0; background-size:cover; background-position:center; animation:heroZoom 2s cubic-bezier(.16,1,.3,1) forwards; }
.page-hero-overlay { position:absolute; inset:0; background:linear-gradient(to bottom,rgba(14,28,42,.62) 0%,rgba(14,28,42,.42) 40%,rgba(14,28,42,.92) 100%); }
.page-hero-content { position:relative; z-index:2; padding:0 var(--space-page) clamp(2.5rem,4vw,4.5rem); opacity:0; animation:fadeUp 1s .5s ease forwards; max-width:920px; }
.page-hero-eyebrow { font-size:.62rem; letter-spacing:.3em; text-transform:uppercase; color:var(--teal); display:flex; align-items:center; gap:1rem; margin-bottom:1.2rem; }
.page-hero-eyebrow::before { content:''; width:36px; height:1px; background:var(--teal); opacity:.5; }
.page-hero-title { font-family:var(--serif); font-size:clamp(2.4rem,5.2vw,4.6rem); font-weight:400; color:var(--cream); line-height:1.08; text-shadow:0 2px 24px rgba(14,28,42,.55); }
.page-hero-title em { font-style:italic; color:var(--sand); }
.intro-section { padding:var(--space-section) var(--space-page); }

/* ═══════════════════════════════════════════════════════════════
   RESPONSIVE BREAKPOINTS — shared components only
   ═══════════════════════════════════════════════════════════ */

/* 1100px — hide phone number */
@media(max-width:1100px) {
  nav        { padding:1.2rem var(--space-page); }
  nav.scrolled { padding:.9rem var(--space-page); }
  .nav-tel   { display:none; }
}

/* 1000px — hide CTA button */
@media(max-width:1000px) {
  .nav-cta { display:none; }
}

/* 900px — hamburger + stack shared components */
@media(max-width:900px) {
  .nav-center { display:none; }
  .nav-hamburger { display:flex; }

  .stats-inner { gap:1.2rem; }
  .stat-item { padding:0 1.4rem; flex:0 0 40%; }
  .stat-item + .stat-item { border-left:none; }
  .stat-item:nth-child(2n) { border-left:1px solid rgba(91,191,181,.15); }

  .cta-band { grid-template-columns:1fr; gap:2rem; }
  .cta-band-actions { align-items:flex-start; }

  .footer-grid { grid-template-columns:1fr 1fr; gap:2rem; }
  .footer-bottom { flex-direction:column; gap:.4rem; text-align:center; padding:1.2rem 0; }
  .footer-cobrand { flex-wrap:wrap; gap:.8rem; }
  .footer-cobrand-divider { display:none; }

  .modal { padding:2.2rem 1.6rem; }

  .page-hero-content { padding:0 var(--space-page) 3rem; }
}

/* 480px — small phones */
@media(max-width:480px) {
  .footer-grid { grid-template-columns:1fr; }
  .btn-primary,
  .btn-outline { width:100%; text-align:center; }

  .stat-item { flex:0 0 100%; }
  .stat-item + .stat-item { border-left:none; }
  .stat-item:nth-child(2n) { border-left:none; }

  /* CTA actions stretch to full width for easy tapping */
  .cta-band-actions { width:100%; }
  .cta-band-actions .btn-primary { width:100%; }

  /* keep the brand mark, let the long name wrap gracefully */
  .nav-logo-name { font-size:1.05rem; }
}