/* =============================================================
   RICHLAND PROPERTY PARTNERS — styles.css
   All site styles in one file. Organized top-to-bottom:

   1.  CSS Custom Properties (design tokens / theme variables)
   2.  Reset & Base Styles
   3.  Utility Classes & Shared Components (buttons, sections)
   4.  Navigation
   5.  Hero Section
   6.  About Section
   7.  Team Section
   8.  Services Section
   9.  Contact Section
   10. Footer
   11. Scroll Reveal Animations
   12. Responsive Breakpoints
   ============================================================= */


/* ─────────────────────────────────────────────
   1. CSS CUSTOM PROPERTIES
   Change the values here to retheme the whole site.
   ───────────────────────────────────────────── */
:root {
  /* Colors */
  --color-navy:       #0A1F3F;   /* Primary dark background */
  --color-navy-mid:   #0d2a52;   /* Slightly lighter navy */
  --color-navy-light: #1a3a6e;   /* Hover states on dark bg */
  --color-maroon:     #7B2D3B;   /* Brand accent */
  --color-maroon-light:#9B4D5B;  /* Maroon on hover */
  --color-cream:      #F3F4F6;   /* Section backgrounds (warm light grey) */
  --color-white:      #FFFFFF;
  --color-charcoal:   #1A1A2E;   /* Footer background */
  --color-slate:      #6B7280;   /* Body text */
  --color-slate-light:#9CA3AF;   /* Secondary text */
  --color-dark-text:  #111827;   /* High-emphasis headings */
  --color-body-text:  #374151;   /* Dark grey for paragraph text — passes WCAG AA */
  --color-border:     #E5E7EB;   /* Subtle dividers */
  --color-border-dark:rgba(255,255,255,0.1); /* Dividers on dark bg */

  /* Typography */
  --font-serif:       'Playfair Display', Georgia, serif;
  --font-sans:        'Inter', system-ui, sans-serif;

  /* Spacing scale */
  --space-xs:   0.5rem;    /*  8px */
  --space-sm:   0.75rem;   /* 12px */
  --space-md:   1rem;      /* 16px */
  --space-lg:   1.5rem;    /* 24px */
  --space-xl:   2rem;      /* 32px */
  --space-2xl:  3rem;      /* 48px */
  --space-3xl:  4rem;      /* 64px */
  --space-4xl:  6rem;      /* 96px */
  --space-5xl:  8rem;      /* 128px */

  /* Layout */
  --max-width:        1200px;
  --nav-height:       260px;
  --nav-height-small: 140px;
  --border-radius:    8px;
  --border-radius-lg: 16px;

  /* Shadows */
  --shadow-sm:  0 1px 3px rgba(0,0,0,0.08), 0 1px 2px rgba(0,0,0,0.05);
  --shadow-md:  0 4px 16px rgba(0,0,0,0.08), 0 2px 6px rgba(0,0,0,0.05);
  --shadow-lg:  0 12px 40px rgba(0,0,0,0.12), 0 4px 12px rgba(0,0,0,0.06);
  --shadow-xl:  0 24px 60px rgba(0,0,0,0.16);
  --shadow-maroon:0 4px 20px rgba(123,45,59,0.3);

  /* Transitions */
  --transition-fast:  0.15s ease;
  --transition-base:  0.25s ease;
  --transition-slow:  0.4s ease;
}


/* ─────────────────────────────────────────────
   2. RESET & BASE STYLES
   ───────────────────────────────────────────── */
*, *::before, *::after {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}

html {
  scroll-behavior: smooth;   /* Enables smooth anchor scrolling */
  font-size: 16px;
}

body {
  font-family: var(--font-sans);
  color: var(--color-slate);
  background-color: var(--color-white);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}

/* Respect user preference for reduced motion */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: 0.01ms !important; transition-duration: 0.01ms !important; }
}

img, svg { display: block; max-width: 100%; }

a {
  color: inherit;
  text-decoration: none;
}

ul, ol { list-style: none; }

button {
  cursor: pointer;
  font-family: var(--font-sans);
  border: none;
  background: none;
}

input, textarea, select {
  font-family: var(--font-sans);
}


/* ─────────────────────────────────────────────
   3. UTILITY CLASSES & SHARED COMPONENTS
   ───────────────────────────────────────────── */

/* --- Container --- */
.container {
  width: 100%;
  max-width: var(--max-width);
  margin-inline: auto;
  padding-inline: var(--space-xl);
}

/* Narrower container used for centered content (team section header) */
.container--narrow {
  max-width: 960px;
}

/* --- Section shared spacing --- */
.section {
  padding-block: var(--space-5xl);
}

/* --- Section header block (eyebrow + heading + subtext) --- */
.section-header {
  text-align: center;
  max-width: 640px;
  margin-inline: auto;
  margin-bottom: var(--space-3xl);
}

.section-eyebrow {
  font-family: var(--font-sans);
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--color-maroon);
  margin-bottom: var(--space-sm);
}

.section-eyebrow--light {
  color: rgba(255,255,255,0.8);  /* stays gold on dark bg */
}

.section-heading {
  font-family: var(--font-serif);
  font-size: clamp(1.75rem, 3.5vw, 2.5rem);
  font-weight: 700;
  color: var(--color-navy);
  line-height: 1.25;
  margin-bottom: var(--space-md);
}

.section-heading--light {
  color: var(--color-white);
}

.section-subtext {
  font-size: 1.0625rem;
  color: var(--color-slate);
  max-width: 520px;
  margin-inline: auto;
}

/* --- Body text helpers --- */
.body-text {
  font-size: 1.0625rem;
  color: var(--color-body-text);
  line-height: 1.75;
  margin-bottom: var(--space-md);
}

.body-text--light {
  color: rgba(255,255,255,0.75);
}

/* ─── Buttons ───
   Base .btn class is shared; modifiers change color/size.
*/
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: var(--space-xs);
  padding: 0.75rem 1.75rem;
  border-radius: var(--border-radius);
  font-family: var(--font-sans);
  font-size: 0.9375rem;
  font-weight: 600;
  letter-spacing: 0.02em;
  cursor: pointer;
  border: 2px solid transparent;
  transition: background-color var(--transition-base),
              color var(--transition-base),
              border-color var(--transition-base),
              box-shadow var(--transition-base),
              transform var(--transition-fast);
  white-space: nowrap;
}

.btn:hover  { transform: translateY(-1px); }
.btn:active { transform: translateY(0); }

/* Gold filled button */
.btn-gold {
  background-color: var(--color-maroon);
  color: var(--color-white);
  border-color: var(--color-maroon);
}
.btn-gold:hover {
  background-color: var(--color-maroon-light);
  border-color: var(--color-maroon-light);
  box-shadow: var(--shadow-maroon);
}

/* Outline button (light, for dark backgrounds) */
.btn-outline {
  background-color: transparent;
  color: var(--color-white);
  border-color: rgba(255,255,255,0.5);
}
.btn-outline:hover {
  border-color: var(--color-white);
  background-color: rgba(255,255,255,0.08);
}

/* Outline button (dark, for light backgrounds like team cards) */
.btn-outline-dark {
  background-color: transparent;
  color: var(--color-navy);
  border-color: var(--color-navy);
}
.btn-outline-dark:hover {
  background-color: var(--color-navy);
  color: var(--color-white);
}

/* Size modifiers */
.btn-lg  { padding: 0.875rem 2.25rem; font-size: 1rem; }
.btn-sm  { padding: 0.5rem 1.25rem;   font-size: 0.875rem; }
.btn-full{ width: 100%; }


/* ─────────────────────────────────────────────
   4. NAVIGATION
   ───────────────────────────────────────────── */
.nav-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 1000;
  height: var(--nav-height);
  background: linear-gradient(to right, rgba(255,255,255,0.90) 0%, rgba(255,255,255,0.55) 35%, rgba(255,255,255,0.0) 65%);
  backdrop-filter: blur(6px);
  -webkit-backdrop-filter: blur(6px);
  transition: height var(--transition-base),
              background-color var(--transition-base),
              backdrop-filter var(--transition-base),
              box-shadow var(--transition-base);
}

/* State added by JS when user scrolls down */
.nav-header.scrolled {
  height: var(--nav-height-small);
  background-color: rgba(250, 247, 242, 0.97);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  box-shadow: 0 2px 16px rgba(0,0,0,0.12);
}

.nav-header.scrolled .nav-link {
  color: rgba(11, 29, 51, 0.8);
}
.nav-header.scrolled .nav-link:hover {
  color: var(--color-navy);
}
.nav-header.scrolled .lang-toggle {
  border-color: rgba(11, 29, 51, 0.35);
  color: rgba(11, 29, 51, 0.8);
}
.nav-header.scrolled .lang-toggle:hover {
  background-color: rgba(11, 29, 51, 0.08);
  border-color: rgba(11, 29, 51, 0.6);
  color: var(--color-navy);
}

.nav-header.scrolled .nav-logo-img {
  height: 120px;
}

.nav-container {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 100%;
  width: 100%;
  padding-left: 0;
  padding-right: var(--space-xl);
  gap: var(--space-lg);
}

/* Logo */
.nav-logo {
  display: flex;
  align-items: center;
  gap: var(--space-sm);
  text-decoration: none;
  flex-shrink: 0;
}

.nav-logo-img {
  height: 252px;
  width: auto;
  display: block;
  object-fit: contain;
  flex-shrink: 0;
}

/* Desktop nav links */
.nav-links {
  display: flex;
  align-items: center;
  gap: var(--space-xl);
  margin-left: auto;
}

.nav-link {
  font-size: 0.9375rem;
  font-weight: 500;
  color: rgba(255,255,255,0.8);
  transition: color var(--transition-fast);
  position: relative;
}

/* Animated underline on hover */
.nav-link::after {
  content: '';
  position: absolute;
  bottom: -4px;
  left: 0;
  right: 0;
  height: 1px;
  background-color: var(--color-maroon);
  transform: scaleX(0);
  transform-origin: center;
  transition: transform var(--transition-base);
}

.nav-link:hover { color: var(--color-white); }
.nav-link:hover::after { transform: scaleX(1); }

.nav-cta { margin-left: var(--space-md); }

/* Language toggle button */
.lang-toggle {
  background: transparent;
  border: 1px solid rgba(255,255,255,0.35);
  color: rgba(255,255,255,0.8);
  font-family: var(--font-sans);
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  padding: 0.35rem 0.75rem;
  border-radius: 4px;
  cursor: pointer;
  transition: background-color var(--transition-fast), color var(--transition-fast), border-color var(--transition-fast);
  flex-shrink: 0;
}
.lang-toggle:hover {
  background-color: rgba(255,255,255,0.1);
  border-color: rgba(255,255,255,0.6);
  color: var(--color-white);
}

/* ─── Hamburger button (mobile only) ─── */
.hamburger {
  display: none;           /* hidden on desktop */
  flex-direction: column;
  justify-content: center;
  align-items: center;
  gap: 5px;
  width: 40px;
  height: 40px;
  background: none;
  border: none;
  cursor: pointer;
  padding: var(--space-xs);
}

.hamburger-line {
  width: 24px;
  height: 2px;
  background-color: var(--color-white);
  border-radius: 2px;
  transition: transform var(--transition-base),
              opacity var(--transition-base);
}

/* Animated X state (class added by JS) */
.hamburger.open .hamburger-line:nth-child(1) {
  transform: translateY(7px) rotate(45deg);
}
.hamburger.open .hamburger-line:nth-child(2) {
  opacity: 0;
}
.hamburger.open .hamburger-line:nth-child(3) {
  transform: translateY(-7px) rotate(-45deg);
}

/* ─── Mobile menu drawer ─── */
.mobile-menu {
  position: absolute;
  top: 100%;
  left: 0;
  right: 0;
  background-color: rgba(11, 29, 51, 0.98);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  border-top: 1px solid var(--color-border-dark);
  overflow: hidden;
  max-height: 0;             /* collapsed by default */
  transition: max-height var(--transition-slow);
}

/* Class added by JS when menu is open */
.mobile-menu.open {
  max-height: 400px;
}

.mobile-nav-links {
  display: flex;
  flex-direction: column;
  padding: var(--space-lg) var(--space-xl) var(--space-xl);
  gap: var(--space-sm);
}

.mobile-nav-link {
  font-size: 1.0625rem;
  font-weight: 500;
  color: rgba(255,255,255,0.85);
  padding-block: var(--space-sm);
  border-bottom: 1px solid var(--color-border-dark);
  transition: color var(--transition-fast);
}
.mobile-nav-link:hover { color: var(--color-maroon); }

.mobile-cta {
  margin-top: var(--space-sm);
  align-self: flex-start;
}


/* ─────────────────────────────────────────────
   5. HERO SECTION
   ───────────────────────────────────────────── */
.hero {
  position: relative;
  min-height: 100vh;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  background-color: var(--color-navy);
  overflow: hidden;
  padding-top: var(--nav-height);
}

/* Background video — fills the hero, stays behind all overlays */
.hero-video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  display: block;
  z-index: 0;
}

/* Faint grid texture */
.hero-grid {
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(rgba(123,45,59,0.04) 1px, transparent 1px),
    linear-gradient(90deg, rgba(123,45,59,0.04) 1px, transparent 1px);
  background-size: 60px 60px;
  z-index: 0;
}

/* Gradient overlay — dark tint over video ensures text legibility at all times */
.hero-gradient {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(rgba(10,31,63,0.58), rgba(10,31,63,0.72)),
    linear-gradient(to bottom, transparent 55%, rgba(10,31,63,0.88) 100%);
  z-index: 1;
}

/* Decorative soft glow orbs */
.hero-orb {
  position: absolute;
  border-radius: 50%;
  filter: blur(80px);
  z-index: 0;
}
.hero-orb--1 {
  width: 500px;
  height: 500px;
  top: -100px;
  right: -100px;
  background: radial-gradient(circle, rgba(123,45,59,0.12) 0%, transparent 70%);
}
.hero-orb--2 {
  width: 400px;
  height: 400px;
  bottom: 100px;
  left: -150px;
  background: radial-gradient(circle, rgba(26,51,82,0.5) 0%, transparent 70%);
}

/* Hero main content block */
.hero-content {
  position: relative;
  z-index: 2;
  text-align: center;
  max-width: 800px;
  padding-inline: var(--space-xl);
  padding-bottom: calc(var(--space-5xl) + 80px); /* clear the stats bar */
}

.hero-eyebrow {
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.85);
  margin-bottom: var(--space-lg);
}

.hero-headline {
  font-family: var(--font-serif);
  font-size: clamp(2.5rem, 6vw, 4.5rem);
  font-weight: 700;
  color: var(--color-white);
  line-height: 1.15;
  margin-bottom: var(--space-lg);
  letter-spacing: 0.01em;
}

.hero-subtext {
  font-size: clamp(1rem, 2vw, 1.1875rem);
  color: rgba(255,255,255,0.7);
  max-width: 560px;
  margin-inline: auto;
  margin-bottom: var(--space-2xl);
  line-height: 1.75;
}

.hero-buttons {
  display: flex;
  gap: var(--space-md);
  justify-content: center;
  flex-wrap: wrap;
}

/* Stats bar pinned at the bottom of the hero */
.hero-stats {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  z-index: 2;
  display: flex;
  justify-content: center;
  align-items: center;
  gap: 0;
  background-color: rgba(255,255,255,0.05);
  backdrop-filter: blur(8px);
  -webkit-backdrop-filter: blur(8px);
  border-top: 1px solid var(--color-border-dark);
  padding-block: var(--space-lg);
  flex-wrap: wrap;
}

.stat-item {
  display: flex;
  flex-direction: column;
  align-items: center;
  padding-inline: var(--space-3xl);
  gap: var(--space-xs);
}

.stat-number {
  font-family: var(--font-serif);
  font-size: clamp(1.75rem, 3vw, 2.25rem);
  font-weight: 700;
  color: var(--color-white);
  line-height: 1;
}

.stat-label {
  font-size: 0.8125rem;
  font-weight: 500;
  color: rgba(255,255,255,0.6);
  letter-spacing: 0.04em;
  text-transform: uppercase;
}

.stat-divider {
  width: 1px;
  height: 48px;
  background-color: var(--color-border-dark);
  flex-shrink: 0;
}


/* ─────────────────────────────────────────────
   6. ABOUT SECTION
   ───────────────────────────────────────────── */
.about.section {
  background-color: var(--color-white);
}

.about .container {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-5xl);
  align-items: center;
}

/* Feature blocks grid (2x2) */
.about-features {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-lg);
  margin-top: var(--space-xl);
}

.feature-block {
  display: flex;
  align-items: flex-start;
  gap: var(--space-sm);
}

.feature-icon {
  width: 32px;
  height: 32px;
  border-radius: var(--border-radius);
  background-color: rgba(123,45,59,0.12);
  color: var(--color-maroon);
  font-size: 0.875rem;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  margin-top: 2px;
}

.feature-title {
  font-size: 0.9375rem;
  font-weight: 600;
  color: var(--color-navy);
  margin-bottom: 2px;
}

.feature-desc {
  font-size: 0.875rem;
  color: var(--color-slate-light);
  line-height: 1.5;
}

/* Right column: image placeholder + floating accent card */
.about-visual {
  position: relative;
}

/* Real photo replacing the old placeholder */
.about-photo {
  width: 100%;
  border-radius: var(--border-radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow-xl);
  margin: 0;
}

.about-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform 0.5s ease;
}

.about-photo:hover img {
  transform: scale(1.02);
}

/* Floating accent card overlapping the image */
.about-accent-card {
  position: absolute;
  bottom: -24px;
  left: -24px;
  background-color: var(--color-navy);
  color: var(--color-white);
  border-radius: var(--border-radius-lg);
  padding: var(--space-lg) var(--space-xl);
  box-shadow: var(--shadow-xl);
  display: flex;
  flex-direction: column;
  align-items: center;
  min-width: 140px;
}

.accent-number {
  font-family: var(--font-serif);
  font-size: 2.5rem;
  font-weight: 700;
  color: var(--color-maroon);
  line-height: 1;
}

.accent-text {
  font-size: 0.8125rem;
  font-weight: 500;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.7);
  margin-top: var(--space-xs);
  text-align: center;
}


/* ─────────────────────────────────────────────
   7. TEAM SECTION
   ───────────────────────────────────────────── */
.team.section {
  background-color: var(--color-cream);
}

.team-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: var(--space-xl);
  max-width: 680px;
  margin-inline: auto;
}

/* Individual team card */
.team-card {
  background-color: var(--color-white);
  border-radius: var(--border-radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow-md);
  transition: transform var(--transition-base),
              box-shadow var(--transition-base);
}

.team-card:hover {
  transform: translateY(-6px);
  box-shadow: var(--shadow-xl);
}

/* Photo area at the top of each team card */
.team-card-photo {
  position: relative;
  height: 400px;
  overflow: hidden;
  background-color: var(--color-cream);
}

.team-card-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: top center;
  display: block;
  transition: transform 0.4s ease;
}

.team-card:hover .team-card-photo img {
  transform: scale(1.04);
}

/* Initials circle — replaces photo when no headshot is used */
.initials-avatar {
  width: 100%;
  height: 100%;
  background: linear-gradient(135deg, var(--color-navy) 0%, var(--color-navy-mid) 100%);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--font-serif);
  font-size: 5rem;
  font-weight: 700;
  color: var(--color-white);
  letter-spacing: 0.05em;
  transition: transform 0.4s ease;
}

.team-card:hover .initials-avatar {
  transform: scale(1.04);
}

/* Role badge — overlaid on the photo */
.team-badge {
  position: absolute;
  bottom: var(--space-md);
  left: var(--space-md);
  background-color: var(--color-maroon);
  color: var(--color-white);
  font-size: 0.6875rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  padding: 0.3rem 0.85rem;
  border-radius: 4px;
}

.team-card-body {
  padding: var(--space-xl);
}

.team-name {
  font-family: var(--font-serif);
  font-size: 1.5rem;
  font-weight: 700;
  color: var(--color-navy);
  margin-bottom: var(--space-xs);
}

.team-dre {
  font-size: 0.8125rem;
  color: var(--color-slate-light);
  margin-bottom: var(--space-md);
  letter-spacing: 0.03em;
}

.team-bio {
  font-size: 0.9375rem;
  color: var(--color-body-text);
  line-height: 1.7;
  margin-bottom: var(--space-lg);
}

.team-actions {
  display: flex;
  gap: var(--space-sm);
  flex-wrap: wrap;
}


/* ─────────────────────────────────────────────
   8. SERVICES SECTION
   ───────────────────────────────────────────── */
.services.section {
  background-color: var(--color-white);
}

.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-lg);
}

.service-card {
  position: relative;
  background-color: var(--color-white);
  border-radius: var(--border-radius-lg);
  border: 1px solid var(--color-border);
  overflow: hidden;
  transition: transform var(--transition-base),
              box-shadow var(--transition-base),
              border-color var(--transition-base);
}

/* Gold top-border that "slides in" on hover */
.service-card::before {
  content: '';
  position: absolute;
  top: 0;
  left: 0;
  right: 0;
  height: 3px;
  background-color: var(--color-maroon);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform var(--transition-base);
}

.service-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-lg);
  border-color: rgba(123,45,59,0.2);
}

.service-card:hover::before {
  transform: scaleX(1);
}

.service-card-inner {
  padding: var(--space-xl);
}

.service-icon {
  width: 48px;
  height: 48px;
  color: var(--color-maroon);
  margin-bottom: var(--space-md);
}

.service-icon svg {
  width: 100%;
  height: 100%;
}

.service-title {
  font-family: var(--font-serif);
  font-size: 1.1875rem;
  font-weight: 700;
  color: var(--color-navy);
  margin-bottom: var(--space-sm);
}

.service-desc {
  font-size: 0.9375rem;
  color: var(--color-body-text);
  line-height: 1.65;
}


/* ─────────────────────────────────────────────
   9. CONTACT SECTION
   ───────────────────────────────────────────── */
.contact.section {
  background-color: var(--color-navy);
  background-image:
    linear-gradient(rgba(123,45,59,0.03) 1px, transparent 1px),
    linear-gradient(90deg, rgba(123,45,59,0.03) 1px, transparent 1px);
  background-size: 60px 60px;
}

.contact .container {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: var(--space-5xl);
  align-items: start;
}

/* Left column: info */
.contact-info .section-heading {
  margin-bottom: var(--space-lg);
}

.contact-details {
  display: flex;
  flex-direction: column;
  gap: var(--space-lg);
  margin-top: var(--space-xl);
}

.contact-detail-item {
  display: flex;
  align-items: flex-start;
  gap: var(--space-md);
}

.contact-detail-icon {
  width: 44px;
  height: 44px;
  border-radius: var(--border-radius);
  background-color: rgba(123,45,59,0.1);
  border: 1px solid rgba(123,45,59,0.2);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  color: var(--color-white);
}

.contact-detail-icon svg {
  width: 20px;
  height: 20px;
}

.contact-detail-label {
  font-size: 0.75rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: rgba(255,255,255,0.65);
  margin-bottom: 4px;
}

.contact-detail-value {
  font-size: 0.9375rem;
  color: rgba(255,255,255,0.85);
  line-height: 1.5;
}
a.contact-detail-value:hover { color: var(--color-maroon); }

/* Glassmorphism form card */
.contact-form-wrapper {
  background-color: rgba(255,255,255,0.05);
  backdrop-filter: blur(16px);
  -webkit-backdrop-filter: blur(16px);
  border: 1px solid rgba(255,255,255,0.1);
  border-radius: var(--border-radius-lg);
  padding: var(--space-2xl);
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-md);
}

.form-group {
  display: flex;
  flex-direction: column;
  gap: var(--space-xs);
  margin-bottom: var(--space-md);
}

.form-label {
  font-size: 0.8125rem;
  font-weight: 600;
  color: rgba(255,255,255,0.8);
  letter-spacing: 0.02em;
}

.form-input {
  padding: 0.75rem 1rem;
  background-color: rgba(255,255,255,0.08);
  border: 1px solid rgba(255,255,255,0.12);
  border-radius: var(--border-radius);
  color: var(--color-white);
  font-size: 0.9375rem;
  font-family: var(--font-sans);
  transition: border-color var(--transition-fast),
              background-color var(--transition-fast),
              box-shadow var(--transition-fast);
  outline: none;
  width: 100%;
}

.form-input::placeholder { color: rgba(255,255,255,0.35); }

.form-input:focus {
  border-color: var(--color-maroon);
  background-color: rgba(255,255,255,0.1);
  box-shadow: 0 0 0 3px rgba(123,45,59,0.15);
}

/* Custom select arrow */
.form-select {
  appearance: none;
  -webkit-appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%23C9A96E' stroke-width='1.5' fill='none' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 1rem center;
  padding-right: 2.5rem;
  cursor: pointer;
}

/* Style dropdown options (limited CSS control — browser handles most) */
.form-select option {
  background-color: var(--color-navy);
  color: var(--color-white);
}

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

.form-disclaimer {
  margin-top: var(--space-sm);
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.4);
  text-align: center;
}


/* ─────────────────────────────────────────────
   10. FOOTER
   ───────────────────────────────────────────── */
.footer {
  background-color: var(--color-charcoal);
  color: rgba(255,255,255,0.7);
}

.footer-main {
  padding-block: var(--space-5xl) var(--space-3xl);
}

.footer-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1.5fr;
  gap: var(--space-3xl);
  align-items: start;
}

/* Footer logo */
.footer-logo {
  display: inline-block;
  margin-bottom: var(--space-md);
}

.footer-logo-img {
  height: 92px;
  width: auto;
  display: block;
  object-fit: contain;
  -webkit-mask-image:
    linear-gradient(to bottom, transparent 0%, black 40%, black 62%, transparent 100%),
    linear-gradient(to right, transparent 0%, black 18%, black 82%, transparent 100%);
  -webkit-mask-composite: source-in;
  mask-image:
    linear-gradient(to bottom, transparent 0%, black 40%, black 62%, transparent 100%),
    linear-gradient(to right, transparent 0%, black 18%, black 82%, transparent 100%);
  mask-composite: intersect;
}

.footer-brand-desc {
  font-size: 0.9rem;
  line-height: 1.7;
  margin-bottom: var(--space-md);
  max-width: 300px;
}

.footer-lic {
  font-size: 0.75rem;
  color: rgba(255,255,255,0.4);
  letter-spacing: 0.05em;
  text-transform: uppercase;
}

.footer-heading {
  font-family: var(--font-sans);
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: var(--color-maroon);
  margin-bottom: var(--space-lg);
}

.footer-links {
  display: flex;
  flex-direction: column;
  gap: var(--space-sm);
}

.footer-link {
  font-size: 0.9rem;
  color: rgba(255,255,255,0.65);
  transition: color var(--transition-fast);
}
.footer-link:hover { color: var(--color-maroon); }

.footer-contact {
  display: flex;
  flex-direction: column;
  gap: var(--space-xs);
  font-size: 0.9rem;
}

.footer-contact-link {
  margin-top: var(--space-sm);
}

/* Footer bottom bar */
.footer-bottom {
  border-top: 1px solid rgba(255,255,255,0.08);
  padding-block: var(--space-lg);
}

.footer-bottom-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-md);
  flex-wrap: wrap;
}

.footer-copy {
  font-size: 0.875rem;
  color: rgba(255,255,255,0.4);
}

.footer-social {
  display: flex;
  gap: var(--space-sm);
}

.social-link {
  width: 36px;
  height: 36px;
  border-radius: var(--border-radius);
  border: 1px solid rgba(255,255,255,0.12);
  display: flex;
  align-items: center;
  justify-content: center;
  color: rgba(255,255,255,0.6);
  transition: color var(--transition-fast),
              border-color var(--transition-fast),
              background-color var(--transition-fast);
}

.social-link svg {
  width: 16px;
  height: 16px;
}

.social-link:hover {
  color: var(--color-maroon);
  border-color: var(--color-maroon);
  background-color: rgba(123,45,59,0.1);
}


/* ─────────────────────────────────────────────
   11. SCROLL REVEAL ANIMATIONS
   Elements start hidden and fade/slide up when
   they enter the viewport (triggered by JS).
   ───────────────────────────────────────────── */
.reveal {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 0.7s ease, transform 0.7s ease;
}

/* When JS adds this class the element becomes visible */
.reveal.visible {
  opacity: 1;
  transform: translateY(0);
}

/* Staggered delay variants */
.reveal--delay   { transition-delay: 0.15s; }
.reveal--delay-2 { transition-delay: 0.3s;  }


/* ─────────────────────────────────────────────
   12. RESPONSIVE BREAKPOINTS

   Approach: mobile-first within sections.
   Main breakpoints:
   - 1024px: desktop → tablet
   - 768px:  tablet  → mobile
   - 480px:  small mobile adjustments
   ───────────────────────────────────────────── */

/* ── 1024px and below (tablet) ── */
@media (max-width: 1024px) {

  .section { padding-block: var(--space-4xl); }

  /* Nav */
  .nav-links { gap: var(--space-lg); }
  .nav-cta   { display: none; }  /* hide desktop CTA, rely on mobile menu */

  /* About */
  .about .container { grid-template-columns: 1fr; gap: var(--space-3xl); }
  .about-visual { max-width: 520px; }
  .about-accent-card { bottom: -16px; left: -16px; }

  /* Services */
  .services-grid { grid-template-columns: repeat(2, 1fr); }

  /* Contact */
  .contact .container { grid-template-columns: 1fr; gap: var(--space-3xl); }

  /* Footer */
  .footer-grid { grid-template-columns: repeat(2, 1fr); gap: var(--space-xl); }
}

/* ── 768px and below (mobile) ── */
@media (max-width: 768px) {

  .container { padding-inline: var(--space-lg); }
  .section   { padding-block: var(--space-3xl); }

  /* Nav: show hamburger, hide desktop links */
  .nav-links  { display: none; }
  .hamburger  { display: flex; }

  /* Hero */
  .hero-content { padding-bottom: calc(var(--space-4xl) + 80px); }
  .hero-buttons { flex-direction: column; align-items: center; }
  .hero-stats   { justify-content: space-around; padding-inline: var(--space-md); }
  .stat-item    { padding-inline: var(--space-sm); }
  .stat-divider { display: none; }

  /* About */
  .about-features { grid-template-columns: 1fr; }
  .about-accent-card { position: relative; bottom: auto; left: auto;
                       margin-top: var(--space-lg); align-self: flex-start; }
  .about-visual { display: flex; flex-direction: column; }

  /* Team */
  .team-grid { grid-template-columns: 1fr; }

  /* Services */
  .services-grid { grid-template-columns: 1fr; }

  /* Contact */
  .form-row { grid-template-columns: 1fr; }

  /* Footer */
  .footer-grid { grid-template-columns: 1fr; gap: var(--space-xl); }
  .footer-bottom-inner { flex-direction: column; align-items: flex-start; }
}

/* ── 480px and below (small mobile) ── */
@media (max-width: 480px) {

  .nav-logo-img { height: 189px; }  /* slightly smaller logo on very small screens */

  .hero-headline { font-size: 2rem; }
  .hero-stats    { padding-block: var(--space-md); }
  .stat-number   { font-size: 1.5rem; }
  .stat-label    { font-size: 0.7rem; }

  .team-card-top { flex-direction: column; align-items: flex-start; gap: var(--space-sm); }
  .team-actions  { flex-direction: column; }
  .team-actions .btn { width: 100%; }

  .contact-form-wrapper { padding: var(--space-lg); }
}

/* ─────────────────────────────────────────────
   BILINGUAL BANNER
   A slim strip between About and Team sections.
   ───────────────────────────────────────────── */
.bilingual-banner {
  background-color: var(--color-maroon);
  padding: var(--space-lg) 0;
}

.bilingual-content {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-xl);
  flex-wrap: wrap;
}

.bilingual-left {
  display: flex;
  align-items: center;
  gap: var(--space-md);
  flex-wrap: wrap;
}

.bilingual-badge {
  font-family: var(--font-serif);
  font-size: 1.5rem;
  font-weight: 700;
  color: var(--color-white);
  letter-spacing: 0.02em;
}

.bilingual-text {
  font-size: 0.9375rem;
  color: rgba(255,255,255,0.85);
  line-height: 1.4;
}

/* ─────────────────────────────────────────────
   BUY / SELL SERVICE CARDS
   Two-column Capitol REG–style cards with
   gradient backgrounds and hover overlay effect.
   ───────────────────────────────────────────── */
.buy-sell.section {
  background-color: var(--color-cream);
}

.buy-sell-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-lg);
}

/* Each card is a full-bleed photo card */
.buy-sell-card {
  position: relative;
  min-height: 420px;
  border-radius: var(--border-radius-lg);
  overflow: hidden;
  display: flex;
  align-items: flex-end;
  cursor: pointer;
}

/* Gradient background — TODO: swap with property photo */
.buy-sell-card-bg {
  position: absolute;
  inset: 0;
  /* TODO: Replace gradient with property exterior photo when available */
  background: linear-gradient(135deg, #0A1F3F 0%, #1a3a5c 50%, #0d2a52 100%);
  transition: transform 0.4s ease;
}

.buy-sell-card-bg--sell {
  /* TODO: Replace gradient with property exterior photo when available */
  background: linear-gradient(135deg, #1a1a2e 0%, #2d1f3d 50%, #0A1F3F 100%);
}

.buy-sell-card:hover .buy-sell-card-bg {
  transform: scale(1.04);
}

/* Dark overlay for text legibility */
.buy-sell-card-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(10,31,63,0.92) 0%, rgba(10,31,63,0.4) 60%, transparent 100%);
  transition: opacity 0.3s ease;
}

.buy-sell-card:hover .buy-sell-card-overlay {
  background: linear-gradient(to top, rgba(10,31,63,0.95) 0%, rgba(10,31,63,0.6) 60%, rgba(10,31,63,0.2) 100%);
}

.buy-sell-card-content {
  position: relative;
  z-index: 1;
  padding: var(--space-2xl);
  width: 100%;
}

.buy-sell-label {
  font-size: 0.6875rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--color-maroon-light);
  margin-bottom: var(--space-sm);
}

.buy-sell-card-content h3 {
  font-family: var(--font-serif);
  font-size: clamp(1.5rem, 2.5vw, 2rem);
  font-weight: 700;
  color: var(--color-white);
  text-shadow: 0 2px 8px rgba(0,0,0,0.5);
  margin-bottom: var(--space-sm);
  line-height: 1.2;
}

.buy-sell-card-content p {
  font-size: 0.9375rem;
  color: rgba(255,255,255,0.8);
  margin-bottom: var(--space-lg);
  line-height: 1.6;
  text-shadow: 0 1px 4px rgba(0,0,0,0.4);
}

.buy-sell-card .btn-outline {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
}

/* ─────────────────────────────────────────────
   MEET THE BROKER — CINEMATIC B&W SECTION
   Full-bleed background image with dark overlay
   and centered pull-quote.
   ───────────────────────────────────────────── */
.broker-feature {
  position: relative;
  min-height: 520px;
  display: flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
  padding: 100px 0;
}

.broker-feature-bg {
  position: absolute;
  inset: 0;
  z-index: 0;
}

.broker-feature-bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 20%;
  display: block;
  filter: grayscale(100%);
}

/* Dark navy overlay for text legibility */
.broker-feature-overlay {
  position: absolute;
  inset: 0;
  z-index: 1;
  background: rgba(10, 31, 63, 0.72);
}

.broker-feature-content {
  position: relative;
  z-index: 2;
  text-align: center;
  max-width: 800px;
}

.broker-quote-wrap {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: var(--space-lg);
}

.broker-quote-mark {
  font-family: var(--font-serif);
  font-size: 6rem;
  line-height: 0.5;
  color: var(--color-maroon-light);
  display: block;
  margin-bottom: var(--space-md);
}

.broker-quote {
  font-family: var(--font-serif);
  font-size: clamp(1.375rem, 3vw, 2rem);
  font-style: italic;
  font-weight: 400;
  color: var(--color-white);
  line-height: 1.45;
  text-shadow: 0 2px 12px rgba(0,0,0,0.4);
  max-width: 700px;
  margin: 0;
}

.broker-attribution {
  font-size: 0.9375rem;
  color: rgba(255,255,255,0.7);
  letter-spacing: 0.04em;
  line-height: 1.6;
}

.broker-attribution span {
  color: var(--color-maroon-light);
  font-size: 0.875rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.broker-attribution .broker-title {
  color: var(--color-maroon-light);
  font-size: 0.875rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  display: block;
}

.broker-attribution .broker-dre {
  color: rgba(255,255,255,0.45);
  font-size: 0.8125rem;
  letter-spacing: 0.05em;
  display: block;
  margin-top: 0.25rem;
}

/* ─────────────────────────────────────────────
   FEATURED PROPERTIES SKELETON
   Ready-to-populate grid. Cards use navy
   gradient until real photos are available.
   ───────────────────────────────────────────── */
.featured-properties.section {
  background-color: var(--color-white);
}

.properties-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-lg);
  margin-bottom: var(--space-2xl);
}

.property-card {
  background-color: var(--color-white);
  border-radius: var(--border-radius-lg);
  overflow: hidden;
  box-shadow: 0 4px 12px rgba(0,0,0,0.08);
  transition: transform 0.3s ease, box-shadow 0.3s ease;
}

.property-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 12px 32px rgba(0,0,0,0.12);
}

/* Placeholder image area with gradient until real photos */
.property-card-img {
  /* TODO: Replace gradient with property photo when available */
  background: linear-gradient(135deg, #0A1F3F 0%, #1a3a5c 50%, #0A1F3F 100%);
  height: 220px;
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--font-sans);
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.4);
}

.property-card-body {
  padding: var(--space-lg);
  border-top: 3px solid var(--color-maroon);
}

.property-address {
  font-weight: 600;
  font-size: 0.9375rem;
  color: var(--color-dark-text);
  margin-bottom: var(--space-xs);
}

.property-price {
  font-family: var(--font-serif);
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--color-maroon);
  margin-bottom: var(--space-sm);
}

.property-meta {
  display: flex;
  gap: var(--space-md);
  font-size: 0.8125rem;
  color: var(--color-slate);
  font-weight: 500;
}

.property-meta span::before {
  content: '';
  display: inline-block;
  width: 4px;
  height: 4px;
  background: var(--color-maroon);
  border-radius: 50%;
  margin-right: 6px;
  vertical-align: middle;
}

.property-meta span:first-child::before { display: none; }

.properties-footer {
  text-align: center;
}

/* ─────────────────────────────────────────────
   COUNTY / REGION SEARCH GRID
   Clickable tiles for property search by area.
   ───────────────────────────────────────────── */
.county-search.section {
  background-color: var(--color-cream);
}

.county-grid {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: var(--space-md);
}

.county-tile {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  padding: var(--space-xl) var(--space-md);
  background-color: var(--color-white);
  border: 2px solid var(--color-border);
  border-radius: var(--border-radius-lg);
  font-family: var(--font-serif);
  font-size: 1rem;
  font-weight: 600;
  color: var(--color-dark-text);
  text-decoration: none;
  box-shadow: 0 2px 8px rgba(0,0,0,0.04);
  transition: all 0.3s ease;
  line-height: 1.3;
}

.county-tile:hover {
  border-color: var(--color-maroon);
  color: var(--color-maroon);
  transform: translateY(-3px);
  box-shadow: 0 8px 24px rgba(0,0,0,0.1);
}

.county-tile-icon {
  font-size: 1.5rem;
  margin-bottom: var(--space-sm);
  color: var(--color-maroon);
}

/* ─────────────────────────────────────────────
   RESPONSIVE — NEW SECTIONS
   ───────────────────────────────────────────── */
@media (max-width: 1024px) {
  .county-grid { grid-template-columns: repeat(3, 1fr); }
  .properties-grid { grid-template-columns: repeat(2, 1fr); }
}

@media (max-width: 1024px) {
  .buy-sell-grid { grid-template-columns: 1fr; }
}

@media (max-width: 768px) {
  .buy-sell-grid { grid-template-columns: 1fr; }
  .buy-sell-card { min-height: 320px; }
  .broker-feature { padding: 80px 0; }
  .broker-quote { font-size: 1.25rem; }
  .county-grid { grid-template-columns: repeat(2, 1fr); }
  .properties-grid { grid-template-columns: 1fr; }
  .bilingual-content { flex-direction: column; align-items: flex-start; gap: var(--space-md); }
}

@media (max-width: 480px) {
  .county-grid { grid-template-columns: 1fr 1fr; }
  .broker-feature { padding: 60px 0; }
  .broker-quote-mark { font-size: 4rem; }
}

/* ─────────────────────────────────────────────
   MID-PAGE CREDIBILITY STATS BAR
   Navy background strip with large number stats.
   ───────────────────────────────────────────── */
.stats-bar {
  background-color: var(--color-navy);
  padding: var(--space-2xl) 0;
  border-top: 1px solid rgba(255,255,255,0.06);
  border-bottom: 1px solid rgba(255,255,255,0.06);
}

.stats-bar-grid {
  display: flex;
  justify-content: center;
  align-items: center;
  gap: 0;
  flex-wrap: wrap;
}

.stats-bar-item {
  display: flex;
  flex-direction: column;
  align-items: center;
  padding: var(--space-md) var(--space-3xl);
  gap: var(--space-xs);
}

.stats-bar-number {
  font-family: var(--font-serif);
  font-size: clamp(2rem, 4vw, 2.75rem);
  font-weight: 700;
  color: var(--color-white);
  line-height: 1;
}

.stats-bar-label {
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.55);
}

.stats-bar-divider {
  width: 1px;
  height: 52px;
  background-color: rgba(255,255,255,0.12);
  flex-shrink: 0;
}

@media (max-width: 768px) {
  .stats-bar-item { padding: var(--space-md) var(--space-xl); }
  .stats-bar-divider { display: none; }
  .stats-bar-grid { gap: var(--space-md); }
}