/* ============================================
   Real Offer Realty — global styles (v2)
   Black + white, no gold accents, parallax hero
   ============================================ */

:root {
  --ink: #0a0a0a;
  --ink-soft: #2a2a2a;
  --mute: #666;
  --mute-light: #999;
  --rule: #e5e5e5;
  --rule-dark: #222;
  --bg: #ffffff;
  --bg-alt: #f5f4f1;
  --bg-dark: #0a0a0a;
  --max: 1200px;
  --nav-h: 90px;
  --shadow-sm: 0 2px 8px rgba(0,0,0,.06);
  --shadow-md: 0 8px 24px rgba(0,0,0,.1);
}

* { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; }

body {
  font-family: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  font-size: 16px;
  line-height: 1.65;
  color: var(--ink);
  background: var(--bg);
  -webkit-font-smoothing: antialiased;
}

h1, h2, h3, h4 {
  font-family: 'Cormorant Garamond', 'Playfair Display', Georgia, serif;
  font-weight: 500;
  line-height: 1.15;
  color: var(--ink);
  letter-spacing: -0.01em;
}

h1 { font-size: clamp(2.2rem, 5vw, 3.8rem); }
h2 { font-size: clamp(1.8rem, 3.5vw, 2.6rem); }
h3 { font-size: clamp(1.3rem, 2.2vw, 1.6rem); }
h4 { font-size: 1.1rem; }

p { margin-bottom: 1em; color: var(--ink-soft); }

a { color: var(--ink); text-decoration: none; transition: opacity .2s; }
a:hover { opacity: 0.6; }

img { max-width: 100%; height: auto; display: block; }

.container {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 24px;
}

.section { padding: 80px 0; }
.section-alt { background: var(--bg-alt); }

.eyebrow {
  font-family: 'Inter', sans-serif;
  font-size: 0.72rem;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--ink);
  font-weight: 600;
  margin-bottom: 1rem;
  display: inline-block;
}

.btn {
  display: inline-block;
  padding: 14px 34px;
  font-family: 'Inter', sans-serif;
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  border: 1.5px solid var(--ink);
  background: var(--ink);
  color: #fff;
  cursor: pointer;
  transition: all .25s ease;
}
.btn:hover { background: transparent; color: var(--ink); opacity: 1; }

.btn-outline { background: transparent; color: var(--ink); }
.btn-outline:hover { background: var(--ink); color: #fff; }

/* ============================================
   NAV — black bar with white logo
   ============================================ */

.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  background: rgba(10,10,10,.96);
  backdrop-filter: blur(10px);
  z-index: 100;
  height: var(--nav-h);
  border-bottom: 1px solid rgba(255,255,255,.08);
}

.nav-inner {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 24px;
  height: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.nav-brand {
  display: flex;
  align-items: center;
  height: 100%;
}

.nav-brand img { height: 44px; width: auto; }

.nav-links {
  display: flex;
  gap: 32px;
  align-items: center;
  list-style: none;
}

.nav-links a {
  font-size: 0.74rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255,255,255,.85);
  position: relative;
  padding: 4px 0;
  transition: color .2s;
}
.nav-links a:hover,
.nav-links a.active { color: #fff; opacity: 1; }
.nav-links a.active::after {
  content: '';
  position: absolute;
  bottom: -6px; left: 0; right: 0;
  height: 1px;
  background: #fff;
}

.nav-dropdown { position: relative; }
.nav-dropdown-toggle { cursor: pointer; display: inline-flex; align-items: center; gap: 6px; }
.nav-dropdown-toggle::after {
  content: '';
  width: 5px; height: 5px;
  border-right: 1.5px solid currentColor;
  border-bottom: 1.5px solid currentColor;
  transform: rotate(45deg);
  margin-top: -3px;
}
.nav-dropdown-menu {
  position: absolute;
  top: calc(100% + 14px);
  left: 50%;
  transform: translateX(-50%);
  background: #0a0a0a;
  border: 1px solid rgba(255,255,255,.1);
  min-width: 200px;
  padding: 8px 0;
  opacity: 0;
  visibility: hidden;
  transition: all .2s;
}
.nav-dropdown:hover .nav-dropdown-menu { opacity: 1; visibility: visible; }
.nav-dropdown-menu a {
  display: block;
  padding: 12px 22px;
  letter-spacing: 0.15em;
  color: rgba(255,255,255,.8);
}
.nav-dropdown-menu a:hover { background: rgba(255,255,255,.06); color: #fff; }

.nav-phone {
  padding: 10px 22px;
  background: #fff;
  color: var(--ink) !important;
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  transition: all .2s;
}
.nav-phone:hover {
  background: transparent;
  color: #fff !important;
  box-shadow: inset 0 0 0 1.5px #fff;
  opacity: 1;
}

.nav-toggle {
  display: none;
  background: none;
  border: none;
  cursor: pointer;
  width: 32px; height: 32px;
  flex-direction: column;
  justify-content: center;
  gap: 6px;
}
.nav-toggle span { display: block; width: 24px; height: 2px; background: #fff; }

@media (max-width: 960px) {
  .nav-links { display: none; }
  .nav-toggle { display: flex; }
  .nav-links.open {
    display: flex;
    position: absolute;
    top: var(--nav-h);
    left: 0; right: 0;
    background: #0a0a0a;
    flex-direction: column;
    gap: 0;
    padding: 16px 24px;
    border-bottom: 1px solid rgba(255,255,255,.1);
  }
  .nav-links.open a {
    padding: 14px 0;
    border-bottom: 1px solid rgba(255,255,255,.08);
    width: 100%;
  }
  .nav-dropdown-menu {
    position: static;
    transform: none;
    background: transparent;
    border: none;
    padding-left: 20px;
    opacity: 1;
    visibility: visible;
  }
}

/* ============================================
   HERO — parallax office image
   ============================================ */

.hero {
  position: relative;
  height: 100vh;
  min-height: 620px;
  margin-top: var(--nav-h);
  overflow: hidden;
  background: #000;
}

.hero-parallax {
  position: absolute;
  top: 0; left: 0; right: 0; bottom: 0;
  background-image: url('images/hero-office.jpg');
  background-size: cover;
  background-position: center;
  background-attachment: fixed;
}

/* Slideshow variant: multiple layers fading in/out, all with parallax */
.hero-slides {
  position: absolute;
  inset: 0;
  overflow: hidden;
}

.hero-slide {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  background-attachment: fixed;
  opacity: 0;
  animation: heroFade 30s infinite, heroZoom 30s infinite;
  transform-origin: center center;
}

.hero-slide:nth-child(1) { animation-delay: 0s, 0s; }
.hero-slide:nth-child(2) { animation-delay: 5s, 5s; }
.hero-slide:nth-child(3) { animation-delay: 10s, 10s; }
.hero-slide:nth-child(4) { animation-delay: 15s, 15s; }
.hero-slide:nth-child(5) { animation-delay: 20s, 20s; }
.hero-slide:nth-child(6) { animation-delay: 25s, 25s; }

@keyframes heroFade {
  0%   { opacity: 0; }
  3%   { opacity: 1; }
  16%  { opacity: 1; }
  20%  { opacity: 0; }
  100% { opacity: 0; }
}

/* Ken Burns advanced parallax - subtle zoom + pan during each slide's visible window */
@keyframes heroZoom {
  0%   { transform: scale(1.0) translate(0, 0); }
  3%   { transform: scale(1.02) translate(-0.3%, 0); }
  20%  { transform: scale(1.12) translate(-2%, -1%); }
  100% { transform: scale(1.12) translate(-2%, -1%); }
}

/* iOS fallback - fixed attachment doesn't work well on mobile */
@media (hover: none) and (pointer: coarse) {
  .hero-slide { background-attachment: scroll; }
}

/* ============================================
   LOGO MARQUEE (About page - completed leases)
   ============================================ */

.marquee-section {
  background: #ffffff;
  padding: 100px 0 90px;
  overflow: hidden;
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}

.marquee-header {
  text-align: center;
  margin-bottom: 60px;
}

.marquee-header .eyebrow {
  color: var(--mute);
  font-size: 0.68rem;
  letter-spacing: 0.35em;
  margin-bottom: 12px;
}

.marquee-header h3 {
  color: var(--ink);
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.9rem;
  font-weight: 400;
  font-style: italic;
  margin: 0;
}

.marquee {
  position: relative;
  overflow: hidden;
  padding: 20px 0;
  mask-image: linear-gradient(90deg, transparent 0%, black 12%, black 88%, transparent 100%);
  -webkit-mask-image: linear-gradient(90deg, transparent 0%, black 12%, black 88%, transparent 100%);
}

.marquee-track {
  display: flex;
  gap: 72px;
  align-items: center;
  animation: marqueeScroll 90s linear infinite;
  width: max-content;
}

.marquee-track img {
  height: 80px;
  width: auto;
  opacity: 0.88;
  transition: opacity .3s;
  flex-shrink: 0;
}

.marquee-track img:hover {
  opacity: 1;
}

@keyframes marqueeScroll {
  from { transform: translateX(0); }
  to   { transform: translateX(-50%); }
}

@media (prefers-reduced-motion: reduce) {
  .hero-slide { animation: none; opacity: 1; }
  .hero-slide:not(:first-child) { display: none; }
  .marquee-track { animation: none; }
}

/* iOS / mobile - disable fixed attachment (doesn't work reliably on iOS) */
@media (hover: none) and (pointer: coarse) {
  .hero-parallax {
    background-attachment: scroll;
  }
}

.hero::after {
  content: '';
  position: absolute;
  inset: 0;
  background: rgba(0,0,0,.25);
  pointer-events: none;
}

.hero-content {
  position: relative;
  z-index: 2;
  height: 100%;
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  text-align: center;
  color: #fff;
  padding: 0 24px;
}

.hero-tagline {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(2.5rem, 6.5vw, 5.5rem);
  font-weight: 400;
  font-style: italic;
  color: #fff;
  margin-bottom: 1.2rem;
  letter-spacing: -0.02em;
  max-width: 1000px;
  line-height: 1.05;
}

.hero-sub {
  font-size: clamp(1rem, 1.4vw, 1.15rem);
  color: rgba(255,255,255,.88);
  max-width: 680px;
  margin-bottom: 2.5rem;
  font-weight: 300;
  letter-spacing: 0.02em;
}

.hero-ctas { display: flex; gap: 16px; flex-wrap: wrap; justify-content: center; }

.hero-ctas .btn {
  background: #fff;
  color: var(--ink);
  border-color: #fff;
}
.hero-ctas .btn:hover {
  background: transparent;
  color: #fff;
  border-color: #fff;
}
.hero-ctas .btn-outline {
  background: transparent;
  color: #fff;
  border-color: #fff;
}
.hero-ctas .btn-outline:hover { background: #fff; color: var(--ink); }

.hero-scroll-hint {
  position: absolute;
  bottom: 30px;
  left: 50%;
  transform: translateX(-50%);
  z-index: 3;
  font-size: 0.66rem;
  letter-spacing: 0.35em;
  text-transform: uppercase;
  color: rgba(255,255,255,.6);
  font-weight: 600;
}
.hero-scroll-hint::after {
  content: '';
  display: block;
  width: 1px;
  height: 28px;
  background: rgba(255,255,255,.4);
  margin: 10px auto 0;
}

/* ============================================
   SERVICE PILLARS
   ============================================ */

.pillars {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}

.pillar {
  padding: 60px 40px;
  text-align: center;
  border-right: 1px solid var(--rule);
  transition: background .3s;
}
.pillar:last-child { border-right: none; }
.pillar:hover { background: var(--bg-alt); opacity: 1; }

.pillar-eyebrow {
  font-size: 0.68rem;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--mute);
  font-weight: 600;
  margin-bottom: 14px;
}
.pillar h3 { font-size: 2rem; margin-bottom: 12px; }
.pillar p { font-size: 0.95rem; color: var(--mute); margin-bottom: 0; }

@media (max-width: 768px) {
  .pillars { grid-template-columns: 1fr; }
  .pillar { border-right: none; border-bottom: 1px solid var(--rule); }
}

/* ============================================
   PROSE
   ============================================ */

.prose { max-width: 860px; margin: 0 auto; }
.prose p { font-size: 1.05rem; line-height: 1.75; margin-bottom: 1.3em; }
.center { text-align: center; }

.checklist { list-style: none; padding: 0; margin: 1.5rem 0; }
.checklist li {
  padding: 10px 0 10px 32px;
  position: relative;
  line-height: 1.65;
  color: var(--ink-soft);
}
.checklist li::before {
  content: '';
  position: absolute;
  left: 0;
  top: 19px;
  width: 14px;
  height: 1px;
  background: var(--ink);
}

/* ============================================
   SUB-BRAND CARDS
   ============================================ */

.brand-cards {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
  margin-top: 40px;
}

.brand-card {
  display: block;
  position: relative;
  overflow: hidden;
  aspect-ratio: 4/3;
  background: #000;
}
.brand-card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .6s ease;
  opacity: .75;
}
.brand-card:hover { opacity: 1; }
.brand-card:hover img { transform: scale(1.05); opacity: .55; }

.brand-card-label {
  position: absolute;
  bottom: 24px;
  left: 24px;
  right: 24px;
  color: #fff;
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.35rem;
  font-weight: 500;
  text-shadow: 0 2px 10px rgba(0,0,0,.5);
}

@media (max-width: 768px) { .brand-cards { grid-template-columns: 1fr; } }

/* ============================================
   SERVICE AREA
   ============================================ */

.service-area { text-align: center; padding: 60px 0; }
.service-area h3 { font-size: 1.8rem; margin-bottom: 1rem; }
.service-area p {
  max-width: 800px;
  margin: 0 auto;
  color: var(--mute);
  font-size: 1rem;
}

/* ============================================
   SECTOR GRID (Commercial)
   ============================================ */

.sector-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(220px, 1fr));
  gap: 14px;
  margin-top: 40px;
}

.sector-card {
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
  background: #000;
}

.sector-card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: .65;
  transition: opacity .3s, transform .5s;
}
.sector-card:hover { opacity: 1; }
.sector-card:hover img { opacity: .45; transform: scale(1.04); }

.sector-card-content {
  position: absolute;
  inset: 0;
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  text-align: center;
  padding: 20px;
  color: #fff;
}
.sector-card h4 {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.5rem;
  font-weight: 500;
  margin-bottom: 8px;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: #fff;
}
.sector-card p {
  font-size: 0.82rem;
  color: rgba(255,255,255,.85);
  margin: 0;
  line-height: 1.45;
}

/* ============================================
   SERVICE CARDS (commercial rep types)
   ============================================ */

.service-cards {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 20px;
  margin-top: 40px;
}

.service-card {
  background: #fff;
  border: 1px solid var(--rule);
  transition: border-color .2s;
}
.service-card:hover { border-color: var(--ink); }

.service-card-img { aspect-ratio: 4/3; overflow: hidden; }
.service-card-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .5s;
}
.service-card:hover .service-card-img img { transform: scale(1.05); }

.service-card-body { padding: 24px 20px; }
.service-card h4 {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.2rem;
  margin-bottom: 8px;
}
.service-card p {
  font-size: 0.9rem;
  color: var(--mute);
  margin: 0;
  line-height: 1.55;
}

@media (max-width: 900px) { .service-cards { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 500px) { .service-cards { grid-template-columns: 1fr; } }

/* ============================================
   TWO-COLUMN BLOCKS
   ============================================ */

.two-col {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: center;
  margin-bottom: 80px;
}
.two-col.reverse .two-col-image { order: 2; }

.two-col-image { aspect-ratio: 4/3; overflow: hidden; }
.two-col-image img { width: 100%; height: 100%; object-fit: cover; }
.two-col-content h3 { font-size: 2rem; margin-bottom: 1rem; }

@media (max-width: 820px) {
  .two-col { grid-template-columns: 1fr; gap: 30px; margin-bottom: 60px; }
  .two-col.reverse .two-col-image { order: 0; }
}

/* ============================================
   ABOUT PAGE — subtler transactions
   ============================================ */

.about-hero {
  display: grid;
  grid-template-columns: 320px 1fr;
  gap: 60px;
  margin-top: var(--nav-h);
  padding: 80px 0 60px;
  align-items: start;
}

.about-photo-column {
  display: flex;
  flex-direction: column;
  gap: 24px;
}

.about-photo { aspect-ratio: 3/4; overflow: hidden; background: #000; }
.about-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 20%;
}

.transactions-card {
  padding: 24px 22px 20px;
  border: 1px solid var(--rule);
  background: #fafaf8;
}
.transactions-card .eyebrow {
  font-size: 0.65rem;
  letter-spacing: 0.3em;
  color: var(--mute);
  font-weight: 700;
  display: block;
  margin-bottom: 14px;
  padding-bottom: 10px;
  border-bottom: 1px solid var(--rule);
}
.transactions-card ul {
  list-style: none;
  padding: 0;
  margin: 0;
}
.transactions-card li {
  padding: 10px 0;
  border-bottom: 1px solid rgba(10,10,10,.08);
  line-height: 1.4;
}
.transactions-card li:last-child { border-bottom: none; }
.transactions-card .tx-value {
  display: block;
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.4rem;
  font-weight: 500;
  font-style: italic;
  color: var(--ink);
  margin-bottom: 2px;
}
.transactions-card .tx-value small {
  font-size: 0.7rem;
  color: var(--mute);
  font-style: normal;
  margin-left: 6px;
  letter-spacing: 0.05em;
  font-family: 'Inter', sans-serif;
}
.transactions-card .tx-desc {
  display: block;
  font-size: 0.82rem;
  color: var(--mute);
  line-height: 1.4;
}
.transactions-card .tx-desc strong {
  display: block;
  color: var(--ink);
  font-weight: 600;
  font-size: 0.88rem;
  margin-bottom: 1px;
}

.about-title-block .about-role {
  font-size: 0.72rem;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--mute);
  font-weight: 600;
  margin-bottom: 14px;
  display: block;
}

.about-title-block h1 {
  font-size: 2.6rem;
  margin-bottom: 10px;
  line-height: 1.05;
}

.about-phone {
  font-size: 1.25rem;
  font-family: 'Cormorant Garamond', serif;
  color: var(--ink);
  display: block;
  margin-bottom: 16px;
  font-weight: 500;
}

.about-socials { display: flex; gap: 12px; margin-bottom: 24px; }
.about-photo-column .about-phone,
.about-photo-column .about-socials { margin-bottom: 0; }
.about-socials a {
  width: 36px;
  height: 36px;
  border: 1px solid var(--rule);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--ink);
  transition: all .2s;
}
.about-socials a:hover {
  background: var(--ink);
  color: #fff;
  border-color: var(--ink);
  opacity: 1;
}
.about-socials svg { width: 14px; height: 14px; }

.about-bio-inline {
  padding-top: 20px;
  border-top: 1px solid var(--rule);
}
.about-bio-inline p {
  font-size: 1rem;
  line-height: 1.75;
  margin-bottom: 1.15em;
  color: var(--ink-soft);
}
.about-bio-inline p:first-child {
  font-size: 1.08rem;
  color: var(--ink);
}
.about-bio-inline p:last-child { margin-bottom: 0; }
.about-bio-inline a {
  color: var(--ink);
  border-bottom: 1px solid var(--rule);
  transition: border-color .2s;
}
.about-bio-inline a:hover { border-color: var(--ink); }

/* Tagline block that closes the bio column — refined pull-quote style */
.bio-tagline {
  margin: 48px auto 0;
  max-width: 520px;
  padding: 32px 44px;
  background: var(--ink);
  color: #fff;
  position: relative;
  text-align: center;
}
.bio-tagline .bio-tagline-mark {
  position: absolute;
  font-family: 'Cormorant Garamond', serif;
  font-size: 3.8rem;
  line-height: 1;
  color: rgba(255,255,255,.22);
  font-weight: 400;
  user-select: none;
  pointer-events: none;
}
.bio-tagline .bio-tagline-mark-open {
  top: 8px;
  left: 14px;
}
.bio-tagline .bio-tagline-mark-close {
  bottom: -8px;
  right: 14px;
}
.bio-tagline p {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.45rem;
  font-style: italic;
  font-weight: 400;
  line-height: 1.3;
  color: #fff;
  margin: 0;
  position: relative;
  z-index: 1;
}

@media (max-width: 820px) {
  .bio-tagline { padding: 28px 32px; max-width: 100%; }
  .bio-tagline p { font-size: 1.25rem; }
  .bio-tagline .bio-tagline-mark { font-size: 3rem; }
}

.tagline-banner {
  background: var(--ink);
  color: #fff;
  padding: 60px 0;
  text-align: center;
}
.tagline-banner h2 {
  color: #fff;
  font-style: italic;
  font-weight: 400;
  max-width: 900px;
  margin: 0 auto;
}

.about-body {
  max-width: 820px;
  margin: 0 auto;
  padding: 70px 24px;
}
.about-body p {
  font-size: 1.05rem;
  line-height: 1.8;
  margin-bottom: 1.3em;
}

/* SUBTLE transactions - reads like a professional CV */
.transactions-subtle {
  max-width: 820px;
  margin: 0 auto;
  padding: 60px 24px;
  border-top: 1px solid var(--rule);
}

.transactions-subtle .eyebrow { display: block; margin-bottom: 8px; }
.transactions-subtle h3 {
  font-size: 1.6rem;
  margin-bottom: 32px;
  font-weight: 500;
}
.transactions-subtle ul { list-style: none; padding: 0; }
.transactions-subtle li {
  display: grid;
  grid-template-columns: 170px 1fr;
  gap: 30px;
  padding: 18px 0;
  border-bottom: 1px solid var(--rule);
  font-size: 0.95rem;
}
.transactions-subtle li:last-child { border-bottom: none; }

.transactions-subtle .tx-value {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.2rem;
  color: var(--ink);
  font-weight: 500;
  letter-spacing: 0.01em;
}

.transactions-subtle .tx-desc { color: var(--mute); line-height: 1.55; }
.transactions-subtle .tx-desc strong {
  display: block;
  color: var(--ink);
  font-weight: 600;
  margin-bottom: 3px;
}

@media (max-width: 700px) {
  .transactions-subtle li {
    grid-template-columns: 1fr;
    gap: 4px;
  }
}

.license-banner {
  text-align: center;
  padding: 28px 0;
  background: var(--bg-alt);
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.15rem;
  color: var(--ink);
  letter-spacing: 0.04em;
}

@media (max-width: 820px) {
  .about-hero { grid-template-columns: 1fr; padding: 40px 24px; gap: 30px; }
  .about-photo-column { max-width: 360px; margin: 0 auto; width: 100%; text-align: center; }
  .about-title-block { text-align: center; }
  .about-socials { justify-content: center; }
  .about-bio-inline { text-align: left; }
  .transactions-card { text-align: left; }
}

/* ============================================
   CONSULTING PAGE
   ============================================ */

.consulting-hero {
  margin-top: var(--nav-h);
  padding: 100px 24px 60px;
  text-align: center;
  background: var(--bg-alt);
}
.consulting-hero h1 { max-width: 800px; margin: 0 auto 20px; }
.consulting-hero p {
  max-width: 680px;
  margin: 0 auto;
  font-size: 1.1rem;
  color: var(--mute);
}

.consulting-services {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px;
  margin-top: 40px;
}

.consulting-card {
  padding: 34px;
  background: #fff;
  border: 1px solid var(--rule);
  border-left: 2px solid var(--ink);
  transition: border-color .2s;
}
.consulting-card:hover { border-color: var(--ink); }
.consulting-card h4 {
  font-size: 1.25rem;
  margin-bottom: 10px;
  font-family: 'Cormorant Garamond', serif;
}
.consulting-card p {
  font-size: 0.95rem;
  color: var(--mute);
  margin: 0;
  line-height: 1.65;
}
.consulting-card .price {
  display: inline-block;
  margin-top: 12px;
  font-size: 0.75rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink);
  font-weight: 700;
}

.retainer-block {
  background: var(--ink);
  color: #fff;
  padding: 70px 40px;
  margin-top: 60px;
}
.retainer-block h2 { color: #fff; margin-bottom: 1rem; }
.retainer-block p { color: rgba(255,255,255,.85); }
.retainer-block .checklist li { color: rgba(255,255,255,.85); }
.retainer-block .checklist li::before { background: rgba(255,255,255,.7); }
.retainer-block .eyebrow { color: rgba(255,255,255,.7); }
.retainer-block strong { color: #fff; }

@media (max-width: 768px) { .consulting-services { grid-template-columns: 1fr; } }

/* ============================================
   PROPERTIES
   ============================================ */

.properties-hero {
  margin-top: var(--nav-h);
  padding: 80px 24px 40px;
  text-align: center;
}
.properties-hero h1 { margin-bottom: 16px; }
.properties-hero p { max-width: 760px; margin: 0 auto; color: var(--mute); }

.property { padding: 60px 0; border-top: 1px solid var(--rule); }

.property-inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 50px;
  align-items: center;
}
.property.reverse .property-gallery { order: 2; }

.property-gallery {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 6px;
}
.property-gallery img {
  aspect-ratio: 4/3;
  object-fit: cover;
  width: 100%;
  height: 100%;
}
.property-gallery .span-2 {
  grid-column: span 2;
  aspect-ratio: 16/7;
}

.property-content .status-tag {
  display: inline-block;
  font-size: 0.68rem;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--ink);
  font-weight: 700;
  margin-bottom: 14px;
  padding: 4px 0;
  border-top: 1px solid var(--ink);
  border-bottom: 1px solid var(--ink);
}

.property-content .status-tag.leased {
  color: #fff;
  background: var(--ink);
  padding: 6px 14px;
  border: none;
}

/* Diagonal LEASED banner overlay on a property image */
.property-gallery {
  position: relative;
}
.property-gallery.leased-overlay::before {
  content: '';
  position: absolute;
  inset: 0;
  background: rgba(10,10,10,.45);
  z-index: 2;
  pointer-events: none;
}
.property-gallery.leased-overlay::after {
  content: 'LEASED';
  position: absolute;
  top: 50%;
  left: 50%;
  transform: translate(-50%, -50%) rotate(-8deg);
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(2.5rem, 5vw, 4rem);
  font-weight: 600;
  letter-spacing: 0.4em;
  color: #fff;
  padding: 16px 40px 16px 54px;
  border-top: 3px solid #fff;
  border-bottom: 3px solid #fff;
  z-index: 3;
  pointer-events: none;
  text-shadow: 0 4px 20px rgba(0,0,0,.5);
}

.property-content h3 { font-size: 2rem; margin-bottom: 4px; }
.property-content .address { color: var(--mute); margin-bottom: 20px; font-size: 0.95rem; }
.property-content .description {
  font-size: 0.98rem;
  line-height: 1.7;
  margin-bottom: 20px;
  color: var(--ink-soft);
}

.property-content ul {
  list-style: none;
  padding: 0;
  margin: 0 0 24px 0;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 6px 20px;
}
.property-content ul li {
  padding-left: 18px;
  position: relative;
  font-size: 0.9rem;
  color: var(--ink-soft);
}
.property-content ul li::before {
  content: '';
  position: absolute;
  left: 0;
  top: 11px;
  width: 10px;
  height: 1px;
  background: var(--ink);
}

.property-rate {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.4rem;
  color: var(--ink);
  padding: 14px 0;
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
  margin-bottom: 24px;
}

@media (max-width: 900px) {
  .property-inner { grid-template-columns: 1fr; gap: 30px; }
  .property.reverse .property-gallery { order: 0; }
  .property-content ul { grid-template-columns: 1fr; }
}

.off-market-cta {
  text-align: center;
  padding: 80px 24px;
  background: var(--ink);
  color: #fff;
}
.off-market-cta h2 { color: #fff; margin-bottom: 1rem; }
.off-market-cta p {
  color: rgba(255,255,255,.85);
  margin-bottom: 2rem;
  max-width: 640px;
  margin-left: auto;
  margin-right: auto;
}
.off-market-cta .eyebrow { color: rgba(255,255,255,.7); }
.off-market-cta .phone-big {
  font-family: 'Cormorant Garamond', serif;
  font-size: 2.5rem;
  color: #fff;
  display: block;
  margin-top: 12px;
  font-weight: 500;
}
.off-market-cta .phone-big:hover { opacity: 0.7; }

/* ============================================
   CONTACT
   ============================================ */

.contact-hero {
  margin-top: var(--nav-h);
  padding: 80px 24px 40px;
  text-align: center;
}

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  max-width: 1100px;
  margin: 0 auto;
  padding: 40px 24px 80px;
}

.contact-info-block h3 { font-size: 1.4rem; margin-bottom: 20px; }

.contact-detail { padding: 18px 0; border-bottom: 1px solid var(--rule); }
.contact-detail:last-child { border-bottom: none; }

.contact-detail .label {
  font-size: 0.68rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--mute);
  font-weight: 600;
  margin-bottom: 6px;
  display: block;
}

.contact-detail .value {
  font-size: 1.05rem;
  color: var(--ink);
  font-weight: 500;
}

.contact-form {
  background: var(--bg-alt);
  padding: 40px;
  border-left: 2px solid var(--ink);
}

.form-field { margin-bottom: 20px; }

.form-field label {
  display: block;
  font-size: 0.7rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink);
  font-weight: 600;
  margin-bottom: 8px;
}

.form-field input,
.form-field select,
.form-field textarea {
  width: 100%;
  padding: 12px 16px;
  border: 1px solid var(--rule);
  background: #fff;
  font-family: 'Inter', sans-serif;
  font-size: 0.95rem;
  color: var(--ink);
  transition: border-color .2s;
}

.form-field input:focus,
.form-field select:focus,
.form-field textarea:focus {
  outline: none;
  border-color: var(--ink);
}

.form-field textarea { resize: vertical; min-height: 120px; }

.form-status {
  margin-top: 16px;
  padding: 12px 16px;
  font-size: 0.9rem;
  display: none;
}
.form-status.success { display: block; background: #e8f5e9; color: #1b5e20; }
.form-status.error { display: block; background: #ffebee; color: #b71c1c; }

@media (max-width: 820px) {
  .contact-grid { grid-template-columns: 1fr; gap: 40px; }
  .contact-form { padding: 28px; }
}

/* ============================================
   FOOTER
   ============================================ */

.footer {
  background: #0a0a0a;
  color: #aaa;
  padding: 70px 0 30px;
}

.footer-inner {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 24px;
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 40px;
}

.footer-brand img {
  height: 70px;
  width: auto;
  margin-bottom: 18px;
}
.footer-brand p { font-size: 0.88rem; color: #888; line-height: 1.65; }

.footer h4 {
  color: #fff;
  font-size: 0.72rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  font-weight: 600;
  margin-bottom: 16px;
  font-family: 'Inter', sans-serif;
}

.footer ul { list-style: none; }
.footer li { margin-bottom: 10px; }
.footer a { color: #aaa; font-size: 0.9rem; transition: color .2s; }
.footer a:hover { color: #fff; opacity: 1; }

.footer-bottom {
  max-width: var(--max);
  margin: 50px auto 0;
  padding: 24px 24px 0;
  border-top: 1px solid #222;
  text-align: center;
  font-size: 0.76rem;
  color: #666;
  line-height: 1.75;
}
.footer-bottom a { color: #888; }

@media (max-width: 820px) { .footer-inner { grid-template-columns: 1fr 1fr; gap: 30px; } }
@media (max-width: 500px) { .footer-inner { grid-template-columns: 1fr; } }

/* ============================================
   UTILITIES
   ============================================ */

.fade-in {
  opacity: 0;
  transform: translateY(20px);
  transition: opacity .8s ease, transform .8s ease;
}
.fade-in.visible { opacity: 1; transform: translateY(0); }

.mb-0 { margin-bottom: 0 !important; }
.mt-2 { margin-top: 2rem; }