/* ═══════════════════════════════════════════════
   Owen Walthard | Realtor® — W Real Estate
   Charcoal band + full-bleed photography,
   expanded Archivo display, Newsreader italic accents
═══════════════════════════════════════════════ */

:root {
  --bg:       #f6f6f4;
  --surface:  #ffffff;
  --stone:    #ecece8;
  --ink:      #1b1b1a;
  --muted:    #6b6b68;
  --rule:     #dcdcd7;
  --band:     #262626;
  --band-2:   #1a1a1a;
  --on-band:  #ffffff;
  --on-band-muted: #c9c9c4;

  --display: "Archivo", "Helvetica Neue", Arial, sans-serif;
  --body:    "Inter", "Helvetica Neue", Arial, sans-serif;
  --serif:   "Newsreader", Georgia, serif;

  --wrap: 1200px;
  --gutter: max(20px, env(safe-area-inset-left, 0px));
  --sec: clamp(72px, 10vw, 128px);
  --ease: cubic-bezier(.2, .7, .2, 1);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 76px; }
body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font: 400 16px/1.65 var(--body);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img { display: block; max-width: 100%; }
a { color: inherit; }
button { font: inherit; color: inherit; }
h1, h2, h3, p { margin: 0; }
a:focus-visible, button:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible {
  outline: 2px solid currentColor;
  outline-offset: 3px;
}

.wrap {
  max-width: var(--wrap);
  margin: 0 auto;
  padding-left: var(--gutter);
  padding-right: var(--gutter);
}
.center { text-align: center; }

/* ── Type ───────────────────────────────────── */
.eyebrow, .k {
  font-family: var(--display);
  font-weight: 600;
  font-size: 11.5px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--muted);
}
.eyebrow { margin-bottom: 14px; }
.eyebrow.light { color: rgba(255,255,255,.82); }

.display {
  font-family: var(--display);
  font-stretch: 118%;
  font-weight: 500;
  font-size: clamp(30px, 4.2vw, 50px);
  line-height: 1.04;
  letter-spacing: -.005em;
  text-transform: uppercase;
  text-wrap: balance;
}
.display.light { color: #fff; }

.serif-lead {
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(19px, 2vw, 23px);
  line-height: 1.45;
  color: var(--ink);
  margin: 22px 0;
  max-width: 34ch;
}
.serif-lead.light { color: rgba(255,255,255,.92); }

/* ── Buttons ────────────────────────────────── */
.box-btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  padding: 15px 28px;
  border: 1.5px solid var(--ink);
  background: transparent;
  color: var(--ink);
  font: 600 12px var(--display);
  letter-spacing: .2em;
  text-transform: uppercase;
  text-decoration: none;
  cursor: pointer;
  transition: background .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease);
}
.box-btn:hover { background: var(--ink); color: var(--bg); }
.box-btn.light { border-color: #fff; color: #fff; }
.box-btn.light:hover { background: #fff; color: var(--ink); }
.box-btn.solid { background: var(--ink); color: #fff; }
.box-btn.solid:hover { background: #000; }
.box-btn.full { width: 100%; }
.box-btn:disabled { opacity: .6; cursor: progress; }

.line-link {
  font: 600 12px var(--display);
  letter-spacing: .2em;
  text-transform: uppercase;
  text-decoration: none;
  color: #fff;
  padding-bottom: 12px;
  border-bottom: 1px solid rgba(255,255,255,.7);
  min-width: 190px;
  transition: border-color .25s, padding-left .3s var(--ease);
}
.line-link:hover { border-bottom-color: #fff; padding-left: 6px; }

.text-nav {
  display: flex;
  align-items: center;
  gap: 14px;
  color: rgba(255,255,255,.6);
}
.text-nav button {
  background: none;
  border: 0;
  padding: 4px 0;
  cursor: pointer;
  font: 600 11.5px var(--display);
  letter-spacing: .2em;
  text-transform: uppercase;
  color: #fff;
  border-bottom: 1px solid transparent;
  transition: border-color .2s;
}
.text-nav button:hover { border-bottom-color: currentColor; }
.text-nav.dark { color: var(--rule); }
.text-nav.dark button { color: var(--ink); }

/* ═════════ HEADER ═════════ */
.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 50;
  color: #fff;
  padding-top: env(safe-area-inset-top, 0px);
  transition: background .35s var(--ease), box-shadow .35s var(--ease);
}
.site-header.solid {
  background: var(--band);
  box-shadow: 0 1px 0 rgba(255,255,255,.06);
}
.header-row {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  height: 84px;
  transition: height .35s var(--ease);
}
.site-header.solid .header-row { height: 68px; }

.brand {
  display: flex;
  align-items: center;
  gap: 14px;
  text-decoration: none;
  min-width: 0;
}
.brand-logo { height: 46px; width: auto; flex: none; }
.brand-name {
  display: flex;
  flex-direction: column;
  border-left: 1px solid rgba(255,255,255,.35);
  padding-left: 14px;
  line-height: 1.25;
  min-width: 0;
}
.brand-name b {
  font: 600 14px var(--display);
  font-stretch: 115%;
  letter-spacing: .14em;
  text-transform: uppercase;
  white-space: nowrap;
}
.brand-name small {
  font-family: var(--serif);
  font-style: italic;
  font-size: 13.5px;
  color: rgba(255,255,255,.75);
  white-space: nowrap;
}

.main-nav { display: flex; align-items: center; gap: 30px; }
.main-nav a {
  font: 600 11.5px var(--display);
  letter-spacing: .2em;
  text-transform: uppercase;
  text-decoration: none;
  padding: 6px 0;
  border-bottom: 1px solid transparent;
  transition: border-color .2s;
}
.main-nav a:hover { border-bottom-color: currentColor; }
.main-nav .nav-cta {
  border: 1.5px solid rgba(255,255,255,.85);
  padding: 10px 18px;
}
.main-nav .nav-cta:hover { background: #fff; color: var(--ink); }

.menu-btn {
  display: none;
  width: 44px; height: 44px;
  background: none; border: 0; cursor: pointer;
  flex-direction: column; justify-content: center; align-items: flex-end; gap: 6px;
  padding: 0;
}
.menu-btn span { display: block; height: 1.5px; width: 26px; background: #fff; transition: transform .3s var(--ease), opacity .2s, width .3s; }
.menu-btn span:nth-child(2) { width: 18px; }
.menu-btn[aria-expanded="true"] span:nth-child(1) { transform: translateY(7.5px) rotate(45deg); }
.menu-btn[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.menu-btn[aria-expanded="true"] span:nth-child(3) { transform: translateY(-7.5px) rotate(-45deg); }

.menu-overlay {
  position: fixed;
  inset: 0;
  z-index: 40;
  background: var(--band-2);
  color: #fff;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  padding: 120px var(--gutter) 40px;
  opacity: 0;
  visibility: hidden;
  transition: opacity .35s var(--ease), visibility .35s;
}
.menu-overlay.open { opacity: 1; visibility: visible; }
.menu-overlay nav { display: flex; flex-direction: column; }
.menu-overlay nav a {
  font-family: var(--display);
  font-stretch: 118%;
  font-weight: 500;
  font-size: clamp(26px, 7vw, 40px);
  text-transform: uppercase;
  text-decoration: none;
  padding: 14px 0;
  border-bottom: 1px solid rgba(255,255,255,.12);
}
.menu-foot { display: flex; flex-direction: column; gap: 6px; color: var(--on-band-muted); font-size: 14px; }
.menu-foot a { text-decoration: none; }

/* ═════════ HERO ═════════ */
/* Full-width photo filling exactly one screen (contact bar included),
   lightly desaturated for a muted, editorial feel. */
.hero {
  position: relative;
  min-height: max(100svh, 600px);
  display: flex;
  flex-direction: column;
  color: #fff;
  overflow: hidden;
  background: var(--band);
}
.band-img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.hero-stage {
  position: relative;
  flex: 1;
  display: flex;
}
.hero-img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 50% 0%;
  filter: saturate(.72) contrast(1.02);
  transform: scale(1.04);
  animation: settle 2.4s var(--ease) forwards;
}
@keyframes settle { to { transform: scale(1); } }
.hero-shade {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(12,12,12,.42) 0%, rgba(12,12,12,.12) 45%, transparent 60%),
    linear-gradient(0deg, rgba(12,12,12,.55) 0%, transparent 40%);
}
.hero-inner {
  position: relative;
  text-shadow: 0 2px 28px rgba(0,0,0,.45), 0 1px 3px rgba(0,0,0,.3);
  flex: 1;
  width: 100%;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  gap: 48px;
  padding-top: 140px;
  padding-bottom: clamp(44px, 7vh, 88px);
}
.hero-title {
  font-family: var(--display);
  font-stretch: 125%;
  font-weight: 400;
  font-size: clamp(46px, 8.6vw, 116px);
  line-height: .95;
  letter-spacing: -.01em;
  text-transform: uppercase;
}
.hero-tag {
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(22px, 2.6vw, 32px);
  margin-top: 22px;
  color: rgba(255,255,255,.94);
}
.hero-dre {
  font: 600 11.5px var(--display);
  letter-spacing: .22em;
  text-transform: uppercase;
  color: rgba(255,255,255,.7);
  margin-top: 26px;
  padding-top: 18px;
  border-top: 1px solid rgba(255,255,255,.35);
  max-width: 420px;
}
.hero-links { display: flex; gap: 36px; flex-wrap: wrap; margin-top: 44px; }

.hero-bar { position: relative; background: var(--surface); color: var(--ink); }
.hero-bar-row {
  display: flex;
  align-items: stretch;
  min-height: 76px;
}
.hb-item {
  display: flex;
  flex-direction: column;
  justify-content: center;
  gap: 2px;
  padding: 14px 32px 14px 0;
  margin-right: 32px;
  border-right: 1px solid var(--rule);
  text-decoration: none;
  min-width: 0;
}
.hb-val {
  font: 700 16px var(--display);
  font-variant-numeric: tabular-nums;
  overflow: hidden;
  text-overflow: ellipsis;
  white-space: nowrap;
}
.hb-item:hover .hb-val { text-decoration: underline; text-underline-offset: 3px; }
.hb-cta {
  margin-left: auto;
  display: flex;
  align-items: center;
  gap: 10px;
  padding: 0 0 0 32px;
  font: 600 12px var(--display);
  letter-spacing: .2em;
  text-transform: uppercase;
  text-decoration: none;
  white-space: nowrap;
}
.hb-cta span { transition: transform .3s var(--ease); }
.hb-cta:hover span { transform: translateX(6px); }

/* ═════════ SPLIT TILES ═════════ */
.split { display: grid; grid-template-columns: 1fr 1fr; background: var(--band); }
.split-tile {
  position: relative;
  min-height: clamp(420px, 52vw, 640px);
  display: grid;
  place-items: center;
  overflow: hidden;
  color: #fff;
  text-align: center;
}
.split-tile img {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform 1.2s var(--ease);
}
.split-tile::after {
  content: "";
  position: absolute; inset: 0;
  background: rgba(18,18,17,.48);
  transition: background .5s var(--ease);
}
.split-tile:hover img { transform: scale(1.04); }
.split-tile:hover::after { background: rgba(18,18,17,.58); }
.split-copy {
  position: relative;
  z-index: 1;
  padding: 48px 28px;
  max-width: 400px;
}
.split-copy h2 {
  font-family: var(--display);
  font-stretch: 118%;
  font-weight: 400;
  font-size: clamp(32px, 3.8vw, 48px);
  line-height: 1.08;
  text-transform: uppercase;
  margin-bottom: 22px;
}
.split-copy p { font-size: 15px; color: rgba(255,255,255,.88); margin-bottom: 32px; }

/* ═════════ ABOUT ═════════ */
.about { padding: var(--sec) 0; }
.about-grid {
  display: grid;
  grid-template-columns: minmax(0, 5fr) minmax(0, 7fr);
  gap: clamp(40px, 6vw, 96px);
  align-items: center;
}
.about-card {
  background: var(--band);
  color: #fff;
  padding: 56px 36px 40px;
  text-align: center;
  position: relative;
}
.about-card::before {
  content: "";
  position: absolute;
  inset: 14px;
  border: 1px solid rgba(255,255,255,.14);
  pointer-events: none;
}
.portrait {
  width: min(220px, 60vw);
  aspect-ratio: 1;
  margin: 0 auto 26px;
  border-radius: 50%;
  overflow: hidden;
  box-shadow: 0 0 0 1px rgba(255,255,255,.25), 0 0 0 10px var(--band), 0 0 0 11px rgba(255,255,255,.18);
}
.portrait img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.06); }
.about-card-name {
  font-family: var(--display);
  font-stretch: 118%;
  font-weight: 500;
  font-size: 22px;
  letter-spacing: .06em;
  text-transform: uppercase;
}
.about-card-sub { font-family: var(--serif); font-style: italic; color: var(--on-band-muted); margin-top: 4px; }
.about-card-logo { height: 54px; width: auto; margin: 28px auto 0; opacity: .9; }

.about-copy > p:not(.eyebrow):not(.serif-lead) { color: var(--muted); max-width: 62ch; margin-bottom: 16px; }
.about-copy strong { color: var(--ink); font-weight: 600; }

.fact-strip {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  border-top: 1px solid var(--rule);
  border-left: 1px solid var(--rule);
  margin: 30px 0 34px;
  max-width: 600px;
}
.fact-strip > div {
  padding: 12px 14px;
  border-right: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
  display: flex;
  flex-direction: column;
  gap: 4px;
  min-width: 0;
}
.fact-strip .k { font-size: 10.5px; letter-spacing: .16em; }
.fact-strip .v { font: 700 16px var(--display); }

/* ═════════ SECTION HEADS ═════════ */
.sec-head {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
  gap: 32px;
  align-items: end;
  margin-bottom: 48px;
}
.sec-head.row { display: flex; justify-content: space-between; align-items: end; flex-wrap: wrap; gap: 20px; }
.sec-head-note { color: var(--muted); max-width: 46ch; justify-self: end; }

/* ═════════ PROCESS ═════════ */
.process { padding: var(--sec) 0; background: var(--surface); border-top: 1px solid var(--rule); }
.steps { list-style: none; margin: 0; padding: 0; border-top: 2px solid var(--ink); }
.step {
  display: grid;
  grid-template-columns: 90px minmax(0, 1fr) minmax(0, 1.3fr);
  gap: 28px;
  padding: 28px 0;
  border-bottom: 1px solid var(--rule);
  align-items: start;
}
.step-num {
  font-family: var(--display);
  font-stretch: 125%;
  font-weight: 300;
  font-size: 40px;
  line-height: 1;
  color: var(--muted);
  font-variant-numeric: tabular-nums;
}
.step h3 {
  font: 700 15px var(--display);
  letter-spacing: .1em;
  text-transform: uppercase;
  margin-bottom: 6px;
}
.step-tag { font-family: var(--serif); font-style: italic; color: var(--muted); }
.step > p { color: var(--muted); }

.take {
  margin-top: 48px;
  background: var(--band);
  color: #fff;
  padding: 32px 36px;
  display: grid;
  grid-template-columns: 200px minmax(0, 1fr);
  gap: 28px;
  align-items: baseline;
}
.take .k { color: var(--on-band-muted); }
.take-quote {
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(19px, 2vw, 24px);
  line-height: 1.5;
  color: #f2f2ee;
}

/* ═════════ TESTIMONIALS ═════════ */
.testimonials, .contact {
  position: relative;
  overflow: hidden;
  color: #fff;
  background: var(--band);
}
.band-shade { position: absolute; inset: 0; background: rgba(16,16,15,.66); }
.t-grid {
  position: relative;
  display: grid;
  grid-template-columns: minmax(0, 5fr) minmax(0, 7fr);
  gap: clamp(32px, 5vw, 72px);
  padding-top: clamp(80px, 11vw, 140px);
  padding-bottom: clamp(80px, 11vw, 140px);
}
.t-side .display { font-size: clamp(30px, 3.4vw, 44px); }
.t-side {
  display: flex;
  flex-direction: column;
  align-items: flex-end;
  gap: 22px;
  text-align: right;
  padding-right: clamp(24px, 4vw, 56px);
  border-right: 1px solid rgba(255,255,255,.35);
}
.t-viewport { overflow: hidden; }
.t-track { display: flex; transition: transform .7s var(--ease); }
.t-slide { flex: 0 0 100%; min-width: 0; margin: 0; padding-right: 4px; }
.t-quote {
  margin: 0;
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(20px, 2.2vw, 27px);
  line-height: 1.5;
  color: rgba(255,255,255,.95);
}
.t-who {
  margin-top: 26px;
  font: 600 12px var(--display);
  letter-spacing: .22em;
  text-transform: uppercase;
}
.t-who span { font-family: var(--serif); font-style: italic; text-transform: none; letter-spacing: 0; font-weight: 400; font-size: 15px; color: rgba(255,255,255,.7); margin-left: 8px; }
.t-count {
  margin-top: 34px;
  font: 600 11px var(--display);
  letter-spacing: .22em;
  color: rgba(255,255,255,.6);
  font-variant-numeric: tabular-nums;
}

/* ═════════ PROPERTIES ═════════ */
.properties { padding: var(--sec) 0; background: var(--stone); }
.p-viewport { overflow: hidden; margin: 0 -12px 48px; }
.p-track { display: flex; transition: transform .7s var(--ease); }
.p-card {
  flex: 0 0 50%;
  padding: 0 12px;
  min-width: 0;
}
.p-inner { background: var(--surface); height: 100%; }
.p-img { position: relative; aspect-ratio: 16 / 10; overflow: hidden; background: var(--rule); }
.p-img img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.p-card:hover .p-img img { transform: scale(1.04); }
.p-status {
  position: absolute;
  top: 0; right: 0;
  background: var(--ink);
  color: #fff;
  font: 600 11px var(--display);
  letter-spacing: .18em;
  text-transform: uppercase;
  padding: 9px 16px;
}
.p-status.alt { background: #fff; color: var(--ink); }

/* Card without a photo: charcoal panel with the town name */
.p-img.no-photo { background: var(--band); display: grid; place-items: center; }
.p-img.no-photo::before {
  content: "";
  position: absolute;
  inset: 14px;
  border: 1px solid rgba(255,255,255,.14);
  pointer-events: none;
}
.p-town {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 10px;
  color: #fff;
  text-align: center;
  padding: 24px;
}
.p-town .k { color: var(--on-band-muted); }
.p-town b {
  font-family: var(--display);
  font-stretch: 125%;
  font-weight: 400;
  font-size: clamp(30px, 3.6vw, 46px);
  line-height: 1;
  text-transform: uppercase;
}
.p-mls { font-family: var(--serif); font-style: italic; color: var(--on-band-muted); font-size: 15px; }
.p-body { padding: 26px 24px 30px; text-align: center; }
.p-role {
  font-family: var(--serif);
  font-style: italic;
  font-size: 15px;
  color: var(--muted);
  margin-bottom: 8px;
}
.p-name { font: 500 19px var(--display); font-stretch: 112%; text-transform: uppercase; letter-spacing: .03em; }
.p-addr { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); margin-top: 6px; }
.p-specs { font: 600 12px var(--display); letter-spacing: .14em; text-transform: uppercase; margin-top: 14px; color: var(--ink); }
.p-price {
  font: 700 18px var(--display);
  font-variant-numeric: tabular-nums;
  margin-top: 16px;
  padding-top: 16px;
  border-top: 1px solid var(--rule);
}

/* ═════════ COMMUNITIES ═════════ */
.communities { padding: var(--sec) 0; }
.towns {
  list-style: none;
  margin: 0;
  padding: 0;
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  border-top: 2px solid var(--ink);
}
.towns li { border-bottom: 1px solid var(--rule); }
.towns li:not(:nth-child(4n)) { border-right: 1px solid var(--rule); }
.town {
  display: flex;
  flex-direction: column;
  gap: 6px;
  padding: 26px 22px 24px;
  text-decoration: none;
  height: 100%;
  position: relative;
  transition: background .3s var(--ease), color .3s var(--ease);
}
.town b {
  font-family: var(--display);
  font-stretch: 118%;
  font-weight: 500;
  font-size: 19px;
  text-transform: uppercase;
  letter-spacing: .02em;
}
.town span { font-family: var(--serif); font-style: italic; color: var(--muted); font-size: 15px; transition: color .3s; }
.town::after {
  content: "→";
  position: absolute;
  right: 22px; top: 26px;
  opacity: 0;
  transform: translateX(-6px);
  transition: opacity .3s, transform .3s var(--ease);
}
.town:hover { background: var(--band); color: #fff; }
.town:hover span { color: var(--on-band-muted); }
.town:hover::after { opacity: 1; transform: none; }

/* ═════════ CONTACT ═════════ */
.contact-grid {
  position: relative;
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
  gap: clamp(40px, 6vw, 96px);
  align-items: center;
  padding-top: clamp(80px, 11vw, 140px);
  padding-bottom: clamp(80px, 11vw, 140px);
}
.contact-list { margin: 34px 0 0; border-top: 1px solid rgba(255,255,255,.35); max-width: 460px; }
.contact-list > div {
  display: grid;
  grid-template-columns: 120px minmax(0, 1fr);
  gap: 16px;
  padding: 13px 0;
  border-bottom: 1px solid rgba(255,255,255,.2);
}
.contact-list dt {
  font: 600 11px var(--display);
  letter-spacing: .2em;
  text-transform: uppercase;
  color: rgba(255,255,255,.65);
  padding-top: 3px;
}
.contact-list dd { margin: 0; overflow-wrap: anywhere; }
.contact-list a { text-decoration: none; border-bottom: 1px solid rgba(255,255,255,.35); }
.contact-list a:hover { border-bottom-color: #fff; }

.form-card { background: var(--surface); color: var(--ink); padding: clamp(28px, 4vw, 44px); }
#contactForm { display: flex; flex-direction: column; gap: 18px; }
.f-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.f { display: flex; flex-direction: column; gap: 6px; min-width: 0; }
.f span {
  font: 600 10.5px var(--display);
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--muted);
}
.f em { font-style: normal; letter-spacing: .05em; text-transform: none; font-family: var(--body); font-weight: 400; }
.f input, .f select, .f textarea {
  font: 400 16px var(--body);
  color: var(--ink);
  background: transparent;
  border: 0;
  border-bottom: 1.5px solid var(--rule);
  border-radius: 0;
  padding: 8px 0 10px;
  transition: border-color .2s;
  width: 100%;
}
.f select {
  appearance: none;
  background: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 16 16'%3E%3Cpath d='M4 6l4 4 4-4' fill='none' stroke='%231b1b1a' stroke-width='1.5'/%3E%3C/svg%3E") no-repeat right 2px center / 14px;
  padding-right: 24px;
}
.f textarea { resize: vertical; min-height: 96px; }
.f input:focus, .f select:focus, .f textarea:focus { outline: none; border-bottom-color: var(--ink); }
.hp { position: absolute; left: -9999px; }
.form-note { font-size: 13.5px; color: var(--muted); min-height: 1em; }
.form-note a { color: var(--ink); }
.form-done { text-align: center; padding: 40px 8px; }
.form-done h3 {
  font-family: var(--display);
  font-stretch: 118%;
  font-weight: 500;
  font-size: 34px;
  text-transform: uppercase;
  margin-bottom: 12px;
}
.form-done p:last-child { color: var(--muted); }

/* ═════════ FOOTER ═════════ */
.site-footer { background: var(--band-2); color: var(--on-band-muted); font-size: 14px; }
.footer-top {
  display: grid;
  grid-template-columns: 1.4fr 1.3fr 1fr 1fr;
  gap: 40px;
  padding-top: 72px;
  padding-bottom: 56px;
}
.footer-brand img { height: 64px; width: auto; }
.footer-tag { font-family: var(--serif); font-style: italic; font-size: 17px; margin-top: 14px; color: #e6e6e2; }
.footer-col { display: flex; flex-direction: column; gap: 8px; min-width: 0; }
.footer-col .k { color: #fff; margin-bottom: 8px; }
.footer-col a { text-decoration: none; overflow-wrap: anywhere; }
.footer-col a:hover { color: #fff; }
.footer-bottom {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 16px;
  flex-wrap: wrap;
  padding-top: 22px;
  padding-bottom: max(22px, env(safe-area-inset-bottom, 0px));
  border-top: 1px solid rgba(255,255,255,.08);
  font-size: 12.5px;
}
.eho { display: flex; align-items: center; gap: 8px; }

/* ═════════ REVEAL ═════════ */
@media (prefers-reduced-motion: no-preference) {
  .reveal { opacity: 0; transform: translateY(26px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
  .reveal.in { opacity: 1; transform: none; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .hero-img { animation: none; transform: none; }
  .t-track, .p-track { transition: none; }
}

/* ═════════ RESPONSIVE ═════════ */
@media (max-width: 1080px) {
  .main-nav { display: none; }
  .menu-btn { display: flex; }
  .footer-top { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 900px) {
  .split { grid-template-columns: 1fr; }
  .about-grid, .contact-grid, .t-grid { grid-template-columns: minmax(0, 1fr); }
  .about-card { max-width: 440px; width: 100%; margin: 0 auto; }
  .sec-head { grid-template-columns: 1fr; gap: 16px; }
  .sec-head-note { justify-self: start; }
  .step { grid-template-columns: 64px minmax(0, 1fr); gap: 8px 20px; }
  .step > p { grid-column: 2; }
  .step-num { font-size: 30px; }
  .take { grid-template-columns: 1fr; gap: 12px; padding: 28px 24px; }
  .t-side {
    align-items: flex-start;
    text-align: left;
    padding-right: 0;
    border-right: 0;
    padding-bottom: 22px;
    border-bottom: 1px solid rgba(255,255,255,.35);
  }
  .p-card { flex-basis: 100%; }
  .towns { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .towns li:not(:nth-child(4n)) { border-right: 0; }
  .towns li:nth-child(odd) { border-right: 1px solid var(--rule); }
  .hb-mail { display: none; }
}

@media (max-width: 600px) {
  .header-row { height: 70px; }
  .brand-logo { height: 38px; }
  .brand-name small { display: none; }
  .hero-inner { padding-top: 120px; gap: 28px; }
  .hero-img { object-position: 50% 0%; }
  .hero-links { gap: 22px; }
  .line-link { min-width: 0; flex: 1 1 140px; }
  .hero-bar-row { flex-direction: column; min-height: 0; }
  .hb-item { border-right: 0; border-bottom: 1px solid var(--rule); margin: 0; padding: 14px 0; }
  .hb-cta { margin: 0; padding: 16px 0; }
  .fact-strip { grid-template-columns: 1fr; }
  .f-row { grid-template-columns: 1fr; }
  .contact-list > div { grid-template-columns: 1fr; gap: 2px; }
  .towns { grid-template-columns: 1fr; }
  .towns li:nth-child(odd) { border-right: 0; }
  .footer-top { grid-template-columns: 1fr; gap: 32px; }
  .footer-bottom { flex-direction: column; align-items: flex-start; }
}