/* Black Arbor Real Estate - native CSS, no dependencies */
:root{
  --black:#1C1D20; --deep:#141517; --slate:#2A2C31; --slate-2:#33363C; --line-d:rgba(214,184,130,.18);
  --gold:#A88A58; --brass:#C9A86A; --brass-l:#D6B882;
  --cream:#F1ECE0; --paper:#FAF8F2; --parch:#E9E1CF; --ink:#24262A; --muted:#5B5E64; --line:#DDD8CB;
  --serif:"Iowan Old Style","Palatino Linotype",Palatino,"Book Antiqua",Georgia,"Times New Roman",serif;
  --sans:-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --nav:76px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.65;color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.15;margin:0 0 .5em;letter-spacing:-.005em}
h1{font-size:clamp(2.4rem,5.5vw,4.25rem)}
h2{font-size:clamp(1.9rem,3.6vw,2.85rem)}
h3{font-size:1.4rem}
p{margin:0 0 1em}
.wrap{max-width:1200px;margin:0 auto;padding:0 28px;width:100%}
.sr,.hp{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.skip{position:absolute;left:-999px;top:8px;background:var(--brass);color:var(--black);padding:8px 14px;z-index:99}
.skip:focus{left:8px}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px}
.eyebrow{font-size:.78rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin-bottom:14px}
.eyebrow--light{color:var(--brass-l)}

/* ---------- Page-by-page scroll ---------- */
@media (min-width:961px) and (min-height:640px){
  html{scroll-snap-type:y proximity}
  .snap{scroll-snap-align:start;min-height:100vh;display:flex;flex-direction:column;justify-content:center}
  .section.snap{padding:calc(var(--nav) + 56px) 0 72px}
  .hero.snap{min-height:calc(100vh - 92px);justify-content:flex-end}
}

/* ---------- Nav ---------- */
.nav{position:fixed;inset:0 0 auto 0;height:var(--nav);z-index:50;transition:background .3s,box-shadow .3s}
.nav.is-solid{background:rgba(20,21,23,.96);box-shadow:0 1px 0 var(--line-d)}
.nav__inner{height:100%;display:flex;align-items:center;justify-content:space-between}
.nav__brand img{height:44px;width:auto}
.nav__menu{display:flex;gap:30px;align-items:center}
.nav__menu a{color:#E9E4D8;text-decoration:none;font-size:.82rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;transition:color .2s}
.nav__menu a:hover,.nav__menu a.is-active{color:var(--brass-l)}
.nav__cta{border:1px solid var(--brass);padding:10px 20px}
.nav__toggle{display:none;background:none;border:0;padding:10px;cursor:pointer}
.nav__toggle .bar{display:block;width:24px;height:2px;background:#E9E4D8;margin:5px 0}

/* ---------- Buttons ---------- */
.btn{display:inline-block;font:600 .82rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;text-decoration:none;padding:17px 30px;border:1px solid transparent;cursor:pointer;transition:all .2s}
.btn--gold{background:var(--brass);color:var(--black)}
.btn--gold:hover{background:var(--brass-l)}
.btn--ghost{border-color:rgba(255,255,255,.55);color:#fff}
.btn--ghost:hover{border-color:var(--brass-l);color:var(--brass-l)}

/* ---------- Hero ---------- */
.hero{position:relative;min-height:92vh;display:flex;align-items:flex-end;color:#fff;background:var(--black);overflow:hidden}
.hero__img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 40%;animation:drift 28s ease-in-out infinite alternate;transform-origin:60% 50%;will-change:transform}
@keyframes drift{0%{transform:scale(1.04) translate(0,0)}100%{transform:scale(1.12) translate(-2.2%,-1.2%)}}
@media (prefers-reduced-motion:reduce){.hero__img{animation:none}}
.hero__shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(28,29,32,.94) 0%,rgba(28,29,32,.78) 45%,rgba(28,29,32,.35) 100%),linear-gradient(0deg,rgba(28,29,32,.9) 0%,transparent 40%)}
.hero__body{position:relative;padding-top:calc(var(--nav) + 80px);padding-bottom:70px}
.hero__lede{max-width:620px;font-size:1.15rem;color:#DCD8CE;margin:22px 0 36px}
.hero__actions{display:flex;flex-wrap:wrap;gap:14px}
.hero__kpis{display:grid;grid-template-columns:repeat(3,auto);margin:56px 0 0;max-width:760px;border-top:1px solid rgba(214,184,130,.3)}
.hero__kpis div{padding:22px 34px 0 0;margin-right:34px;border-right:1px solid rgba(214,184,130,.2)}
.hero__kpis div:last-child{border-right:0;margin-right:0}
.hero__kpis dt{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:#B9B6AE;margin-bottom:6px}
.hero__kpis dd{margin:0;font-family:var(--serif);font-size:2rem;color:var(--brass-l)}

.strip{background:var(--slate);color:#fff;border-top:1px solid var(--line-d);border-bottom:3px solid var(--gold)}
.strip__grid{display:grid;grid-template-columns:repeat(4,1fr)}
.strip__grid>div{padding:26px 22px;border-left:1px solid var(--line-d)}
.strip__grid>div:first-child{border-left:0;padding-left:0}
.strip__k{display:block;font-family:var(--serif);font-size:1.25rem;color:var(--brass-l);margin-bottom:4px}
.strip__v{font-size:.95rem;color:#C9C6BE}

/* ---------- Section palette (alternating light / dark) ---------- */
.section{padding:110px 0}
.paper{background:var(--paper)}
.cream{background:var(--cream)}
.slate{background:var(--slate);color:#E9E4D8}
.dark{background:var(--black);color:#E9E4D8}
.dark2{background:var(--deep);color:#E9E4D8}
.slate h2,.dark h2,.dark2 h2,.dark h3,.dark2 h3{color:#fff}
.slate .eyebrow,.dark .eyebrow,.dark2 .eyebrow{color:var(--brass-l)}
.section__head{margin-bottom:56px}
.section__sub{color:var(--muted);font-size:1.1rem;max-width:720px}
.dark .section__sub{color:#B9B6AE}
.split{display:grid;grid-template-columns:5fr 7fr;gap:72px;align-items:start}
.prose p{font-size:1.1rem;color:var(--muted)}
@media (min-width:961px){
  h2.h-one{white-space:nowrap;font-size:clamp(1.9rem,2.9vw,2.6rem)}
  .paper .split{grid-template-columns:6fr 6fr;gap:56px}
  h2.h-two{font-size:clamp(1.9rem,2.6vw,2.4rem);white-space:nowrap}
}

/* ---------- Leadership ---------- */
#leadership .section__head{margin-bottom:36px}
.people{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.person{background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);padding:28px 30px;display:flex;flex-direction:column;color:var(--ink)}
.person__head{display:flex;gap:20px;align-items:center;padding-bottom:16px;margin-bottom:16px;border-bottom:1px solid var(--line)}
.person__photo{flex:0 0 112px;width:112px;height:112px;overflow:hidden;background:var(--cream)}
.person__photo img{width:100%;height:100%;object-fit:cover;object-position:center 12%}
.person h3{font-size:1.5rem;margin:0 0 2px;color:var(--ink)}
.person__role{font-size:.72rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin:0 0 2px}
.person__lic{font-size:.85rem;color:var(--muted);margin:0 0 4px}
.person__contact{display:flex;flex-wrap:wrap;align-items:center;gap:2px 16px;font-size:.88rem;margin:0}
.person__contact a{text-decoration:none;color:var(--ink);border-bottom:1px solid transparent}
.person__contact a:hover{border-color:var(--gold)}
.person__body{display:contents}
.person p:not([class]){color:var(--muted);font-size:.95rem;line-height:1.6;margin:0 0 .75em}
.creds{display:grid;gap:6px;margin:8px 0 0;padding-top:12px;border-top:1px solid var(--line)}
.creds div{display:grid;grid-template-columns:96px 1fr;gap:10px;font-size:.86rem}
.creds dt{font-size:.68rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--ink);padding-top:2px}
.creds dd{margin:0;color:var(--muted);line-height:1.45}
.li{display:inline-flex;width:22px;height:22px;border:0!important;transition:opacity .2s}
.li:hover{opacity:.8}

/* ---------- Services (three side-by-side) ---------- */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--black);padding:40px 34px;transition:border-color .25s,transform .25s}
.card:hover{border-top-color:var(--gold);transform:translateY(-3px)}
.card__num{display:block;font-family:var(--serif);font-size:2.4rem;color:var(--gold);line-height:1;margin-bottom:22px}
.card h3{font-size:1.35rem;min-height:2.4em}
.card p{color:var(--muted);font-size:1rem}
.card ul{list-style:none;padding:18px 0 0;margin:0;border-top:1px solid var(--line)}
.card li{font-size:.95rem;padding:6px 0 6px 18px;position:relative}
.card li::before{content:"";position:absolute;left:0;top:15px;width:8px;height:1px;background:var(--gold)}
.swipe-hint{display:none}
.fineprint{margin-top:34px;font-size:.88rem;color:var(--muted)}

/* ---------- Process (dark) ---------- */
.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line-d)}
.steps li{padding:36px 28px 10px 0;position:relative}
.steps li+li{padding-left:28px;border-left:1px solid var(--line-d)}
.steps li::before{content:"";position:absolute;top:-2px;left:0;width:48px;height:3px;background:var(--brass)}
.steps li+li::before{left:28px}
.steps__n{display:block;font-family:var(--serif);font-size:2.6rem;color:var(--brass-l);line-height:1;margin-bottom:18px}
.steps h3{font-size:1.25rem}
.steps p{color:#B9B6AE;font-size:1rem}

/* ---------- Ownership edge (light parchment) ---------- */
.edge{background:var(--parch);position:relative;overflow:hidden}
.edge::after{content:"";position:absolute;right:-8%;top:-30%;width:60%;height:160%;background:url(assets/logo-brass-light.png) center/contain no-repeat;opacity:.18;pointer-events:none}
.edge .eyebrow{color:var(--gold)}
.edge__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;position:relative;z-index:1}
.edge__grid>div{border:1px solid var(--line);border-top:3px solid var(--black);padding:36px 32px;background:var(--paper)}
.edge__grid p{color:var(--muted);margin:0}

/* ---------- Track record (deep black) ---------- */
.headline{display:grid;grid-template-columns:7fr 5fr;gap:1px;background:var(--line-d);border:1px solid var(--line-d);margin-bottom:56px}
.headline>div{background:var(--black)}
.headline__main{padding:44px 40px}
.headline__fig{display:block;font-family:var(--serif);font-size:clamp(3.4rem,7vw,5.5rem);line-height:1;color:var(--brass-l)}
.headline__lbl{display:block;margin-top:14px;font-size:.82rem;letter-spacing:.2em;text-transform:uppercase;color:#fff;font-weight:600}
.headline__split{display:grid;grid-template-rows:1fr 1fr;gap:1px;background:var(--line-d)!important}
.headline__split div{background:var(--black);padding:26px 32px;color:#B9B6AE;font-size:.95rem;display:flex;flex-direction:column;justify-content:center}
.headline__split span{font-family:var(--serif);font-size:2rem;color:#fff;line-height:1.1;margin-bottom:4px}
.stats{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line-d)}
.stat{padding:44px 34px 40px 0;border-right:1px solid var(--line-d)}
.stat+.stat{padding-left:34px}
.stat:last-child{border-right:0}
.stat__fig{display:block;font-family:var(--serif);font-size:clamp(2.6rem,4.5vw,3.6rem);color:var(--brass-l);line-height:1}
.stat__fig small{font-size:.45em;letter-spacing:.1em;color:#C9C6BE}
.stat__label{display:block;margin:14px 0 10px;font-size:.8rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:#fff}
.stat p{color:#B9B6AE;font-size:1rem;margin:0}
.scale{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line-d);border:1px solid var(--line-d);margin-top:44px}
.scale>div{background:var(--black);padding:28px 30px;display:flex;gap:18px;align-items:baseline}
.scale__fig{font-family:var(--serif);font-size:1.7rem;color:var(--brass-l);white-space:nowrap}
.scale__txt{font-size:.95rem;color:#C9C6BE}
.footprint{display:grid;grid-template-columns:4fr 8fr;gap:60px;margin-top:90px;align-items:center}
.footprint__text p{color:#B9B6AE}
.mapwrap{margin:0}
.map{width:100%;height:auto;display:block}
.m-land{fill:#2A2C31}
.m-edge{fill:none;stroke:rgba(214,184,130,.45);stroke-width:1.2}
.m-dot{fill:#fff;stroke:#1C1D20;stroke-width:2}
.m-lbl{fill:#fff;font:600 13px var(--sans);letter-spacing:.04em;paint-order:stroke;stroke:#1C1D20;stroke-width:3px}
.legend{margin-top:26px;max-width:300px}
.legend__bar{display:block;height:8px;background:linear-gradient(90deg,rgba(201,168,106,.15),#E2BF7E)}
.legend__lbl{display:flex;justify-content:space-between;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:#B9B6AE;margin-top:8px}

/* ---------- 1031 (bronze band) ---------- */
.cta{background:linear-gradient(115deg,#5A4527 0%,#8C6D3F 45%,#C9A86A 100%);color:#F3F1EA;padding:40px 0;border-top:3px solid var(--brass);border-bottom:3px solid var(--brass);position:relative;overflow:hidden}
.cta::after{content:"";position:absolute;z-index:0;right:-120px;top:-120px;width:420px;height:420px;border-radius:50%;background:radial-gradient(circle,rgba(255,240,205,.35),transparent 70%);pointer-events:none}
.cta__inner{display:flex;align-items:center;justify-content:space-between;gap:40px;position:relative;z-index:1}
.cta__title{font-size:1.95rem;font-family:var(--serif);color:#FFF4DC;font-style:italic;margin:0 0 6px;letter-spacing:.01em}
.cta h2{color:#fff;margin-bottom:10px}
.cta p:last-child{margin:0;max-width:620px;font-size:1.08rem;color:#F3EBDD}
.cta .btn--gold{background:var(--black);color:var(--brass-l);white-space:nowrap}
.cta .btn--gold:hover{background:var(--slate-2)}

/* ---------- Contact (slate) ---------- */
.contact{background:var(--slate)}
.contact .split{align-items:stretch;grid-template-columns:6fr 7fr;gap:48px}
.contact__list dd{white-space:nowrap}
.contact__panel{display:flex;flex-direction:column;background:var(--black);border:1px solid var(--line-d);border-top:3px solid var(--brass);padding:40px}
.contact__lede{color:#C9C6BE;font-size:1.1rem;margin-bottom:34px}
.contact__list{margin:auto 0 0;display:grid;gap:18px}
.contact__list div{display:grid;grid-template-columns:140px 1fr;border-bottom:1px solid var(--line-d);padding-bottom:16px;align-items:baseline}
.contact__list div:last-child{border-bottom:0;padding-bottom:0}
.contact__list dt{font-size:.75rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--brass)}
.contact__list dd{margin:0;color:#fff;font-size:1.15rem}
.contact__list a{text-decoration:none}
.contact__list a:hover{color:var(--brass-l)}
.form{background:var(--black);border:1px solid var(--line-d);border-top:3px solid var(--brass);padding:40px}
.form__row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form label{display:block;font-size:.75rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:#C9C6BE;margin-bottom:18px}
.form input,.form select,.form textarea{display:block;width:100%;margin-top:8px;font:400 1rem var(--sans);color:#fff;background:var(--slate);border:1px solid #44474D;padding:13px 14px;border-radius:0}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--brass)}
.form .btn{width:100%;margin-top:6px}
.form__note{font-size:.85rem;color:#8F8C85;margin:14px 0 0;text-align:center}

/* ---------- Footer ---------- */
.foot{background:var(--deep);color:#B9B6AE;padding:56px 0 30px;font-size:.95rem;border-top:1px solid var(--line-d)}
.foot__row{display:flex;align-items:center;justify-content:space-between;gap:40px;padding-bottom:36px;border-bottom:1px solid var(--line-d)}
.foot__row img{height:40px;width:auto}
.foot__row p{margin:0}
.foot__tag{font-family:var(--serif);font-size:1.3rem;color:#fff}
.foot__ai{font-size:1rem;color:var(--brass-l);text-align:right}
.foot__ai span{color:#B9B6AE}
.foot a{text-decoration:none}
.foot__legal p{font-size:.85rem;color:#8F8C85;margin:24px 0 0;max-width:900px}
.foot__legal p+p{margin-top:8px}
.foot__legal strong{color:#E9E4D8;font-weight:600;letter-spacing:.06em}

/* ---------- Reveal ---------- */
.js .reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}
.js .reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.js .reveal{opacity:1;transform:none;transition:none}}

/* ---------- Responsive ---------- */
@media (max-width:1100px){
  .card{padding:32px 24px}
}
@media (max-width:960px){
  .split,.footprint,.contact .split{grid-template-columns:1fr;gap:36px}
  .contact__list dd{white-space:normal}
  .stats,.scale,.steps,.edge__grid,.headline,.people{grid-template-columns:1fr}
  .stat,.stat+.stat{padding:34px 0;border-right:0;border-bottom:1px solid var(--line-d)}
  .steps li,.steps li+li{padding:30px 0 6px;border-left:0;border-top:1px solid var(--line-d)}
  .steps li+li::before{left:0}
  .strip__grid{grid-template-columns:1fr 1fr}
  .strip__grid>div{padding:24px 18px;border-left:0;border-top:1px solid var(--line-d)}
  .strip__grid>div:first-child{padding-left:18px}
  .cta__inner{flex-direction:column;align-items:flex-start}
  .foot__row{flex-direction:column;align-items:flex-start;gap:16px}
  .foot__ai{text-align:left}
}
/* Services on phones: keep side-by-side cards as a swipeable row */
@media (max-width:820px){
  .cards{display:flex;gap:16px;overflow-x:auto;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;margin:0 -28px;padding:4px 28px 18px;scrollbar-width:none}
  .cards::-webkit-scrollbar{display:none}
  .card{flex:0 0 82%;scroll-snap-align:start}
  .card:hover{transform:none}
  .card h3{min-height:0}
  .swipe-hint{display:flex;align-items:center;gap:10px;font-size:.72rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);margin:-30px 0 22px}
  .swipe-hint::after{content:"";flex:0 0 40px;height:1px;background:var(--gold)}
  .nav__toggle{display:block}
  .nav__menu{position:absolute;top:var(--nav);left:0;right:0;flex-direction:column;align-items:flex-start;gap:0;background:var(--black);padding:10px 28px 24px;border-bottom:1px solid var(--line-d);display:none}
  .nav__menu.is-open{display:flex}
  .nav__menu a{padding:14px 0;width:100%}
  .nav__cta{border:0}
  .nav{background:rgba(20,21,23,.96)}
}
@media (max-width:560px){
  h1 br,h2.h-one br{display:none}
  .wrap{padding:0 20px}
  .cards{margin:0 -20px;padding:4px 20px 18px}
  .card{flex-basis:86%}
  .section{padding:80px 0}
  .form,.contact__panel{padding:26px}
  .form__row{grid-template-columns:1fr;gap:0}
  .strip__grid{grid-template-columns:1fr}
  .contact__list div{grid-template-columns:1fr;gap:4px}
  .hero__kpis{grid-template-columns:1fr}
  .hero__kpis div{border-right:0;margin:0;padding:16px 0 0}
  .headline__main{padding:32px 24px}
  .person{padding:22px 20px}
  .person__head{flex-direction:column;align-items:flex-start}
  .creds div{grid-template-columns:1fr;gap:2px}
}
.edge .section__sub{max-width:760px}
.edge__grid ul{list-style:none;margin:18px 0 0;padding:16px 0 0;border-top:1px solid var(--line)}
.edge__grid li{font-size:.95rem;color:var(--ink);padding:5px 0 5px 18px;position:relative}
.edge__grid li::before{content:"";position:absolute;left:0;top:15px;width:8px;height:1px;background:var(--gold)}
.edge__grid p{margin:0}

/* Principles strip as header of Philosophy */
.philo{padding:0!important}
.philo .strip{border-top:0}
.philo__body{padding:96px 0}
.philo .strip__grid>div{padding:34px 22px}
.philo .strip__k{font-size:1.6rem}
.philo .strip__v{font-size:1rem}
@media (min-width:961px) and (min-height:640px){
  .hero.snap{min-height:100vh}
  .philo.snap{justify-content:flex-start;padding-top:var(--nav)!important}
  .philo__body{flex:1;display:flex;align-items:center;padding:64px 0}
}
@media (min-width:961px){
  .philo .prose p{font-size:1.25rem;line-height:1.7}
  .philo h2.h-two{font-size:clamp(2.2rem,3vw,2.8rem)}
  .philo .split{align-items:center}
}

/* Contact: single panel (no form) */
.contact__panel--solo{flex-direction:row;align-items:center;gap:64px;padding:56px}
.contact__panel--solo .contact__intro{flex:1 1 55%}
.contact__panel--solo .contact__lede{margin-bottom:28px}
.contact__panel--solo .contact__list{flex:1 1 45%;margin:0}
@media (max-width:960px){
  .contact__panel--solo{flex-direction:column;align-items:stretch;gap:32px;padding:32px}
}
@media (max-width:560px){
  .contact__panel--solo{padding:26px}
  .contact__panel--solo .btn{display:block;text-align:center}
}

/* 1031 band + Contact combined into one section */
.contact-combo{display:block}
.contact-combo .cta{padding:calc(var(--nav) + 24px) 0 30px;border-top:0}
.contact-combo .cta__title{font-size:1.7rem;margin-bottom:4px}
.contact-combo .cta h2{font-size:clamp(1.5rem,2.4vw,2rem);margin-bottom:6px}
.contact-combo .cta p:last-child{font-size:1rem}
.contact-combo .contact{padding:56px 0 72px}
@media (min-width:961px) and (min-height:640px){
  .contact-combo.snap{display:flex;flex-direction:column;justify-content:flex-start}
  .contact-combo .contact{flex:1;display:flex;align-items:center;padding:40px 0}
  .contact-combo .contact>.wrap{width:100%}
}
@media (max-width:560px){
  .contact-combo .contact{padding:48px 0 64px}
}