/* ---------------------------------------------------------
   Mielke Real Estate — design tokens
   Palette: neutral paper, deep forest green bookends, olive accent
--------------------------------------------------------- */
:root {
  --bg: #F5F3EC;
  --bg-alt: #ECE8DC;
  --bg-panel: #1B2A1B;
  --dark: #17231A;
  --dark-alt: #263524;
  --ink: #20281C;
  --ink-dim: #57604F;
  --ivory: #F3EEE4;
  --ivory-dim: #C9CBB9;
  --gold: #4B5D2E;
  --gold-ink: #37421F;
  --gold-light: #B7C79C;
  --line: rgba(32,40,28,0.14);
  --line-strong: rgba(32,40,28,0.26);
  --line-on-dark: rgba(243,238,228,0.14);
  --line-on-dark-strong: rgba(243,238,228,0.26);

  --serif: 'Cormorant Garamond', Georgia, serif;
  --sans: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;

  --radius: 2px;
  --max: 1140px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; background-color: var(--bg); }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  * { animation-duration: 0.01ms !important; transition-duration: 0.01ms !important; }
}

body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}

h1, h2, h3 {
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.12;
  margin: 0 0 0.5em;
  color: var(--ink);
}

h1 { font-size: clamp(2.4rem, 5.6vw, 4.2rem); letter-spacing: -0.01em; }
h2 { font-size: clamp(1.9rem, 3.6vw, 2.7rem); }
h3 { font-size: 1.35rem; font-weight: 600; }

p { margin: 0 0 1em; color: var(--ink-dim); max-width: 62ch; }

a { color: var(--gold-ink); text-decoration: none; }
a:hover { color: var(--ink); }
a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible, select:focus-visible {
  outline: 2px solid var(--gold-ink);
  outline-offset: 3px;
}

.skip-link {
  position: absolute; left: -999px; top: 0; z-index: 200;
  background: var(--gold); color: var(--ivory); padding: 0.75em 1.25em;
}
.skip-link:focus { left: 1rem; top: 1rem; }

.wrap { max-width: var(--max); margin: 0 auto; padding: 0 1.5rem; }

.eyebrow {
  font-family: var(--sans);
  font-size: 0.8rem;
  letter-spacing: 0.06em;
  color: var(--gold-ink);
  margin-bottom: 0.9em;
}

/* Dark regions (header / footer / contact) keep light-on-dark text
   regardless of the page-wide light theme */
.site-header, .site-footer, .section-dark {
  color: var(--ivory);
}
.section-dark h2, .section-dark h3 { color: var(--ivory); }
.section-dark p { color: var(--ivory-dim); }
.section-dark .eyebrow { color: var(--gold-light); }
.section-dark a { color: var(--gold-light); }
.section-dark a:hover { color: var(--ivory); }

/* ---------- Header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 100;
  background: rgba(23,35,26,0.94);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--line-on-dark);
}
.header-inner {
  display: flex; align-items: center; justify-content: space-between;
  padding-top: 0.9rem; padding-bottom: 0.9rem;
}
.brand { display: flex; align-items: center; }
.brand-word { display: flex; flex-direction: column; line-height: 1; font-family: 'Playfair Display', var(--serif); }
.brand-word-main { font-size: 1.05rem; font-weight: 700; letter-spacing: 0.06em; text-transform: uppercase; color: var(--ivory); }
.brand-word-sub { font-size: 0.56rem; font-weight: 500; letter-spacing: 0.34em; text-transform: uppercase; color: var(--gold-light); margin-top: 0.3rem; }
.brand-mark { height: 30px; width: auto; display: block; }
.brand-divider { width: 1px; height: 26px; background: var(--line-on-dark-strong); display: block; margin: 0 0.9rem; }
.brand-mark-broker { height: 18px; width: auto; display: block; opacity: 0.85; transform: translateY(-1.47px); }
.site-nav { display: flex; align-items: center; }
.site-nav a { color: var(--ivory-dim); font-size: 0.94rem; margin-left: 1.75rem; }
.site-nav a:first-child { margin-left: 0; }
.site-nav a:hover, .site-nav a.is-active { color: var(--ivory); }

.nav-dropdown { position: relative; display: inline-flex; align-items: center; margin-left: 1.75rem; }
.nav-dropdown > a { margin-left: 0 !important; }
.nav-dropdown-menu {
  display: none; position: absolute; top: 100%; left: 50%; transform: translateX(-50%);
  background: var(--dark); border: 1px solid var(--line-on-dark-strong);
  min-width: 170px; padding: 0.5rem 0; z-index: 60; margin-top: 0.6rem;
  box-shadow: 0 12px 28px rgba(0,0,0,0.35);
}
.nav-dropdown-menu a {
  display: block; margin-left: 0 !important; padding: 0.5rem 1.1rem; font-size: 0.88rem;
}
.nav-dropdown-menu a:hover { background: var(--dark-alt); }
.nav-dropdown:hover .nav-dropdown-menu,
.nav-dropdown:focus-within .nav-dropdown-menu { display: block; }
.nav-cta {
  border: 1px solid var(--gold-light); padding: 0.5em 1.1em; border-radius: var(--radius);
  color: var(--ivory) !important;
}
.nav-cta:hover { background: var(--gold-light); color: var(--dark) !important; }

.nav-toggle {
  display: none; background: none; border: 0; width: 34px; height: 26px;
  flex-direction: column; justify-content: space-between; cursor: pointer; padding: 0;
}
.nav-toggle span { display: block; height: 2px; background: var(--ivory); }
.mobile-nav { display: none; }

@media (max-width: 860px) {
  .site-nav { display: none; }
  .nav-toggle { display: flex; }
  .mobile-nav {
    display: none; flex-direction: column; gap: 0.25rem;
    padding: 0.5rem 1.5rem 1.25rem; border-top: 1px solid var(--line-on-dark);
  }
  .mobile-nav.is-open { display: flex; }
  .mobile-nav a { color: var(--ivory-dim); padding: 0.6rem 0; }
  .mobile-nav-sub { display: flex; flex-direction: column; padding-left: 1.1rem; border-left: 1px solid var(--line-on-dark); margin-left: 0.2rem; }
  .mobile-nav-sub a { font-size: 0.85rem; padding: 0.4rem 0 !important; opacity: 0.85; }
  .mobile-nav .nav-cta { color: var(--ivory) !important; margin-top: 0.4rem; text-align: center; }
}

/* ---------- Hero ---------- */
.hero { position: relative; overflow: hidden; padding: 6.5rem 0 4.5rem; background-color: var(--bg); }
.hero-art { position: absolute; top: 0; right: 0; bottom: 0; left: 0; z-index: 0; }
.hero-art svg { width: 100%; height: 100%; display: block; }
.hero-inner { position: relative; z-index: 1; max-width: 760px; }
.hero-sub { font-size: 1.08rem; max-width: 56ch; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 0.9rem; margin: 1.8rem 0 3rem; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-block; padding: 0.85em 1.6em; border-radius: var(--radius);
  font-family: var(--sans); font-weight: 600; font-size: 0.96rem;
  border: 1px solid transparent; cursor: pointer; transition: background 0.15s, color 0.15s, border-color 0.15s;
}
.btn-primary { background: var(--gold); color: var(--ivory) !important; }
.btn-primary:hover { background: var(--gold-ink); }
.btn-ghost { border-color: var(--line-strong); color: var(--ink) !important; }
.btn-ghost:hover { border-color: var(--gold-ink); color: var(--gold-ink) !important; }
.btn-block { display: block; width: 100%; text-align: center; }

/* ---------- Photo hero (home page) ---------- */
.hero-photo {
  position: relative; min-height: 620px; display: flex; align-items: flex-end;
  background-size: cover; background-position: center; background-color: var(--dark);
}
.hero-photo-inner { position: relative; z-index: 1; max-width: 760px; padding-top: 3.5rem; padding-bottom: 3.2rem; color: var(--ivory); }
.hero-photo-inner h1 { color: var(--ivory); }
.eyebrow-on-photo { color: var(--gold-light) !important; }
.hero-sub-on-photo { color: var(--ivory-dim) !important; font-size: 1.08rem; max-width: 56ch; }
.btn-ghost-on-photo { border-color: rgba(243,238,228,0.45); color: var(--ivory) !important; }
.btn-ghost-on-photo:hover { border-color: var(--gold-light); color: var(--gold-light) !important; }

.stats-bar { background: var(--dark); border-bottom: 1px solid var(--line-on-dark); padding: 1.8rem 0; }
.hero-stats-bar { border-top: none; padding-top: 0; max-width: none; }
.hero-stats-bar dt { color: var(--ivory); }
.hero-stats.hero-stats-bar dt { color: var(--ivory); }
.hero-stats-bar dd { color: var(--ivory-dim); }
.hero-stats.hero-stats-bar dd { color: var(--ivory-dim); }

/* ---------- Inner-page photo banner ---------- */
.page-photo-banner {
  position: relative; min-height: 320px; display: flex; align-items: flex-end;
  background-size: cover; background-position: center; background-color: var(--dark);
}
.page-photo-banner-inner { position: relative; z-index: 1; max-width: 760px; padding-top: 2.6rem; padding-bottom: 2.6rem; }
.page-photo-banner-inner h1 { color: var(--ivory); font-size: clamp(2rem, 4.4vw, 3rem); margin: 0; }

@media (max-width: 780px) {
  .page-photo-banner { min-height: 240px; }
}

/* ---------- Agent panel ---------- */
.agent-panel {
  display: grid; grid-template-columns: 1.1fr 1fr; gap: 3rem; align-items: center;
  background: var(--dark); color: var(--ivory); border-radius: 4px; padding: 3rem;
}
.agent-panel-copy h2 { color: var(--ivory); }
.agent-panel-copy p { color: var(--ivory); }
.agent-panel-list { list-style: none; margin: 1.3rem 0 1.8rem; padding: 0; display: grid; gap: 0.6rem; }
.agent-panel-list li {
  padding-left: 1.3em; position: relative; color: var(--ivory-dim); font-size: 0.96rem;
}
.agent-panel-list li::before {
  content: ''; position: absolute; left: 0; top: 0.6em; width: 6px; height: 1px; background: var(--gold-light);
}
.agent-panel-photo img {
  width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border-radius: 4px; display: block;
}

@media (max-width: 780px) {
  .hero-photo { min-height: 520px; }
  .hero-stats-bar { grid-template-columns: repeat(2, 1fr); gap: 1.2rem; }
}

@media (max-width: 960px) {
  .agent-panel { grid-template-columns: 1fr; padding: 2rem; }
  .agent-panel-photo { max-width: 320px; margin: 0 auto; }
}

.hero-stats {
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.5rem;
  margin: 0; padding-top: 1.8rem; border-top: 1px solid var(--line);
  max-width: 640px;
}
.hero-stats dt { font-family: var(--serif); font-size: 1.7rem; color: var(--gold-ink); margin: 0; }
.hero-stats dd { margin: 0.15rem 0 0; font-size: 0.82rem; color: var(--ink-dim); }

@media (max-width: 640px) {
  .hero-stats { grid-template-columns: repeat(2, 1fr); }
}

.hero-photo-bg-home {
  background-image: linear-gradient(to top, rgba(15,20,13,0.88) 0%, rgba(15,20,13,0.35) 55%, rgba(15,20,13,0.15) 100%), url('assets/hero-farmhouse.jpg');
}
.page-photo-banner-bg-areas {
  background-image: linear-gradient(to top, rgba(15,20,13,0.75) 0%, rgba(15,20,13,0.2) 60%, rgba(15,20,13,0.05) 100%), url('assets/hero-river.jpg');
}
.section { padding: 5rem 0; background-color: var(--bg); }
.section-alt { background: var(--bg-alt); }
.section-dark { background: var(--bg-panel); }
.section-lede { max-width: 56ch; font-size: 1.02rem; }
.page-hero { padding: 3.6rem 0 2.8rem; border-bottom: 1px solid var(--line); }
.page-cta { text-align: center; }
.page-cta h2 { color: var(--ivory); }
.page-cta p { color: var(--ivory-dim); max-width: 50ch; margin: 0 auto 1.6rem; }
.page-cta-nearby { font-size: 0.85rem; margin-top: 1.5rem !important; }
.page-cta-nearby a { color: var(--gold-light); }

/* ---------- Explore / hub cards (home page) ---------- */
.explore-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px;
  background: var(--line); margin-top: 2.5rem; border: 1px solid var(--line);
}
.explore-card { background: var(--bg-alt); padding: 2rem; display: block; }
.explore-card h3 { color: var(--ink); margin-bottom: 0.4rem; }
.explore-card p { font-size: 0.92rem; margin: 0; }
.explore-card:hover h3 { color: var(--gold-ink); }
@media (max-width: 780px) { .explore-grid { grid-template-columns: 1fr; } }

/* ---------- About ---------- */
.about-grid { display: grid; grid-template-columns: 300px 1fr; gap: 3rem; align-items: start; }
.about-lede {
  font-family: var(--serif); font-size: 1.3rem; font-style: italic; color: var(--ink);
  line-height: 1.4; margin-bottom: 1.2rem;
}
.about-mark {
  width: 100%; border: 1px solid var(--line-strong); border-radius: 4px; overflow: hidden;
}
.about-mark img {
  width: 100%; height: auto; object-fit: cover; display: block;
}
.about-points { list-style: none; margin: 1.5rem 0 0; padding: 0; display: grid; gap: 0.6rem; }
.about-points li {
  padding-left: 1.3em; position: relative; color: var(--ink-dim); font-size: 0.96rem;
}
.about-points li::before {
  content: ''; position: absolute; left: 0; top: 0.6em; width: 6px; height: 1px; background: var(--gold-ink);
}

@media (max-width: 720px) {
  .about-grid { grid-template-columns: 1fr; }
  .about-mark { max-width: 320px; }
}

/* ---------- Services ---------- */
.services-grid {
  display: grid; grid-template-columns: repeat(2, 1fr); gap: 1px;
  background: var(--line); margin-top: 2.5rem; border: 1px solid var(--line);
}
.service-card { background: var(--bg-alt); padding: 2.1rem; }
.service-card p { font-size: 0.95rem; }

@media (max-width: 720px) { .services-grid { grid-template-columns: 1fr; } }

/* ---------- Why Hayden ---------- */
.why-grid {
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px;
  background: var(--line); margin-top: 2.5rem; border: 1px solid var(--line);
}
.why-card { background: var(--bg); padding: 1.8rem; }
.why-card h3 { font-size: 1.1rem; color: var(--gold-ink); margin-bottom: 0.5rem; }
.why-card p { font-size: 0.9rem; margin: 0; }

@media (max-width: 900px) { .why-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .why-grid { grid-template-columns: 1fr; } }

/* ---------- Areas ---------- */
.areas-grid {
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px;
  background: var(--line); margin-top: 2.5rem; border: 1px solid var(--line);
}
.area-card { background: var(--bg); padding: 1.8rem; display: block; }
.area-card h3 { font-size: 1.15rem; color: var(--gold-ink); }
.area-card p { font-size: 0.9rem; margin: 0 0 0.9rem; }
.area-card-more { font-size: 0.8rem; font-weight: 600; color: var(--gold-ink); }
.area-card-link:hover { background: var(--bg-alt); }
.area-card-link:hover h3 { color: var(--ink); }
.area-card-link:hover .area-card-more { color: var(--ink); }

@media (max-width: 900px) { .areas-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 520px) { .areas-grid { grid-template-columns: 1fr; } }

/* ---------- Reviews ---------- */
.reviews-rail {
  display: grid; grid-auto-flow: column; grid-auto-columns: minmax(280px, 1fr);
  gap: 1.5rem; overflow-x: auto; padding: 0.5rem 0 1.5rem; margin-top: 2.5rem;
  scroll-snap-type: x proximity;
}
.review-card {
  scroll-snap-align: start; margin: 0; background: var(--bg-panel);
  border: 1px solid var(--line-on-dark); padding: 1.75rem; border-radius: var(--radius);
}
.review-card blockquote {
  margin: 0 0 1.1rem; font-family: var(--serif); font-size: 1.14rem; font-style: italic;
  color: var(--ivory); line-height: 1.45;
}
.review-card figcaption { font-size: 0.82rem; color: var(--gold-light); }
.reviews-footer p { font-size: 0.9rem; margin: 0; }

/* ---------- FAQ ---------- */
.faq-wrap { max-width: 800px; }
.faq-list { margin-top: 2rem; border-top: 1px solid var(--line); }
.faq-list details { border-bottom: 1px solid var(--line); padding: 1.1rem 0; }
.faq-list summary {
  cursor: pointer; font-family: var(--serif); font-size: 1.15rem; color: var(--ink);
  list-style: none; display: flex; justify-content: space-between; align-items: center; gap: 1rem;
}
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary::after {
  content: '+'; font-family: var(--sans); color: var(--gold-ink); font-size: 1.3rem; flex-shrink: 0;
}
.faq-list details[open] summary::after { content: '\2212'; }
.faq-list p { margin-top: 0.8rem; font-size: 0.96rem; }

/* ---------- Contact ---------- */
.contact-grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: 3.5rem; }
.contact-list { list-style: none; margin: 1.8rem 0 0; padding: 0; display: grid; gap: 1.1rem; }
.contact-list li { display: flex; flex-direction: column; }
.contact-list a { font-family: var(--serif); font-size: 1.3rem; color: var(--ivory); }
.contact-list a:hover { color: var(--gold-light); }
.contact-list .static { font-family: var(--serif); font-size: 1.3rem; color: var(--ivory); }
.contact-list span:last-child { font-size: 0.8rem; color: var(--ivory-dim); margin-top: 0.15rem; }

.contact-form { background: var(--dark-alt); border: 1px solid var(--line-on-dark); padding: 2rem; border-radius: var(--radius); }
.hidden-field { position: absolute; left: -9999px; top: -9999px; }
.form-row { margin-bottom: 1.1rem; }
.form-row-split { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
label { display: block; font-size: 0.82rem; color: var(--ivory-dim); margin-bottom: 0.4rem; }
input, select, textarea {
  width: 100%; background: var(--dark); border: 1px solid var(--line-on-dark-strong); color: var(--ivory);
  padding: 0.7em 0.85em; font-family: var(--sans); font-size: 0.96rem; border-radius: var(--radius);
}
select {
  -webkit-appearance: none; -moz-appearance: none; appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20' fill='none' stroke='%23B7C79C' stroke-width='1.6'%3E%3Cpath d='M5 8l5 5 5-5'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 0.85em center;
  background-size: 16px;
  padding-right: 2.4em;
}
select option { background: #263524; color: var(--ivory); }
textarea { resize: vertical; }
.form-note { font-size: 0.82rem; margin-top: 0.9rem; text-align: center; }

@media (max-width: 780px) {
  .contact-grid { grid-template-columns: 1fr; }
  .form-row-split { grid-template-columns: 1fr; }
}

/* ---------- Footer ---------- */
.site-footer { border-top: 1px solid var(--line-on-dark); padding: 2.5rem 0 1.5rem; background-color: var(--dark); }
.footer-inner { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 1.5rem; align-items: center; }
.footer-marks { display: flex; align-items: center; margin-bottom: 0.6rem; }
.footer-wordmark .brand-word-main { font-size: 1.2rem; }
.footer-wordmark .brand-word-sub { font-size: 0.62rem; }
.footer-mark { height: 26px; width: auto; display: block; margin-bottom: 0.6rem; opacity: 0.95; }
.footer-marks .brand-divider { width: 1px; height: 22px; background: var(--line-on-dark-strong); display: block; margin: 0 0.8rem; }
.footer-mark-broker { height: 15px; width: auto; opacity: 0.7; transform: translateY(-1.15px); }
.footer-brand p { font-size: 0.82rem; margin: 0; color: var(--ivory-dim); }
.footer-address { margin-top: 0.3rem !important; opacity: 0.85; }
.footer-nav { display: flex; flex-wrap: wrap; }
.footer-nav a { font-size: 0.86rem; color: var(--ivory-dim); margin-right: 1.3rem; }
.footer-social-row { margin-top: 1.2rem; padding-top: 1.2rem; border-top: 1px solid var(--line-on-dark); }
.footer-social { display: flex; flex-wrap: wrap; }
.footer-social a { font-size: 0.8rem; color: var(--gold-light); margin-right: 1.2rem; }
.footer-social a:hover { color: var(--ivory); }
.footer-legal { margin-top: 1.8rem; padding-top: 1.3rem; border-top: 1px solid var(--line-on-dark); }
.footer-legal p { font-size: 0.76rem; color: var(--ivory-dim); opacity: 0.75; max-width: 100%; }