/* ═══════════════════════════════════════
   NICHOL HUBBARD · REAL ESTATE BROKER
   Brokered by Real Broker LLC
   (253) 432-6030
   nicholhubbard.homes@gmail.com
   Gig Harbor & West Sound, WA
   ═══════════════════════════════════════ */
*,*::before,*::after{margin:0;padding:0;box-sizing:border-box;}
:root{
  --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);
  --serif:'DM Serif Display','Georgia',serif;
  --script:'Great Vibes',cursive;
  --sans:'Raleway','Helvetica Neue',sans-serif;
}
html{scroll-behavior:smooth;font-size:17px;}
body{background:var(--black);color:var(--cream);font-family:var(--sans);font-weight:400;overflow-x:hidden;-webkit-font-smoothing:antialiased;}

/* NAV */
nav{position:fixed;top:0;left:0;right:0;z-index:200;display:flex;justify-content:space-between;align-items:center;padding:1.8rem 2.5rem;transition:background .5s,padding .4s,border-color .5s;border-bottom:1px solid transparent;}
nav.scrolled{background:rgba(14,28,42,.96);backdrop-filter:blur(20px);padding:1.1rem 2.5rem;border-bottom-color:var(--teal-border);}
.nav-logo{text-decoration:none;display:flex;align-items:center;gap:.65rem;line-height:1;}
.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;gap:0;list-style:none;position:absolute;left:50%;transform:translateX(-50%);}
.nav-center li a{font-size:.7rem;font-weight:400;letter-spacing:.16em;text-transform:uppercase;color:var(--cream);text-decoration:none;padding:.4rem .7rem;transition:color .3s;position:relative;white-space:nowrap;}
.nav-center li a::after{content:'';position:absolute;bottom:-2px;left:.7rem;right:.7rem;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:1.4rem;align-items:center;}
.nav-tel{font-size:.85rem;font-weight:400;color:var(--cream);text-decoration:none;transition:color .3s;}
.nav-tel:hover{color:var(--teal);}
.nav-cta{font-size:.72rem;font-weight:400;letter-spacing:.16em;text-transform:uppercase;color:var(--teal);border:1px solid var(--teal);padding:.7rem 1.4rem;text-decoration:none;transition:all .3s;}
.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);}
.mobile-menu{display:none;position:fixed;inset:0;z-index:190;background:var(--black);padding:7rem 2.5rem 3rem;flex-direction:column;}
.mobile-menu.open{display:flex;}
.mobile-menu a{font-family:var(--serif);font-size:2rem;color:var(--cream);text-decoration:none;border-bottom:1px solid rgba(91,191,181,.1);padding:1rem 0;transition:color .3s;}
.mobile-menu a:hover{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;padding:.9rem 2rem!important;text-align:center;margin-top:1.2rem;}

/* 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);}
.btn-ghost{display:inline-flex;align-items:center;gap:.55rem;font-size:.78rem;font-weight:400;letter-spacing:.16em;text-transform:uppercase;color:var(--sand);text-decoration:none;border-bottom:1px solid rgba(201,191,168,.4);padding-bottom:4px;transition:all .3s;}
.btn-ghost:hover{color:var(--cream);border-color:var(--cream);}
.arrow{display:inline-block;transition:transform .3s;}
.btn-ghost-teal:hover .arrow,.btn-ghost: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:2.2rem 5rem;display:flex;justify-content:center;}
.stat-item{text-align:center;padding:0 2.5rem;}
.stat-item+.stat-item{border-left:1px solid rgba(91,191,181,.15);}
.stat-num{font-family:var(--serif);font-size:1.6rem;color:var(--cream);line-height:1.1;white-space:nowrap;}
.stat-num em{font-style:normal;color:var(--teal);font-size:1.3rem;margin-left:.15rem;}
.stat-label{font-size:.78rem;letter-spacing:.18em;text-transform:uppercase;color:var(--sand);margin-top:.5rem;font-weight:400;}
.stat-source{font-size:.66rem;font-weight:400;letter-spacing:.15em;text-transform:uppercase;color:var(--sand);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:5.5rem 4.5rem;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 */
.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;}

/* FOOTER */
.site-footer{background:var(--black);border-top:1px solid var(--teal-border);padding:5rem 4.5rem 0;}
.footer-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:3rem;padding-bottom:4rem;border-bottom:1px solid rgba(91,191,181,.07);}
.footer-cobrand{display:flex;align-items:center;gap:1.2rem;margin-bottom:1.2rem;}
.footer-brand{display:flex;align-items:center;gap:.65rem;margin-bottom:0;}
.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;}
.footer-brand-name{font-family:var(--serif);font-size:1.25rem;color:var(--cream);}
.footer-cobrand-divider{width:1px;height:40px;background:rgba(201,191,168,.3);flex-shrink:0;}
.footer-real-logo{height:40px;width:auto;display:block;flex-shrink:0;}
.footer-firm-line{display:none;}
@media(max-width:600px){
  .footer-cobrand{flex-wrap:wrap;gap:.8rem;}
  .footer-cobrand-divider{display:none;}
}
.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 */
.modal-bg{position:fixed;inset:0;z-index:300;background:rgba(14,28,42,.92);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;}

@media(max-width:960px){
  nav{padding:1.3rem 2rem;}
  nav.scrolled{padding:1rem 2rem;}
  .nav-center,.nav-tel{display:none;}
  .nav-hamburger{display:flex;}
  .stats-strip{padding:2rem;flex-wrap:wrap;gap:1.2rem;justify-content:center;}
  .stat-item{padding:0 1.8rem;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:2.2rem;padding:4rem 2rem;}
  .cta-band-actions{align-items:flex-start;}
  .site-footer{padding:4rem 2rem 0;}
  .footer-grid{grid-template-columns:1fr 1fr;gap:2.2rem;}
  .footer-bottom{flex-direction:column;gap:.4rem;text-align:center;padding:1.3rem 0;}
  .modal{padding:2.3rem 1.7rem;}
}