/* ============================================================
   Real Estate by Pat Gray — static site rebuild
   Palette: deep heritage red + warm cream + charcoal
   ============================================================ */
:root{
  --red:#8a1c2b;
  --red-dark:#6e1622;
  --red-soft:#a83242;
  --cream:#f7f1e8;
  --sand:#efe6d8;
  --ink:#232323;
  --muted:#5c5650;
  --line:#e3d9c9;
  --white:#ffffff;
  --maxw:1180px;
  --serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;
  --sans:'Raleway','Helvetica Neue',Arial,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:var(--sans);
  color:var(--ink);
  background:var(--white);
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 24px}
.eyebrow{
  font-family:var(--sans);
  letter-spacing:.28em;
  text-transform:uppercase;
  font-size:.72rem;
  font-weight:600;
  color:var(--red);
}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.12;color:var(--ink)}
h2{font-size:clamp(2rem,4vw,3.1rem);margin-bottom:.6rem}
h3{font-size:1.45rem}
.lead{font-size:1.12rem;color:var(--muted);max-width:62ch}

/* ---------- Header ---------- */
.site-header{
  position:sticky;top:0;z-index:50;
  background:rgba(255,255,255,.92);
  backdrop-filter:saturate(140%) blur(10px);
  border-bottom:1px solid var(--line);
}
.nav{display:flex;align-items:center;justify-content:space-between;height:78px}
.brand{display:flex;align-items:center;gap:14px}
.brand img{height:38px;width:auto}
.brand .word{font-family:var(--serif);font-size:1.5rem;font-weight:600;color:var(--ink);line-height:1}
.brand .word small{display:block;font-family:var(--sans);font-size:.6rem;letter-spacing:.22em;text-transform:uppercase;color:var(--red);font-weight:600}
.menu{display:flex;gap:34px;list-style:none}
.menu a{
  font-weight:600;font-size:.82rem;letter-spacing:.12em;text-transform:uppercase;
  color:var(--ink);position:relative;padding:6px 0;transition:color .25s;
}
.menu a::after{content:"";position:absolute;left:0;bottom:0;width:0;height:2px;background:var(--red);transition:width .25s}
.menu a:hover,.menu a.active{color:var(--red)}
.menu a:hover::after,.menu a.active::after{width:100%}
.burger{display:none;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer}
.burger span{width:26px;height:2px;background:var(--ink)}

/* ---------- Buttons ---------- */
.btn{
  display:inline-block;font-family:var(--sans);font-weight:600;font-size:.8rem;
  letter-spacing:.14em;text-transform:uppercase;padding:15px 30px;border-radius:2px;
  transition:all .25s;cursor:pointer;border:1px solid transparent;
}
.btn-primary{background:var(--red);color:#fff}
.btn-primary:hover{background:var(--red-dark)}
.btn-ghost{border-color:var(--red);color:var(--red);background:transparent}
.btn-ghost:hover{background:var(--red);color:#fff}
.btn-light{background:#fff;color:var(--red)}
.btn-light:hover{background:var(--cream)}

/* ---------- Hero ---------- */
.hero{position:relative;min-height:68vh;display:flex;align-items:center;color:#fff;overflow:hidden}
.hero .bg{position:absolute;inset:0;background-size:cover;background-position:center 30%}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,8,10,.78) 0%,rgba(20,8,10,.45) 50%,rgba(20,8,10,.15) 100%)}
.hero .wrap{position:relative;z-index:2;padding:90px 24px}
.hero h1{color:#fff;font-size:clamp(2.6rem,6vw,5rem);letter-spacing:.01em}
.hero .tag{margin:18px 0 30px;font-family:var(--serif);font-size:clamp(1.2rem,2.4vw,1.7rem);color:var(--sand);max-width:34ch;font-style:italic}
.hero .actions{display:flex;gap:16px;flex-wrap:wrap}

/* ---------- Sections ---------- */
section{padding:96px 0}
.section-cream{background:var(--cream)}
.section-sand{background:var(--sand)}
.head{text-align:center;max-width:720px;margin:0 auto 56px}
.head .eyebrow{display:block;margin-bottom:14px}
.head p{color:var(--muted);font-size:1.05rem;margin-top:14px}

/* intro split */
.split{display:grid;grid-template-columns:1.05fr .95fr;gap:60px;align-items:center}
.split img{border-radius:3px;box-shadow:0 30px 60px -30px rgba(40,10,15,.5)}
.prose p{margin-bottom:1.1rem;color:var(--muted)}
.prose p strong{color:var(--ink)}

/* stats */
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:10px}
.stat{background:#fff;border:1px solid var(--line);border-radius:3px;padding:38px 28px;text-align:center}
.stat .num{font-family:var(--serif);font-size:3.2rem;color:var(--red);line-height:1}
.stat .lbl{margin-top:10px;font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);font-weight:600}

/* agents grid */
.agents{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.agent{background:#fff;border:1px solid var(--line);border-radius:3px;overflow:hidden;transition:transform .3s,box-shadow .3s}
.agent:hover{transform:translateY(-6px);box-shadow:0 26px 50px -28px rgba(40,10,15,.55)}
.agent .ph{aspect-ratio:4/5;background:var(--sand);overflow:hidden}
.agent .ph img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.agent:hover .ph img{transform:scale(1.05)}
.agent .meta{padding:22px 24px 26px;text-align:center}
.agent .meta h3{font-size:1.35rem}
.agent .meta .role{color:var(--red);font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;margin-top:6px}

/* contact */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:50px;align-items:start}
.info-card{display:flex;gap:18px;padding:20px 0;border-bottom:1px solid var(--line)}
.info-card:last-child{border:0}
.info-card .ic{font-size:1.4rem;color:var(--red);min-width:30px;text-align:center}
.info-card h4{font-family:var(--sans);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);font-weight:700;margin-bottom:4px}
.info-card p{font-size:1.05rem;color:var(--ink)}
.info-card a:hover{color:var(--red)}
.map iframe{width:100%;height:420px;border:0;border-radius:3px;filter:grayscale(.15) contrast(1.02)}
.nearby{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:34px}
.nearby .n{background:#fff;border:1px solid var(--line);border-radius:3px;padding:20px;text-align:center}
.nearby .n .d{font-family:var(--serif);font-size:1.9rem;color:var(--red)}
.nearby .n .t{font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);font-weight:600;margin-top:4px}
.socials{display:flex;gap:14px;margin-top:26px}
.socials a{width:46px;height:46px;border:1px solid var(--line);border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:700;color:var(--red);transition:all .25s;font-size:.8rem;letter-spacing:.02em}
.socials a:hover{background:var(--red);color:#fff;border-color:var(--red)}

/* page hero (inner pages) */
.page-hero{position:relative;min-height:48vh;display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.page-hero .bg{position:absolute;inset:0;background-size:cover;background-position:center 28%}
.page-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(20,8,10,.82),rgba(20,8,10,.25))}
.page-hero .wrap{position:relative;z-index:2;padding-bottom:54px}
.page-hero h1{color:#fff;font-size:clamp(2.4rem,5vw,4rem)}

/* CTA band */
.cta{background:var(--red);color:#fff;text-align:center}
.cta h2{color:#fff}
.cta p{color:var(--sand);max-width:54ch;margin:0 auto 28px;font-size:1.05rem}

/* ---------- Footer ---------- */
.site-footer{background:var(--ink);color:#cfc7bd;padding:54px 0 30px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;margin-bottom:34px}
.foot-grid h5{font-family:var(--sans);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:#fff;margin-bottom:16px;font-weight:700}
.foot-grid a{color:#cfc7bd;display:block;padding:5px 0;font-size:.95rem;transition:color .2s}
.foot-grid a:hover{color:var(--red-soft)}
.foot-brand img{height:40px;filter:brightness(0) invert(1);margin-bottom:16px}
.foot-brand p{font-size:.95rem;max-width:34ch}
.foot-bottom{border-top:1px solid #3a3a3a;padding-top:22px;font-size:.8rem;color:#9b938a;display:flex;flex-wrap:wrap;gap:8px 22px;justify-content:space-between}
.foot-bottom a{color:#9b938a}
.foot-bottom a:hover{color:#fff}

/* ---------- Responsive ---------- */
@media(max-width:900px){
  .split,.contact-grid{grid-template-columns:1fr;gap:36px}
  .agents{grid-template-columns:repeat(2,1fr)}
  .stats{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr}
  .menu{position:fixed;inset:78px 0 auto 0;background:#fff;flex-direction:column;gap:0;padding:10px 24px 24px;box-shadow:0 20px 40px -20px rgba(0,0,0,.3);transform:translateY(-130%);transition:transform .3s; border-bottom:1px solid var(--line)}
  .menu.open{transform:translateY(0)}
  .menu li{border-bottom:1px solid var(--line)}
  .menu a{display:block;padding:16px 0}
  .burger{display:flex}
}
@media(max-width:560px){
  .agents{grid-template-columns:1fr}
  .nearby{grid-template-columns:repeat(2,1fr)}
  section{padding:68px 0}
}