/* Fairbairn Commercial — site stylesheet */
:root {
  --ink: #1d1d1b;
  --ink-soft: #4a4a46;
  --paper: #ffffff;
  --cream: #f4f5f9;
  --navy: #282f79;         /* brand navy from the Fairbairn logo */
  --navy-deep: #1d2358;
  --navy-light: #aab4e0;   /* readable navy tint for dark backgrounds */
  --bronze: #282f79;
  --bronze-dark: #1d2358;
  --line: #dfe1ec;
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "Jost", "Segoe UI", Arial, sans-serif;
  --shadow: 0 10px 30px rgba(29, 29, 27, 0.12);
  --maxw: 1200px;
}

* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  font-family: var(--sans);
  font-weight: 300;
  color: var(--ink);
  background: var(--paper);
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }

h1, h2, h3, .display { font-family: var(--serif); font-weight: 500; line-height: 1.15; }
h1 { font-size: clamp(2.4rem, 6vw, 4.2rem); }
h2 { font-size: clamp(1.9rem, 4vw, 2.8rem); }
h3 { font-size: clamp(1.3rem, 2.5vw, 1.7rem); }
.muted { color: var(--ink-soft); }

.wrap { max-width: var(--maxw); margin: 0 auto; padding: 0 24px; }
section { padding: 72px 0; }
.section-head { text-align: center; margin-bottom: 44px; }
.section-head .eyebrow { letter-spacing: 0.28em; text-transform: uppercase; font-size: 0.78rem; color: var(--bronze); margin-bottom: 10px; }

/* Buttons */
.btn {
  display: inline-block; padding: 14px 34px; border: 1px solid var(--ink);
  letter-spacing: 0.18em; text-transform: uppercase; font-size: 0.78rem; font-weight: 400;
  transition: all 0.25s ease; cursor: pointer; background: transparent; color: var(--ink);
}
.btn:hover { background: var(--ink); color: #fff; }
.btn.solid { background: var(--ink); color: #fff; }
.btn.solid:hover { background: var(--bronze-dark); border-color: var(--bronze-dark); }
.btn.light { border-color: #fff; color: #fff; }
.btn.light:hover { background: #fff; color: var(--ink); }

/* ============ Header ============ */
.site-header {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  transition: background 0.3s ease, box-shadow 0.3s ease;
  padding: 14px 0;
}
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; max-width: 1360px; }
.site-header.scrolled, .site-header.opaque { background: rgba(20, 20, 18, 0.96); box-shadow: 0 2px 14px rgba(0,0,0,0.25); }
.site-header:not(.scrolled):not(.opaque) { background: linear-gradient(rgba(0,0,0,0.45), transparent); }
.logo { display: flex; align-items: center; gap: 12px; color: #fff; }
.logo img { height: 62px; width: auto; }
@media (max-width: 620px) { .logo img { height: 48px; } }
.logo-text { font-family: var(--serif); font-size: 1.5rem; letter-spacing: 0.04em; color: #fff; }
.logo-text small { display: block; font-family: var(--sans); font-size: 0.58rem; letter-spacing: 0.55em; text-transform: uppercase; }

.main-nav { display: flex; align-items: center; gap: 30px; }
.main-nav > li { position: relative; }
.main-nav a { color: #fff; font-size: 0.8rem; letter-spacing: 0.2em; text-transform: uppercase; padding: 10px 0; display: inline-block; border-bottom: 1px solid transparent; transition: border-color 0.2s; }
.main-nav a:hover { border-bottom-color: var(--bronze); }
.dropdown { position: absolute; top: 100%; left: -18px; background: rgba(20,20,18,0.97); min-width: 200px; padding: 10px 0; opacity: 0; visibility: hidden; transform: translateY(8px); transition: all 0.22s ease; }
.main-nav li:hover .dropdown, .main-nav li:focus-within .dropdown { opacity: 1; visibility: visible; transform: translateY(0); }
.dropdown a { display: block; padding: 9px 20px; border: none; }
.dropdown a:hover { background: rgba(255,255,255,0.08); }
.nav-phone { font-weight: 400; }

.nav-toggle { display: none; background: none; border: none; cursor: pointer; z-index: 110; }
.nav-toggle span { display: block; width: 26px; height: 2px; background: #fff; margin: 6px 0; transition: 0.3s; }

@media (max-width: 960px) {
  .nav-toggle { display: block; }
  .main-nav {
    position: fixed; inset: 0; background: rgba(18, 18, 16, 0.98);
    flex-direction: column; justify-content: center; gap: 8px;
    opacity: 0; visibility: hidden; transition: opacity 0.3s;
  }
  .main-nav.open { opacity: 1; visibility: visible; }
  .main-nav a { font-size: 1rem; }
  .dropdown { position: static; opacity: 1; visibility: visible; transform: none; background: none; text-align: center; display: none; }
  .main-nav li:hover .dropdown { display: block; }
  body.nav-open { overflow: hidden; }
  body.nav-open .nav-toggle span:nth-child(1) { transform: translateY(8px) rotate(45deg); }
  body.nav-open .nav-toggle span:nth-child(2) { opacity: 0; }
  body.nav-open .nav-toggle span:nth-child(3) { transform: translateY(-8px) rotate(-45deg); }
}

/* ============ Hero ============ */
.hero {
  position: relative; min-height: 62vh; display: flex; align-items: center; justify-content: center;
  text-align: center; color: #fff; background-size: cover; background-position: center;
  padding: 140px 24px 80px;
}
.hero.tall { min-height: 92vh; }
.hero::after { content: ""; position: absolute; inset: 0; background: rgba(15, 15, 13, 0.45); }
.hero > .wrap { position: relative; z-index: 2; }
.hero .eyebrow { letter-spacing: 0.34em; text-transform: uppercase; font-size: 0.82rem; margin-bottom: 16px; color: #e8dcc8; }
.hero h1 { text-shadow: 0 2px 24px rgba(0,0,0,0.35); }
.hero .btn { margin-top: 28px; }

/* video hero (homepage) */
.hero-video { overflow: hidden; }
.hero-video video {
  position: absolute; inset: 0; width: 100%; height: 100%;
  object-fit: cover; z-index: 0;
}
.hero-video::after { z-index: 1; }
.hero-logo { width: clamp(240px, 38vw, 430px); height: auto; margin: 0 auto 8px; }
.hero-btns { display: flex; gap: 16px; justify-content: center; flex-wrap: wrap; margin-top: 30px; }
.hero-btns .btn { margin-top: 0; min-width: 200px; }
.btn.fill-light { background: #fff; border-color: #fff; color: var(--ink); }
.btn.fill-light:hover { background: transparent; color: #fff; }

/* ============ Cards / grids ============ */
.grid { display: grid; gap: 28px; }
.grid.cols-2 { grid-template-columns: repeat(2, 1fr); }
.grid.cols-3 { grid-template-columns: repeat(3, 1fr); }
.grid.cols-4 { grid-template-columns: repeat(4, 1fr); }
@media (max-width: 960px) { .grid.cols-3, .grid.cols-4 { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 620px) { .grid.cols-2, .grid.cols-3, .grid.cols-4 { grid-template-columns: 1fr; } }

.card { background: var(--paper); box-shadow: var(--shadow); overflow: hidden; display: flex; flex-direction: column; transition: transform 0.25s ease; }
.card:hover { transform: translateY(-5px); }
.card .thumb { position: relative; aspect-ratio: 4 / 3; overflow: hidden; }
.card .thumb img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.5s ease; }
.card:hover .thumb img { transform: scale(1.05); }
.card .badge {
  position: absolute; top: 14px; left: 14px; background: var(--ink); color: #fff;
  font-size: 0.68rem; letter-spacing: 0.22em; text-transform: uppercase; padding: 6px 12px;
}
.card .badge.sold { background: var(--bronze-dark); }
.card .body { padding: 22px 24px 26px; }
.card .body h3, .card .body h4 { font-family: var(--serif); font-size: 1.35rem; margin-bottom: 4px; }
.card .body .addr { font-size: 0.88rem; color: var(--ink-soft); }
.card .body .meta { display: flex; justify-content: space-between; align-items: baseline; margin-top: 12px; padding-top: 12px; border-top: 1px solid var(--line); }
.card .body .price { font-weight: 400; letter-spacing: 0.04em; }

/* image-overlay tile (neighborhoods, services) */
.tile { position: relative; aspect-ratio: 4 / 3; overflow: hidden; display: block; }
.tile img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.5s ease; }
.tile:hover img { transform: scale(1.06); }
.tile::after { content: ""; position: absolute; inset: 0; background: linear-gradient(transparent 40%, rgba(10,10,8,0.75)); }
.tile .label { position: absolute; left: 22px; right: 22px; bottom: 20px; z-index: 2; color: #fff; font-family: var(--serif); font-size: 1.45rem; }
.tile .label small { display: block; font-family: var(--sans); font-size: 0.72rem; letter-spacing: 0.26em; text-transform: uppercase; color: #d8c9ac; margin-top: 4px; }

/* ============ Team ============ */
.team-card { text-align: center; }
.team-card .photo { aspect-ratio: 3 / 4; overflow: hidden; }
.team-card .photo img { width: 100%; height: 100%; object-fit: cover; object-position: top; transition: transform 0.4s; }
.team-card:hover .photo img { transform: scale(1.04); }
.team-card h3 { margin-top: 16px; }
.team-card p { font-size: 0.8rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--bronze-dark); margin-top: 4px; }

/* navy team band (homepage) — mirrors the original site's Our Team section */
.team-band { background: var(--navy); color: #fff; padding: 84px 0; }
.team-band .team-head { display: flex; justify-content: space-between; align-items: baseline; margin-bottom: 44px; flex-wrap: wrap; gap: 14px; }
.team-band h2 { color: #fff; }
.carousel-nav { display: flex; align-items: center; gap: 12px; font-size: 0.78rem; letter-spacing: 0.2em; text-transform: uppercase; color: rgba(255,255,255,0.65); }
.carousel-nav button {
  background: none; border: none; color: rgba(255,255,255,0.65); font: inherit; letter-spacing: inherit;
  text-transform: inherit; cursor: pointer; padding: 4px 0; border-bottom: 1px solid transparent; transition: color 0.2s;
}
.carousel-nav button:hover, .carousel-nav button.active { color: #fff; border-bottom-color: #fff; }
.team-track {
  display: flex; gap: 24px; overflow-x: auto; scroll-snap-type: x mandatory;
  scrollbar-width: none; -ms-overflow-style: none;
}
.team-track::-webkit-scrollbar { display: none; }
.team-track .team-card { flex: 0 0 calc((100% - 48px) / 3); scroll-snap-align: start; }
@media (max-width: 860px) { .team-track .team-card { flex-basis: calc((100% - 24px) / 2); } }
@media (max-width: 560px) { .team-track .team-card { flex-basis: 100%; } }
.team-band .team-card h3 { color: #fff; }
.team-band .team-card p { color: rgba(255,255,255,0.85); }
.team-band .center { margin-top: 44px; }

/* ============ Split sections ============ */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: center; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } }
.split .pic { box-shadow: var(--shadow); }

/* ============ CTA band ============ */
.cta-band { position: relative; background-size: cover; background-position: center; color: #fff; text-align: center; padding: 110px 24px; }
.cta-band::after { content: ""; position: absolute; inset: 0; background: rgba(15,15,13,0.62); }
.cta-band .wrap { position: relative; z-index: 2; max-width: 760px; }
.cta-band p { margin: 18px 0 30px; font-size: 1.05rem; }

/* ============ Testimonials ============ */
.quote-block { max-width: 780px; margin: 0 auto; text-align: center; }
.quote-block img { width: 74px; height: 74px; border-radius: 50%; object-fit: cover; margin: 0 auto 22px; }
.quote-block blockquote { font-family: var(--serif); font-size: 1.45rem; font-style: italic; line-height: 1.5; }
.quote-block cite { display: block; margin-top: 18px; font-style: normal; letter-spacing: 0.24em; text-transform: uppercase; font-size: 0.78rem; color: var(--bronze-dark); }

/* ============ Forms ============ */
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.form-grid .full { grid-column: 1 / -1; }
@media (max-width: 620px) { .form-grid { grid-template-columns: 1fr; } }
input, textarea, select {
  width: 100%; padding: 14px 16px; border: 1px solid var(--line); background: #fff;
  font-family: var(--sans); font-size: 0.95rem; color: var(--ink); outline: none; transition: border-color 0.2s;
}
input:focus, textarea:focus { border-color: var(--bronze); }
textarea { min-height: 130px; resize: vertical; }
.checkbox-row { display: flex; gap: 10px; align-items: flex-start; font-size: 0.82rem; color: var(--ink-soft); }
.checkbox-row input { width: auto; margin-top: 4px; }
.form-note { font-size: 0.8rem; color: var(--ink-soft); margin-top: 10px; }
.form-status { margin-top: 14px; font-size: 0.9rem; color: var(--bronze-dark); min-height: 1.2em; }

/* ============ LoopNet embed ============ */
.looplink-frame { width: 100%; height: 820px; border: 0; display: block; }
.embed-panel { background: var(--cream); padding: 28px; }

/* ============ Property detail ============ */
.prop-hero { position: relative; }
.prop-gallery { display: grid; grid-template-columns: 2fr 1fr; gap: 10px; max-height: 620px; }
.prop-gallery .main { grid-row: span 2; }
.prop-gallery img { width: 100%; height: 100%; object-fit: cover; cursor: pointer; }
.prop-gallery .main img { min-height: 400px; }
.prop-gallery.single { grid-template-columns: 1fr; }
@media (max-width: 760px) { .prop-gallery { grid-template-columns: 1fr; } .prop-gallery .main { grid-row: auto; } }

.prop-topbar { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: 18px; padding: 36px 0 26px; border-bottom: 1px solid var(--line); }
.prop-topbar .status-line { letter-spacing: 0.26em; text-transform: uppercase; font-size: 0.75rem; color: var(--bronze-dark); margin-bottom: 8px; }
.prop-topbar .price { font-family: var(--serif); font-size: 2rem; }
.stat-row { display: flex; flex-wrap: wrap; gap: 40px; padding: 26px 0; border-bottom: 1px solid var(--line); }
.stat-row .stat b { display: block; font-family: var(--serif); font-size: 1.5rem; font-weight: 500; }
.stat-row .stat span { font-size: 0.78rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--ink-soft); }

.prop-layout { display: grid; grid-template-columns: 2fr 1fr; gap: 56px; align-items: start; }
@media (max-width: 860px) { .prop-layout { grid-template-columns: 1fr; } }
.feature-group { margin-bottom: 26px; }
.feature-group h3 { margin-bottom: 12px; color: var(--bronze-dark); font-size: 1.2rem; }
.feature-group ul { display: grid; grid-template-columns: 1fr 1fr; gap: 8px 24px; }
@media (max-width: 620px) { .feature-group ul { grid-template-columns: 1fr; } }
.feature-group li { font-size: 0.92rem; border-bottom: 1px dotted var(--line); padding-bottom: 6px; }

.agent-box { background: var(--cream); padding: 30px; text-align: center; position: sticky; top: 100px; }
.agent-box img { width: 120px; height: 120px; border-radius: 50%; object-fit: cover; object-position: top; margin: 0 auto 16px; }
.agent-box .role { font-size: 0.74rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--bronze-dark); margin-bottom: 14px; }
.agent-box .btn { margin-top: 14px; width: 100%; }

/* mortgage calculator */
.calc { background: var(--cream); padding: 30px; margin-top: 40px; }
.calc h2 { margin-bottom: 8px; }
.calc .calc-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 14px; margin-top: 18px; }
@media (max-width: 760px) { .calc .calc-grid { grid-template-columns: repeat(2, 1fr); } }
.calc label { font-size: 0.78rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--ink-soft); display: block; margin-bottom: 6px; }
.calc-result { margin-top: 18px; font-family: var(--serif); font-size: 1.6rem; }

/* lightbox */
.lightbox { position: fixed; inset: 0; background: rgba(10,10,8,0.92); display: none; align-items: center; justify-content: center; z-index: 200; cursor: zoom-out; }
.lightbox.open { display: flex; }
.lightbox img { max-width: 92vw; max-height: 88vh; object-fit: contain; }

/* ============ Stats tiles (neighborhoods) ============ */
.stat-tiles { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
@media (max-width: 760px) { .stat-tiles { grid-template-columns: repeat(2, 1fr); } }
.stat-tiles .tile-stat { background: var(--cream); padding: 30px 20px; text-align: center; }
.stat-tiles .tile-stat b { display: block; font-family: var(--serif); font-size: 2rem; font-weight: 500; }
.stat-tiles .tile-stat span { font-size: 0.76rem; letter-spacing: 0.18em; text-transform: uppercase; color: var(--ink-soft); }

/* ============ Story rows ============ */
.story { display: grid; grid-template-columns: 1fr 1fr; gap: 46px; align-items: center; margin-bottom: 80px; }
.story:nth-child(even) .story-pics { order: 2; }
@media (max-width: 860px) { .story { grid-template-columns: 1fr; } .story:nth-child(even) .story-pics { order: 0; } }
.story-pics { display: grid; grid-template-columns: repeat(2, 1fr); gap: 10px; }
.story-pics img { width: 100%; aspect-ratio: 4/3; object-fit: cover; cursor: pointer; }
.story-pics img:first-child { grid-column: 1 / -1; aspect-ratio: 16/9; }

/* ============ Footer ============ */
.site-footer { background: #161614; color: #cfcbc2; padding: 70px 0 30px; margin-top: 0; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 48px; padding-bottom: 44px; border-bottom: 1px solid rgba(255,255,255,0.12); }
@media (max-width: 860px) { .footer-grid { grid-template-columns: 1fr; } }
.site-footer h4 { color: #fff; font-family: var(--serif); font-size: 1.25rem; margin-bottom: 16px; }
.footer-logo { height: 74px; width: auto; margin-bottom: 20px; }
.site-footer a:hover { color: var(--navy-light); }
.site-footer li { margin-bottom: 8px; font-size: 0.92rem; }
.social-row { display: flex; gap: 16px; margin-top: 18px; }
.social-row a { display: inline-flex; width: 38px; height: 38px; border: 1px solid rgba(255,255,255,0.3); align-items: center; justify-content: center; font-size: 0.8rem; letter-spacing: 0.05em; transition: all 0.2s; }
.social-row a:hover { border-color: var(--navy-light); color: var(--navy-light); }
.footer-legal { font-size: 0.74rem; line-height: 1.7; color: #8f8b82; padding-top: 26px; }
.footer-legal p { margin-bottom: 10px; }
.footer-bottom { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 10px; margin-top: 18px; font-size: 0.78rem; color: #8f8b82; }

/* misc */
.page-body { padding-top: 0; }
.breadcrumbs { font-size: 0.78rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--ink-soft); margin: 26px 0 0; }
.breadcrumbs a:hover { color: var(--bronze-dark); }
.prose p { margin-bottom: 16px; }
.prose h3 { margin: 30px 0 12px; }
.center { text-align: center; }
.bg-cream { background: var(--cream); }

/* ============ Economic Snapshot dashboard ============ */
.econ-section { padding: 56px 0; }
.metric-grid {
  display: grid; gap: 18px;
  grid-template-columns: repeat(4, 1fr);
}
@media (max-width: 1000px) { .metric-grid { grid-template-columns: repeat(3, 1fr); } }
@media (max-width: 720px)  { .metric-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 440px)  { .metric-grid { grid-template-columns: 1fr; } }

.metric-tile {
  background: var(--paper); border: 1px solid var(--line); border-radius: 4px;
  padding: 20px 20px 16px; display: flex; flex-direction: column;
  position: relative; min-height: 150px;
}
.bg-cream .metric-tile { background: #fff; }
.mt-label {
  font-size: 0.72rem; letter-spacing: 0.12em; text-transform: uppercase;
  color: var(--ink-soft); line-height: 1.35; min-height: 2.4em;
}
.mt-value {
  font-family: var(--serif); font-weight: 500; font-size: 2.3rem;
  color: var(--navy); line-height: 1.05; margin-top: 6px;
}
.mt-sub { font-size: 0.78rem; color: var(--ink-soft); margin-top: 4px; line-height: 1.35; }
.mt-dates {
  margin-top: auto; padding-top: 12px; display: flex; flex-direction: column; gap: 1px;
}
.mt-ref { font-size: 0.74rem; color: var(--ink); font-weight: 400; }
.mt-src { font-size: 0.68rem; color: var(--ink-soft); }
.spark-wrap { position: relative; display: block; margin: 10px 0 4px; color: var(--navy); cursor: crosshair; }
.spark-wrap.spark-down { color: #b0473a; }
.sparkline { width: 100%; height: 30px; display: block; color: inherit; }
.spark-cursor {
  position: absolute; top: 0; height: 30px; width: 1px; background: currentColor;
  opacity: 0; pointer-events: none; transform: translateX(-0.5px); transition: opacity .12s;
}
.spark-dot {
  position: absolute; width: 8px; height: 8px; border-radius: 50%; background: currentColor;
  border: 2px solid var(--paper); opacity: 0; pointer-events: none; transform: translate(-50%, -50%);
}
.spark-tip {
  position: absolute; bottom: 36px; background: var(--navy); color: #fff; font-size: 0.68rem;
  letter-spacing: 0.02em; padding: 3px 8px; border-radius: 3px; white-space: nowrap; opacity: 0;
  pointer-events: none; transform: translateX(-50%); z-index: 6; box-shadow: 0 4px 12px rgba(0,0,0,.18);
}
.spark-tip::after {
  content: ""; position: absolute; top: 100%; left: 50%; transform: translateX(-50%);
  border: 4px solid transparent; border-top-color: var(--navy);
}
.spark-wrap.spark-active .spark-cursor,
.spark-wrap.spark-active .spark-dot,
.spark-wrap.spark-active .spark-tip { opacity: 1; }
.mt-stale {
  position: absolute; top: 12px; right: 12px; font-size: 0.6rem; letter-spacing: 0.08em;
  text-transform: uppercase; color: #b0473a; background: #fbeae7; padding: 2px 7px; border-radius: 10px;
}
.econ-note p { font-size: 1.05rem; }
.econ-note p:last-child {
  font-style: italic; color: var(--ink-soft); font-size: 0.95rem; margin-top: 8px;
}