/* Patrick Germon Real Estate: quiet coastal luxury. Serif display (Cormorant Garamond), light sans body (Jost),
   ink / warm sand / sea-glass palette, sharp corners, lots of air. The home search (/homes/) reads the same tokens. */
:root {
  --ink: #14130f; --ink-2: #2a2924; --muted: #6f6b62; --line: #e4ded3; --sand: #f4f1ea; --tint: #f4f1ea; --card: #fff;
  --accent: #14130f; --brass: #a88a5c; --sea: #5f7f80; --radius: 2px;
  --serif: "Cormorant Garamond", Georgia, "Times New Roman", serif; --sans: "Jost", system-ui, -apple-system, "Segoe UI", sans-serif;
  --wrap: 1240px; --ease: cubic-bezier(.2, .7, .2, 1);
}
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body { margin: 0; background: #fff; color: var(--ink); font-family: var(--sans); font-weight: 300; font-size: 17px; line-height: 1.7; -webkit-font-smoothing: antialiased; }
img { max-width: 100%; display: block; }
a { color: inherit; }
h1, h2, h3 { font-family: var(--serif); font-weight: 400; line-height: 1.08; letter-spacing: -.01em; margin: 0 0 .4em; }
h1 { font-size: clamp(2.6rem, 6vw, 5.2rem); }
h2 { font-size: clamp(2.1rem, 4vw, 3.4rem); }
h3 { font-size: 1.75rem; }
h4 { font-family: var(--sans); font-size: .74rem; font-weight: 500; letter-spacing: .22em; text-transform: uppercase; margin: 0 0 16px; }
p { margin: 0 0 1.1em; }
em { font-style: italic; }
.container { max-width: var(--wrap); margin: 0 auto; padding: 0 32px; }
.section { padding: clamp(72px, 10vw, 136px) 0; }
.section.sand { background: var(--sand); }
.center { text-align: center; }
.eyebrow { display: inline-flex; align-items: center; gap: 14px; font-family: var(--sans); font-size: .74rem; font-weight: 500; letter-spacing: .26em; text-transform: uppercase; color: var(--muted); margin-bottom: 18px; }
.eyebrow::before { content: ""; width: 34px; height: 1px; background: currentColor; opacity: .6; }
.center .eyebrow::after { content: ""; width: 34px; height: 1px; background: currentColor; opacity: .6; }
.lede { font-size: 1.16rem; color: var(--ink-2); max-width: 640px; }
.center .lede { margin-left: auto; margin-right: auto; }
.todo { background: #fff3cd; color: #6b4e00; padding: 0 6px; }
.empty-note { color: var(--muted); }

/* buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 10px; font-family: var(--sans); font-size: .76rem; font-weight: 500; letter-spacing: .2em; text-transform: uppercase;
  text-decoration: none; padding: 17px 34px; border: 1px solid var(--ink); border-radius: var(--radius); background: transparent; color: var(--ink); cursor: pointer; transition: background .35s var(--ease), color .35s var(--ease), border-color .35s; }
.btn:hover { background: var(--ink); color: #fff; }
.btn-primary { background: var(--ink); color: #fff; }
.btn-primary:hover { background: transparent; color: var(--ink); }
.btn-light { border-color: rgba(255,255,255,.75); color: #fff; }
.btn-light:hover { background: #fff; color: var(--ink); border-color: #fff; }
.link-arrow { font-size: .76rem; font-weight: 500; letter-spacing: .2em; text-transform: uppercase; text-decoration: none; border-bottom: 1px solid currentColor; padding-bottom: 4px; }

/* header: solid on inner pages, transparent over a full-bleed hero */
.site-header { position: sticky; top: 0; z-index: 50; background: rgba(255,255,255,.96); backdrop-filter: blur(8px); border-bottom: 1px solid var(--line); transition: background .4s, border-color .4s, color .4s; }
.nav-row { display: flex; align-items: center; justify-content: space-between; gap: 24px; min-height: 88px; }
.brand { display: flex; flex-direction: column; text-decoration: none; line-height: 1.1; }
.brand-name { font-family: var(--serif); font-size: 1.7rem; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; }
.brand-sub { font-size: .62rem; letter-spacing: .3em; text-transform: uppercase; color: var(--muted); margin-top: 6px; }
.site-nav { display: flex; align-items: center; gap: 34px; }
.site-nav a { font-size: .74rem; font-weight: 500; letter-spacing: .2em; text-transform: uppercase; text-decoration: none; padding: 6px 0; border-bottom: 1px solid transparent; transition: border-color .3s; }
.site-nav a:hover, .site-nav a[aria-current="page"] { border-color: currentColor; }
.site-nav .nav-phone { border: 1px solid currentColor; padding: 11px 18px; }
.site-nav .nav-phone:hover { background: var(--ink); color: #fff; border-color: var(--ink); }
.menu-toggle { display: none; background: none; border: 0; width: 44px; height: 44px; padding: 10px; cursor: pointer; color: inherit; }
.menu-toggle span { display: block; height: 1px; background: currentColor; margin: 7px 0; transition: transform .3s; }
body:has(.hero-full) .site-header { position: absolute; left: 0; right: 0; background: transparent; border-color: rgba(255,255,255,.22); color: #fff; backdrop-filter: none; }
body:has(.hero-full) .site-header .brand-sub { color: rgba(255,255,255,.75); }
body:has(.hero-full) .site-nav .nav-phone:hover { background: #fff; color: var(--ink); border-color: #fff; }
body:has(.hero-full) .site-header.stuck { position: fixed; background: rgba(255,255,255,.97); color: var(--ink); border-color: var(--line); backdrop-filter: blur(8px); animation: drop .45s var(--ease); }
body:has(.hero-full) .site-header.stuck .brand-sub { color: var(--muted); }
@keyframes drop { from { transform: translateY(-100%); } to { transform: none; } }

/* full-bleed hero */
.hero-full { position: relative; min-height: 100vh; min-height: 100svh; display: flex; align-items: center; justify-content: center; color: #fff; text-align: center; overflow: hidden; }
.hero-full .bg { position: absolute; inset: 0; background-size: cover; background-position: center; transform: scale(1.06); animation: settle 2.6s var(--ease) forwards; }
.hero-full::after { content: ""; position: absolute; inset: 0; background: radial-gradient(ellipse 70% 55% at 50% 52%, rgba(12,14,16,.42), transparent 75%), linear-gradient(180deg, rgba(12,14,16,.55) 0%, rgba(12,14,16,.28) 40%, rgba(12,14,16,.6) 100%); }
@keyframes settle { to { transform: scale(1); } }
.hero-full .inner { position: relative; z-index: 2; padding: 140px 24px 96px; max-width: 1000px; }
.hero-full .eyebrow { color: rgba(255,255,255,.85); }
.hero-full h1 { font-weight: 300; margin-bottom: 18px; text-shadow: 0 2px 30px rgba(0,0,0,.35); }
.hero-full h1 em { font-weight: 300; }
.hero-full .lede { color: rgba(255,255,255,.9); margin: 0 auto 40px; }
.hero-search { display: grid; grid-template-columns: 1.6fr 1fr 1fr auto; background: #fff; border-radius: var(--radius); box-shadow: 0 30px 60px -30px rgba(0,0,0,.6); text-align: left; }
.hero-search label { display: flex; flex-direction: column; padding: 14px 22px; border-right: 1px solid var(--line); color: var(--ink); }
.hero-search label span { font-size: .64rem; font-weight: 500; letter-spacing: .22em; text-transform: uppercase; color: var(--muted); }
.hero-search input, .hero-search select { border: 0; padding: 4px 0 0; font: inherit; font-size: 1rem; color: var(--ink); background: transparent; outline: none; width: 100%; -webkit-appearance: none; appearance: none; }
.hero-search .btn { border-radius: 0; margin: 0; }
.scroll-cue { position: absolute; z-index: 2; bottom: 28px; left: 50%; transform: translateX(-50%); width: 1px; height: 54px; background: rgba(255,255,255,.5); overflow: hidden; }
.scroll-cue::after { content: ""; position: absolute; left: 0; top: -54px; width: 1px; height: 54px; background: #fff; animation: cue 2.2s infinite; }
@keyframes cue { to { top: 54px; } }

/* page hero for inner pages */
.page-hero { position: relative; color: #fff; padding: clamp(120px, 16vw, 200px) 0 clamp(64px, 8vw, 100px); background: var(--ink); overflow: hidden; }
.page-hero .bg { position: absolute; inset: 0; background-size: cover; background-position: center; opacity: .62; }
.page-hero .container { position: relative; }
.page-hero .eyebrow { color: rgba(255,255,255,.85); }
.page-hero .lede { color: rgba(255,255,255,.9); }

/* intro split */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(40px, 7vw, 110px); align-items: center; }
.split .frame { position: relative; }
.split .frame img { width: 100%; aspect-ratio: 4/5; object-fit: cover; }
.split .frame::before { content: ""; position: absolute; inset: 22px -22px -22px 22px; border: 1px solid var(--brass); z-index: -1; }
.sig { font-family: var(--serif); font-style: italic; font-size: 1.9rem; margin: 6px 0 26px; }
.facts { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); margin: 34px 0; }
.facts div { background: #fff; padding: 22px 18px; }
.facts b { display: block; font-family: var(--serif); font-size: 1.9rem; font-weight: 400; line-height: 1.1; }
.facts span { font-size: .68rem; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }

/* featured listings (cards come from /homes/featured.js) */
.feat-head { display: flex; justify-content: space-between; align-items: end; gap: 24px; margin-bottom: 48px; flex-wrap: wrap; }
.feat-head h2 { margin: 0; }
.featured .idx-grid { grid-template-columns: repeat(3, 1fr) !important; gap: 28px !important; }
.featured .idx-card { border: 0 !important; border-radius: 0 !important; background: transparent !important; }
.featured .idx-card:hover { transform: none !important; box-shadow: none !important; }
.featured .idx-ph { aspect-ratio: 4/3.3 !important; overflow: hidden; }
.featured .idx-ph img { transition: transform 1.1s var(--ease); }
.featured .idx-card:hover .idx-ph img { transform: scale(1.05); }
.featured .idx-cb { padding: 20px 0 0 !important; }
.featured .idx-price { font-family: var(--serif); font-size: 1.8rem !important; font-weight: 400; }
.featured .idx-tag { border-radius: 0 !important; letter-spacing: .2em !important; font-weight: 500 !important; }

/* community tiles */
.tiles { display: grid; grid-template-columns: repeat(6, 1fr); gap: 14px; }
.tile { position: relative; grid-column: span 2; aspect-ratio: 4/5; overflow: hidden; color: #fff; text-decoration: none; background: var(--ink); }
.tile.wide { grid-column: span 3; aspect-ratio: 16/10; }
.tile img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease), opacity .6s; opacity: .9; }
.tile::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 45%, rgba(0,0,0,.62)); }
.tile .t { position: absolute; z-index: 2; left: 28px; right: 28px; bottom: 26px; }
.tile .t b { display: block; font-family: var(--serif); font-size: 2.1rem; font-weight: 400; line-height: 1.1; }
.tile .t span { font-size: .7rem; letter-spacing: .24em; text-transform: uppercase; opacity: .85; }
.tile:hover img { transform: scale(1.06); opacity: 1; }

/* quote / value band */
.band { position: relative; color: #fff; text-align: center; padding: clamp(110px, 14vw, 180px) 0; overflow: hidden; background: var(--ink); }
.band .bg { position: absolute; inset: 0; background-size: cover; background-position: center; opacity: .55; background-attachment: fixed; }
.band .container { position: relative; max-width: 860px; }
.band h2 { font-weight: 300; }
.band .lede { color: rgba(255,255,255,.9); margin: 0 auto 36px; }
.band .eyebrow { color: rgba(255,255,255,.85); }

/* services row */
.svc { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.svc div { background: #fff; padding: 44px 36px; }
.svc .num { font-family: var(--serif); font-size: 1rem; color: var(--brass); letter-spacing: .1em; }
.svc h3 { margin: 10px 0 12px; }
.svc p { color: var(--muted); margin: 0; }

/* neighborhoods page */
.hood { display: grid; grid-template-columns: 1.1fr 1fr; gap: clamp(36px, 6vw, 96px); align-items: center; padding: clamp(56px, 8vw, 104px) 0; border-bottom: 1px solid var(--line); }
.hood:last-child { border-bottom: 0; }
.hood:nth-child(even) .hood-img { order: 2; }
.hood-img { overflow: hidden; }
.hood-img img { width: 100%; aspect-ratio: 5/4; object-fit: cover; transition: transform 1.4s var(--ease); }
.hood:hover .hood-img img { transform: scale(1.03); }
.hood ul { list-style: none; padding: 0; margin: 0 0 28px; display: grid; grid-template-columns: 1fr 1fr; gap: 8px 24px; }
.hood li { font-size: .95rem; padding-left: 18px; position: relative; }
.hood li::before { content: ""; position: absolute; left: 0; top: .8em; width: 8px; height: 1px; background: var(--brass); }
.hood .stats { display: flex; gap: 34px; margin: 0 0 28px; font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.hood .stats b { display: block; font-family: var(--serif); font-size: 1.7rem; font-weight: 400; color: var(--ink); letter-spacing: 0; text-transform: none; }
.hood .actions { display: flex; gap: 22px; align-items: center; flex-wrap: wrap; }
.jump { display: flex; flex-wrap: wrap; gap: 10px 28px; justify-content: center; }
.jump a { font-size: .74rem; letter-spacing: .2em; text-transform: uppercase; text-decoration: none; border-bottom: 1px solid transparent; }
.jump a:hover { border-color: currentColor; }

/* contact */
.contact-grid { display: grid; grid-template-columns: 1fr 1.25fr; gap: clamp(40px, 7vw, 110px); align-items: start; }
.contact-list { list-style: none; padding: 0; margin: 30px 0; border-top: 1px solid var(--line); }
.contact-list li { padding: 20px 0; border-bottom: 1px solid var(--line); display: flex; justify-content: space-between; gap: 18px; }
.contact-list span { font-size: .7rem; letter-spacing: .22em; text-transform: uppercase; color: var(--muted); }
.contact-list a { text-decoration: none; }
.form { background: var(--sand); padding: clamp(28px, 4vw, 54px); }
.form .row2 { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.field { display: flex; flex-direction: column; margin-bottom: 20px; }
.field label { font-size: .66rem; font-weight: 500; letter-spacing: .22em; text-transform: uppercase; color: var(--muted); margin-bottom: 6px; }
.field input, .field select, .field textarea { font: inherit; font-weight: 400; color: var(--ink); background: transparent; border: 0; border-bottom: 1px solid #c9c1b2; padding: 10px 0; border-radius: 0; outline: none; transition: border-color .3s; }
.field input:focus, .field select:focus, .field textarea:focus { border-color: var(--ink); }
.field textarea { min-height: 110px; resize: vertical; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 22px; }
.chips label { cursor: pointer; }
.chips input { position: absolute; opacity: 0; pointer-events: none; }
.chips span { display: inline-block; border: 1px solid #c9c1b2; padding: 9px 16px; font-size: .72rem; letter-spacing: .16em; text-transform: uppercase; transition: all .25s; }
.chips input:checked + span { background: var(--ink); color: #fff; border-color: var(--ink); }
.chips input:focus-visible + span { outline: 2px solid var(--sea); outline-offset: 2px; }
.hp { position: absolute; left: -9999px; }
.form-msg { margin: 14px 0 0; font-size: .95rem; }
.form-msg.ok { color: #2f6b45; } .form-msg.err { color: #9b2c2c; }
.small { font-size: .82rem; color: var(--muted); }

/* footer */
.site-footer { background: var(--ink); color: #d9d4ca; padding: 96px 0 34px; font-size: .95rem; }
.site-footer .brand-sub { color: #a39d91; }
.foot-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 48px; padding-bottom: 60px; border-bottom: 1px solid rgba(255,255,255,.14); }
.foot-grid h4 { color: #fff; }
.foot-grid a:not(.brand) { display: block; text-decoration: none; padding: 4px 0; color: #d9d4ca; transition: color .25s; }
.foot-grid a:hover { color: #fff; }
.foot-note { color: #a39d91; margin-top: 18px; max-width: 300px; }
.foot-legal { display: flex; justify-content: space-between; gap: 18px; flex-wrap: wrap; padding-top: 26px; font-size: .78rem; color: #a39d91; }
.foot-legal span { display: inline-flex; align-items: center; gap: 8px; }
.foot-legal .todo { background: #3a3426; color: #f4d58d; }

/* scroll reveal (only when JS runs) */
.js .reveal { opacity: 0; transform: translateY(26px); transition: opacity 1s var(--ease), transform 1s var(--ease); }
.js .reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .js .reveal { opacity: 1; transform: none; transition: none; } .hero-full .bg { animation: none; transform: none; } .scroll-cue { display: none; } .band .bg { background-attachment: scroll; } }

/* home search pages (/homes/) in this design */
.idx-page .idx-hero { background: var(--sand); padding: 64px 0 34px; }
.idx-page .idx-hero h1 { font-weight: 300; }
.idx-page .idx-filters { border-radius: 0; }
.idx-page .idx-filters input, .idx-page .idx-filters select { border-radius: 0; }
.idx-page .idx-card { border-radius: 0; }
.idx-page .idx-price { font-family: var(--serif); font-weight: 500; font-size: 1.5rem; }
.idx-page .idx-bigprice { font-family: var(--serif); font-weight: 400; }
.idx-page .idx-tag { border-radius: 0; }

@media (max-width: 1080px) {
  .site-nav { gap: 24px; }
  .foot-grid { grid-template-columns: 1fr 1fr; }
  .featured .idx-grid { grid-template-columns: repeat(2, 1fr) !important; }
}
@media (max-width: 900px) {
  .menu-toggle { display: block; }
  .site-nav { position: fixed; inset: 0; z-index: 60; flex-direction: column; justify-content: center; gap: 26px; background: var(--ink); color: #fff; opacity: 0; pointer-events: none; transition: opacity .35s; }
  .site-nav.open { opacity: 1; pointer-events: auto; }
  .site-nav a { font-size: .9rem; }
  .menu-toggle[aria-expanded="true"] { position: relative; z-index: 61; color: #fff; }
  .menu-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(8px) rotate(45deg); }
  .menu-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
  .menu-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-8px) rotate(-45deg); }
  .split, .contact-grid, .hood { grid-template-columns: 1fr; }
  .hood:nth-child(even) .hood-img { order: 0; }
  .split .frame::before { inset: 14px -10px -14px 14px; }
  .hero-search { grid-template-columns: 1fr 1fr; }
  .hero-search label:first-child { grid-column: 1 / -1; border-right: 0; border-bottom: 1px solid var(--line); }
  .hero-search .btn { grid-column: 1 / -1; }
  .tiles { grid-template-columns: 1fr 1fr; }
  .tile, .tile.wide { grid-column: span 1; aspect-ratio: 4/5; }
  .svc { grid-template-columns: 1fr; }
  .band .bg { background-attachment: scroll; }
}
@media (max-width: 600px) {
  body { font-size: 16px; }
  .container { padding: 0 20px; }
  .nav-row { min-height: 74px; }
  .brand-name { font-size: 1.3rem; }
  .brand-sub { font-size: .55rem; letter-spacing: .22em; }
  .hero-search { grid-template-columns: 1fr; }
  .hero-search label { border-right: 0; border-bottom: 1px solid var(--line); }
  .featured .idx-grid { grid-template-columns: 1fr !important; }
  .tiles { grid-template-columns: 1fr; }
  .facts { grid-template-columns: 1fr; }
  .hood ul, .form .row2 { grid-template-columns: 1fr; }
  .foot-grid { grid-template-columns: 1fr; gap: 34px; }
  .btn { padding: 15px 26px; }
}