/* Valerie Frei-Betancur, Realtor. Black, white, gold. Newsreader + Hanken Grotesk. */

:root {
  --black: #000;
  --white: #fff;
  --gold: #c2a14d;        /* fills, rules, text on black */
  --gold-deep: #7a5f1c;   /* gold text on white (passes AA) */
  --gold-pale: #ead9a4;
  --gray: #4d4d4d;        /* secondary text on white */
  --gray-on-black: #bdbdbd;
  --line: #dcd8cc;
  --wash: #f4f4f2;

  --serif: 'Newsreader', Georgia, 'Times New Roman', serif;
  --sans: 'Hanken Grotesk', system-ui, -apple-system, 'Segoe UI', sans-serif;

  --t-small: 0.889rem;
  --t-body: 1rem;
  --t-lead: 1.25rem;
  --t-h3: 1.5rem;
  --t-h2: clamp(2rem, 1.4rem + 2.4vw, 3.157rem);
  --t-h1: clamp(2.6rem, 1.6rem + 4.4vw, 4.6rem);

  --gutter: clamp(20px, 5vw, 72px);
  --section: clamp(80px, 11vw, 160px);
  --max: 1240px;
}

*, *::before, *::after { box-sizing: border-box; }
html { font-size: 112.5%; -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--white);
  color: var(--black);
  font-family: var(--sans);
  font-size: var(--t-body);
  line-height: 1.6;
}
img, video, svg { display: block; max-width: 100%; }
a { color: inherit; text-underline-offset: 0.18em; text-decoration-thickness: 1px; }
h1, h2, h3, p, ul, ol, blockquote, figure { margin: 0; }
ul, ol { padding: 0; list-style: none; }
h1, h2, h3 { font-family: var(--serif); font-weight: 400; line-height: 1.08; letter-spacing: -0.015em; text-wrap: balance; }
h1 { font-size: var(--t-h1); }
h2 { font-size: var(--t-h2); }
h3 { font-size: var(--t-h3); line-height: 1.2; }
p { text-wrap: pretty; }
:focus-visible { outline: 3px solid var(--gold); outline-offset: 3px; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip-path: inset(50%); white-space: nowrap; }

.wrap { width: 100%; max-width: var(--max); margin-inline: auto; padding-inline: var(--gutter); }
.band { padding-block: var(--section); }
.band-black { background: var(--black); color: var(--white); }
.band-wash { background: var(--wash); }
.lead { font-size: var(--t-lead); line-height: 1.55; max-width: 34em; }
.muted { color: var(--gray); }
.band-black .muted { color: var(--gray-on-black); }
.measure { max-width: 36em; }
.stack > * + * { margin-top: 1.1em; }
.gold-rule { width: 72px; height: 2px; background: var(--gold); border: 0; margin: 0 0 32px; }

/* ---------- buttons ---------- */
.btn {
  display: inline-block;
  padding: 0.85em 1.5em;
  border: 2px solid var(--gold);
  border-radius: 2px;
  background: var(--gold);
  color: var(--black);
  font: 600 1rem/1.2 var(--sans);
  text-decoration: none;
  cursor: pointer;
  transition: background-color 0.15s, color 0.15s;
}
.btn:hover { background: var(--black); color: var(--gold-pale); }
.band-black .btn:hover, .hero .btn:hover { background: var(--white); border-color: var(--white); color: var(--black); }
.btn-line { background: transparent; border-color: currentColor; color: inherit; }
.btn-line:hover { background: var(--black); border-color: var(--black); color: var(--white); }
.btn[disabled] { opacity: 0.55; cursor: progress; }
.text-link { font-weight: 600; }

/* ---------- header ---------- */
.site-header {
  display: flex; align-items: center; justify-content: space-between; gap: 16px;
  padding: 22px var(--gutter);
  border-bottom: 1px solid var(--line);
}
.home .site-header {
  position: absolute; inset: 0 0 auto 0; z-index: 5;
  border-bottom: 0; color: var(--white);
}
.brand { text-decoration: none; display: flex; flex-direction: column; line-height: 1.1; }
.brand-name { font-family: var(--serif); font-size: clamp(1.2rem, 1rem + 1vw, 1.6rem); letter-spacing: -0.01em; }
.brand-role { font-size: 0.78rem; font-weight: 600; letter-spacing: 0.04em; color: var(--gold-deep); margin-top: 4px; }
.home .brand-role, .menu .brand-role { color: var(--gold); }
.header-tools { display: flex; align-items: center; gap: clamp(12px, 2vw, 28px); }

.lang { display: flex; border: 1px solid currentColor; border-radius: 2px; }
.lang button {
  padding: 7px 11px; border: 0; background: transparent; color: inherit;
  font: 600 0.8rem/1 var(--sans); cursor: pointer;
}
.lang button[aria-pressed='true'] { background: var(--gold); color: var(--black); }

.menu-btn {
  width: 48px; height: 48px; padding: 0;
  display: grid; place-content: center; gap: 7px;
  border: 0; background: transparent; color: inherit; cursor: pointer;
}
.menu-btn i { display: block; width: 30px; height: 2px; background: currentColor; transition: transform 0.2s, opacity 0.2s; }
.menu-btn[aria-expanded='true'] i:nth-child(1) { transform: translateY(9px) rotate(45deg); }
.menu-btn[aria-expanded='true'] i:nth-child(2) { opacity: 0; }
.menu-btn[aria-expanded='true'] i:nth-child(3) { transform: translateY(-9px) rotate(-45deg); }

/* ---------- menu overlay ---------- */
.menu {
  position: fixed; inset: 0; z-index: 20;
  display: flex; flex-direction: column;
  background: var(--black); color: var(--white);
  visibility: hidden; opacity: 0; transition: opacity 0.2s, visibility 0.2s;
  overflow-y: auto;
}
.menu.open { visibility: visible; opacity: 1; }
.menu-top { display: flex; justify-content: space-between; align-items: center; padding: 22px var(--gutter); }
.menu nav { flex: 1; display: flex; align-items: center; padding: 24px var(--gutter) 64px; }
.menu li + li { margin-top: clamp(8px, 2vh, 20px); }
.menu nav a {
  font-family: var(--serif); font-size: clamp(2.2rem, 1.4rem + 4vw, 4rem); line-height: 1.1;
  text-decoration: none; border-bottom: 2px solid transparent;
}
.menu nav a:hover, .menu nav a[aria-current='page'] { border-bottom-color: var(--gold); }
.menu-foot { padding: 0 var(--gutter) 32px; color: var(--gray-on-black); font-size: var(--t-small); }
.menu-foot a { color: var(--white); }

/* ---------- hero ---------- */
.hero {
  position: relative; isolation: isolate;
  min-height: 100svh;
  display: flex; flex-direction: column;
  background: var(--black); color: var(--white);
  overflow: hidden;
}
.hero-video { position: absolute; inset: 0; z-index: -2; width: 100%; height: 100%; object-fit: cover; }
.hero-shade { position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgb(0 0 0 / 0.72), rgb(0 0 0 / 0.5) 45%, rgb(0 0 0 / 0.88)); }
.hero-main {
  flex: 1;
  display: grid;
  grid-template-columns: minmax(200px, 0.72fr) minmax(0, 1.25fr) 300px;
  gap: clamp(24px, 4vw, 72px);
  align-items: end;
  padding: 110px var(--gutter) 0;
  max-width: 1500px; width: 100%; margin-inline: auto;
}
.hero-portrait { position: relative; align-self: end; margin: 0 0 0 14px; }
.hero-portrait::before {
  content: ''; position: absolute; inset: -14px 14px 0 -14px;
  border: 2px solid var(--gold); border-bottom: 0; z-index: -1;
}
.hero-portrait img { width: 100%; max-height: 54vh; aspect-ratio: 4 / 5; object-fit: cover; object-position: center top; background: #1c1c1c; }
.hero-copy { align-self: center; padding-bottom: clamp(32px, 6vh, 80px); }
.hero-copy h1 { font-size: clamp(3rem, 1.2rem + 6vw, 6.4rem); line-height: 0.98; letter-spacing: -0.025em; }
.hero-copy .lead { margin-top: 28px; max-width: 22em; color: var(--white); }
.hero-copy .family { margin-top: 20px; font-family: var(--serif); font-style: italic; font-size: var(--t-lead); color: var(--gold); }

/* the yard sign: post, arm, and a hanging panel that settles after one swing */
.sign { position: relative; width: 300px; height: min(540px, 58vh); min-height: 420px; align-self: end; justify-self: end; }
.sign-post { position: absolute; right: 12px; top: 0; bottom: 0; width: 16px; background: var(--white); }
.sign-post::before { content: ''; position: absolute; left: -4px; right: -4px; top: -10px; height: 12px; background: var(--gold); }
.sign-arm { position: absolute; left: 0; right: 0; top: 30px; height: 14px; background: var(--white); }
.sign-hang {
  position: absolute; left: 14px; top: 44px; width: 244px; padding-top: 24px;
  transform-origin: 50% 0;
  animation: sign-settle 2.6s cubic-bezier(0.3, 0, 0.3, 1) 0.3s both;
}
.sign-hang::before, .sign-hang::after {
  content: ''; position: absolute; top: 0; width: 2px; height: 24px; background: var(--gold);
}
.sign-hang::before { left: 28px; } .sign-hang::after { right: 28px; }
@keyframes sign-settle {
  0% { transform: rotate(7deg); } 22% { transform: rotate(-5deg); } 44% { transform: rotate(3.2deg); }
  64% { transform: rotate(-1.8deg); } 82% { transform: rotate(0.8deg); } 100% { transform: rotate(0); }
}
.sign-panel {
  background: var(--white); color: var(--black);
  padding: 22px 20px 24px; text-align: center;
  box-shadow: inset 0 0 0 5px var(--white), inset 0 0 0 7px var(--gold);
}
.sign-title { font-family: var(--serif); font-size: 2.5rem; line-height: 1; letter-spacing: -0.02em; }
.sign-text { margin: 10px 0 18px; font-size: 0.95rem; line-height: 1.4; }
.sign-panel .btn { width: 100%; padding-inline: 0.6em; }
.sign-panel .btn:hover { background: var(--black); border-color: var(--black); color: var(--white); }
.sign-rider {
  margin-top: 8px; padding: 9px 10px; text-align: center;
  background: var(--gold); color: var(--black);
  font-weight: 600; font-size: 0.9rem;
}

/* closed homes, always moving */
.closed { border-top: 2px solid var(--gold); background: var(--black); padding: 18px 0 22px; }
.closed-view { overflow: hidden; }
.closed-track { display: flex; gap: 18px; width: max-content; animation: closed-roll var(--roll, 60s) linear infinite; }
.closed-view:hover .closed-track, .closed-view:focus-within .closed-track { animation-play-state: paused; }
@keyframes closed-roll { to { transform: translateX(-50%); } }
.closed-item { width: 220px; flex: none; }
.closed-item img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; background: #161616; }
.closed-item figcaption { margin-top: 8px; display: flex; justify-content: space-between; gap: 8px; font-size: 0.8rem; line-height: 1.3; }
.closed-item .city { font-family: var(--serif); font-size: 1rem; }
.closed-item .when { color: var(--gray-on-black); text-align: right; }

/* ---------- home sections ---------- */
.family-band .statement { font-family: var(--serif); font-size: var(--t-h2); line-height: 1.16; letter-spacing: -0.015em; max-width: 21em; }
.family-band .lead { margin-top: 36px; }

.services { display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; margin-top: 64px; border-top: 1px solid var(--black); }
.services li { padding: 28px 28px 8px 0; }
.services li + li { padding-left: 28px; border-left: 1px solid var(--line); }
.services h3 { font-size: 2rem; margin-bottom: 12px; }
.services p { color: var(--gray); font-size: 0.95rem; }

.section-head { display: flex; justify-content: space-between; align-items: end; gap: 24px; flex-wrap: wrap; margin-bottom: 56px; }

.listings { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; }
.listing img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; background: var(--wash); }
.listing .price { font-family: var(--serif); font-size: var(--t-h3); margin-top: 14px; }
.listing .facts { color: var(--gray); font-size: var(--t-small); }
.listing-note { margin-top: 32px; font-size: 0.78rem; color: var(--gray); max-width: 60em; }

/* reviews */
.stars { color: var(--gold-deep); letter-spacing: 0.12em; font-size: 1rem; }
.band-black .stars { color: var(--gold); }
.quote blockquote { font-family: var(--serif); line-height: 1.35; }
.quote blockquote::before { content: '\201C'; }
.quote blockquote::after { content: '\201D'; }
.quote footer { margin-top: 18px; font-size: var(--t-small); }
.quote .who { font-weight: 600; display: block; font-size: 1rem; }
.quote .stars { display: block; margin-bottom: 14px; }
.featured-reviews { display: grid; grid-template-columns: 1fr 1fr; gap: 56px clamp(32px, 6vw, 96px); }
.featured-reviews .quote:first-child { grid-column: 1 / -1; padding-bottom: 56px; border-bottom: 1px solid var(--line); }
.featured-reviews .quote:first-child blockquote { font-size: clamp(1.6rem, 1.1rem + 2vw, 2.5rem); line-height: 1.22; letter-spacing: -0.01em; max-width: 24em; }
.featured-reviews .quote blockquote { font-size: 1.3rem; }

.review-list .quote { padding-block: 44px; border-top: 1px solid var(--line); display: grid; grid-template-columns: 240px 1fr; gap: 32px; }
.review-list .quote blockquote { font-size: 1.35rem; max-width: 30em; }
.review-list .quote footer { margin: 0; grid-column: 1; grid-row: 1 / span 2; }
.review-list .quote .stars, .review-list .quote blockquote { grid-column: 2; }
.review-summary { display: flex; align-items: baseline; gap: 16px; flex-wrap: wrap; margin-top: 24px; }
.review-summary .avg { font-family: var(--serif); font-size: 3rem; line-height: 1; }

/* client appreciation */
.appreciation { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: clamp(40px, 7vw, 120px); align-items: start; }
.appreciation h2 { color: var(--gold); }
.perks li { padding: 26px 0; border-top: 1px solid #3a3a3a; }
.perks li:last-child { border-bottom: 1px solid #3a3a3a; }
.perks h3 { margin-bottom: 8px; }
.perks p { color: var(--gray-on-black); }
.band-wash .perks li, .perks.on-white li { border-color: var(--line); }
.perks.on-white p { color: var(--gray); }

.closing-cta { text-align: left; display: grid; grid-template-columns: 1fr auto; gap: 32px; align-items: center; }

/* ---------- inner pages ---------- */
.page-head { padding-block: clamp(56px, 8vw, 112px) clamp(40px, 5vw, 72px); }
.page-head .lead { margin-top: 24px; }

.about-grid { display: grid; grid-template-columns: minmax(240px, 0.8fr) 1.2fr; gap: clamp(32px, 6vw, 96px); align-items: start; }
.about-grid img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; background: #1c1c1c; position: sticky; top: 24px; }
.about-body p { max-width: 34em; }
.about-body h2 { margin: 64px 0 20px; font-size: 2rem; }
.towns { columns: 3; column-gap: 32px; font-family: var(--serif); font-size: 1.25rem; }
.towns li { padding: 6px 0; break-inside: avoid; }

.vendor-group { display: grid; grid-template-columns: 260px 1fr; gap: 32px; padding-block: 44px; border-top: 1px solid var(--black); }
.vendor-group h2 { font-size: 1.8rem; }
.vendor + .vendor { margin-top: 36px; padding-top: 36px; border-top: 1px solid var(--line); }
.vendor p { max-width: 34em; margin-top: 6px; color: var(--gray); }
.vendor .contact { margin-top: 12px; display: flex; flex-wrap: wrap; gap: 6px 28px; font-weight: 600; color: var(--black); }
.vendor .aff { font-size: 0.78rem; font-weight: 600; color: var(--gold-deep); margin-left: 10px; white-space: nowrap; }
.disclosure { margin-top: 48px; padding: 24px 28px; background: var(--wash); font-size: var(--t-small); max-width: 46em; }

/* ---------- forms ---------- */
.form-grid { display: grid; grid-template-columns: 1.15fr 0.85fr; gap: clamp(40px, 7vw, 120px); align-items: start; }
.form { display: grid; grid-template-columns: 1fr 1fr; gap: 22px 20px; }
.field { display: flex; flex-direction: column; gap: 7px; }
.field.full, .form > .full { grid-column: 1 / -1; }
.field label, fieldset legend { font-weight: 600; font-size: 0.95rem; }
.field .hint { font-size: 0.82rem; color: var(--gray); }
.field input, .field textarea, .field select {
  width: 100%; padding: 13px 14px;
  border: 1px solid #8c8c8c; border-radius: 2px;
  background: var(--white); color: var(--black);
  font: 400 1rem/1.4 var(--sans);
}
.field textarea { min-height: 130px; resize: vertical; }
.field input:focus, .field textarea:focus, .field select:focus { outline: 3px solid var(--gold); outline-offset: 1px; border-color: var(--black); }
fieldset { border: 0; padding: 0; margin: 0; min-width: 0; }
fieldset legend { padding: 0; margin-bottom: 4px; font-family: var(--serif); font-size: var(--t-h3); font-weight: 400; }
.times { display: grid; grid-template-columns: repeat(auto-fit, minmax(215px, 1fr)); gap: 16px; margin-top: 16px; }
.hp { position: absolute; left: -9999px; }
.form-msg { grid-column: 1 / -1; padding: 16px 18px; border-left: 4px solid var(--gold); background: var(--wash); }
.form-msg.error { border-left-color: #a4201a; }
.form-msg:empty { display: none; }
.done { padding: 40px; border: 2px solid var(--gold); }
.done h2 { margin-bottom: 16px; }

.steps { counter-reset: step; }
.steps li { counter-increment: step; padding: 24px 0 24px 64px; position: relative; border-top: 1px solid var(--line); }
.steps li::before { content: counter(step); position: absolute; left: 0; top: 18px; font-family: var(--serif); font-size: 2.4rem; line-height: 1; color: var(--gold-deep); }
.steps h3 { font-size: 1.25rem; margin-bottom: 4px; }
.steps p { color: var(--gray); font-size: 0.95rem; }

/* ---------- footer ---------- */
.site-footer { background: var(--black); color: var(--white); padding: 72px 0 40px; border-top: 2px solid var(--gold); }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 40px; }
.site-footer .brand-name { font-size: 1.8rem; font-family: var(--serif); }
.site-footer .tag { color: var(--gold); font-family: var(--serif); font-style: italic; margin-top: 6px; }
.site-footer li { padding: 4px 0; }
.site-footer a { text-decoration: none; }
.site-footer a:hover { text-decoration: underline; }
.legal { margin-top: 56px; padding-top: 24px; border-top: 1px solid #3a3a3a; color: var(--gray-on-black); font-size: 0.78rem; display: flex; flex-wrap: wrap; gap: 8px 32px; justify-content: space-between; }

/* ---------- small screens ---------- */
@media (max-width: 1080px) {
  .hero-main { grid-template-columns: minmax(180px, 0.7fr) 1fr; }
  .sign { grid-column: 1 / -1; justify-self: center; height: 430px; min-height: 0; margin-top: 16px; }
  .hero-copy { padding-bottom: 24px; }
  .services { grid-template-columns: 1fr 1fr; }
  .services li:nth-child(3) { padding-left: 0; border-left: 0; }
  .services li:nth-child(n + 3) { border-top: 1px solid var(--line); }
  .listings { grid-template-columns: 1fr 1fr; }
  .form-grid { grid-template-columns: 1fr; }
}
@media (max-width: 760px) {
  html { font-size: 106.25%; }
  .hero-main { grid-template-columns: 1fr; padding-top: 110px; gap: 28px; }
  .hero-portrait { order: 2; max-width: 300px; }
  .hero-copy { order: 1; padding-bottom: 0; }
  .sign { order: 3; }
  .featured-reviews, .appreciation, .about-grid, .form-grid, .closing-cta, .footer-grid { grid-template-columns: 1fr; }
  .about-grid img { position: static; max-width: 360px; }
  .review-list .quote, .vendor-group { grid-template-columns: 1fr; gap: 16px; }
  .review-list .quote footer, .review-list .quote .stars, .review-list .quote blockquote { grid-column: 1; grid-row: auto; }
  .review-list .quote footer { order: 3; }
  .form, .times { grid-template-columns: 1fr; }
  .towns { columns: 2; }
  .listings { grid-template-columns: 1fr; }
  .services { grid-template-columns: 1fr; }
  .services li, .services li + li { padding: 24px 0 8px; border-left: 0; border-top: 1px solid var(--line); }
  .services li:first-child { border-top: 0; }
  .closed-item { width: 170px; }
  .done { padding: 28px 22px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .sign-hang { animation: none; }
  .closed-track { animation: none; }
  .closed-view { overflow-x: auto; }
  * { transition-duration: 0.01ms !important; }
}