/* ============================================================
   BROOKHAUS CAPITAL — "Sharp & Personal" (v2)
   Sleek, contemporary, design-forward. Monochrome: black / white / brand gray.
   ============================================================ */

:root{
  /* brookhaus grey surfaces (neutral, cool) */
  --paper:   #f5f5f4;
  --paper-2: #e8e8e7;
  --paper-3: #dadad9;
  --bg:      #ededec;
  --ink:     #161615;
  --ink-2:   #43423f;
  --gray:    #6e6e6e;   /* brand mark gray */
  --muted:   #8d8d8a;
  --line:    rgba(20,20,20,.12);
  --line-2:  rgba(20,20,20,.22);
  --line-on-dark: rgba(255,255,255,.16);

  /* gray accent (brand mark) */
  --accent:      #6e6e6e;
  --accent-deep: #4a4a48;
  --accent-soft: #b7b7b5;
  --graphite:    #2c2c2b;

  --maxw: 1320px;
  --gutter: clamp(20px,5vw,80px);

  --display: "Newsreader", Georgia, "Times New Roman", serif;
  --grotesk: "Archivo", system-ui, sans-serif;
  --sans:    "Hanken Grotesk", system-ui, -apple-system, sans-serif;
  --mono:    "IBM Plex Mono", ui-monospace, monospace;

  --ease: cubic-bezier(.22,.61,.36,1);
}

*{box-sizing:border-box;}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;}
body{
  margin:0;background:var(--bg);color:var(--ink);
  font-family:var(--sans);font-size:17px;line-height:1.6;font-weight:400;
  -webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;
}
img{display:block;max-width:100%;}
a{color:inherit;text-decoration:none;}
button{font-family:inherit;cursor:pointer;}
::selection{background:var(--accent);color:#fff;}

.wrap{max-width:var(--maxw);margin-inline:auto;padding-inline:var(--gutter);width:100%;}
.section-pad{padding-block:clamp(72px,10vw,148px);}

/* ---------- Type ---------- */
h1,h2,h3,h4{margin:0;font-family:var(--display);font-weight:500;line-height:1.06;letter-spacing:-.01em;}
.display{font-size:clamp(2.4rem,5vw,4.3rem);font-weight:500;line-height:1.04;letter-spacing:-.015em;}
.h2{font-size:clamp(1.8rem,3.6vw,2.9rem);font-weight:500;letter-spacing:-.01em;line-height:1.08;}
.h3{font-size:clamp(1.35rem,2.3vw,1.85rem);font-weight:500;letter-spacing:-.005em;line-height:1.12;}

.eyebrow{
  font-family:var(--mono);font-size:.72rem;font-weight:500;letter-spacing:.22em;
  text-transform:uppercase;color:var(--accent-deep);display:inline-flex;align-items:center;gap:.7em;
}
.eyebrow::before{content:"";width:24px;height:2px;background:var(--accent);display:inline-block;}
.eyebrow.center{justify-content:center;}

.lead{font-size:clamp(1.08rem,1.5vw,1.32rem);line-height:1.5;color:var(--ink-2);font-weight:400;}
.muted{color:var(--muted);}
.accent-text{color:var(--accent-deep);}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:.55em;
  font-family:var(--sans);font-size:.92rem;font-weight:600;letter-spacing:.01em;
  padding:1.05em 1.7em;border-radius:100px;border:1.5px solid transparent;
  transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease),transform .3s var(--ease);
  white-space:nowrap;
}
.btn .arr{transition:transform .3s var(--ease);}
.btn:hover .arr{transform:translateX(4px);}
.btn-primary{background:var(--ink);color:var(--paper);}
.btn-primary:hover{background:var(--accent);color:#fff;}
.btn-gold{background:var(--ink);color:#fff;}
.btn-gold:hover{background:var(--accent);color:#fff;}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--line-2);}
.btn-ghost:hover{border-color:var(--ink);background:var(--ink);color:var(--paper);}
.btn-on-dark{background:var(--paper);color:var(--ink);}
.btn-on-dark:hover{background:var(--accent);color:#fff;}
.btn-ghost-dark{background:transparent;color:var(--paper);border-color:var(--line-on-dark);}
.btn-ghost-dark:hover{border-color:var(--paper);background:var(--paper);color:var(--ink);}
.btn-on-gold{background:#fff;color:var(--ink);}
.btn-on-gold:hover{background:var(--ink);color:#fff;}

.txtlink{
  display:inline-flex;align-items:center;gap:.5em;font-weight:600;font-size:.95rem;white-space:nowrap;
  color:var(--ink);border-bottom:2px solid var(--accent);padding-bottom:3px;transition:gap .3s var(--ease),color .3s;
}
.txtlink:hover{gap:.85em;color:var(--accent-deep);}

/* ---------- Header / nav ---------- */
.site-header{position:fixed;top:0;left:0;right:0;z-index:60;transition:background .4s var(--ease),box-shadow .4s var(--ease),border-color .4s var(--ease);border-bottom:1px solid transparent;}
.site-header.scrolled{background:rgba(244,244,243,.9);backdrop-filter:blur(16px) saturate(1.1);border-bottom-color:var(--line);}
.nav{display:flex;align-items:center;justify-content:space-between;height:82px;transition:height .4s var(--ease);gap:24px;}
.site-header.scrolled .nav{height:66px;}
.brand{display:flex;align-items:center;gap:12px;}
.brand .brand-logo{height:66px;width:auto;object-fit:contain;transition:height .4s var(--ease);}
.site-header.scrolled .brand .brand-logo{height:52px;}
.nav-links{display:flex;align-items:center;gap:clamp(12px,1.4vw,22px);}
.nav-links a{font-size:.82rem;font-weight:600;color:var(--ink-2);position:relative;padding:6px 0;transition:color .3s var(--ease);white-space:nowrap;}
.nav-links a::after{content:"";position:absolute;left:0;bottom:0;height:2px;width:0;background:var(--accent);transition:width .35s var(--ease);}
.nav-links a:hover{color:var(--ink);}
.nav-links a:hover::after,.nav-links a.active::after{width:100%;}
.nav-links a.active{color:var(--ink);}
.nav-cta .btn{padding:.7em 1.3em;font-size:.84rem;}

.menu-toggle{display:none;background:none;border:none;width:44px;height:44px;align-items:center;justify-content:center;}
.menu-toggle span{display:block;width:24px;height:2px;background:var(--ink);position:relative;transition:.3s var(--ease);}
.menu-toggle span::before,.menu-toggle span::after{content:"";position:absolute;left:0;width:24px;height:2px;background:var(--ink);transition:.3s var(--ease);}
.menu-toggle span::before{top:-7px;}.menu-toggle span::after{top:7px;}
body.menu-open .menu-toggle span{background:transparent;}
body.menu-open .menu-toggle span::before{top:0;transform:rotate(45deg);}
body.menu-open .menu-toggle span::after{top:0;transform:rotate(-45deg);}
.mobile-nav{position:fixed;inset:0;z-index:55;background:var(--paper);display:flex;flex-direction:column;justify-content:center;gap:4px;padding:var(--gutter);transform:translateY(-100%);transition:transform .5s var(--ease);visibility:hidden;}
body.menu-open .mobile-nav{transform:translateY(0);visibility:visible;}
.mobile-nav a{font-family:var(--display);font-size:clamp(2rem,9vw,3rem);font-weight:500;letter-spacing:-.01em;color:var(--ink);padding:.16em 0;border-bottom:1px solid var(--line);}
.mobile-nav a .idx{font-family:var(--mono);font-size:.8rem;color:var(--accent);margin-right:.9em;vertical-align:super;font-weight:500;}

/* ---------- Placeholder imagery ---------- */
.ph{position:relative;width:100%;background-color:#e4e4e2;background-image:repeating-linear-gradient(135deg,rgba(20,20,20,.05) 0 1.5px,transparent 1.5px 13px);display:flex;align-items:center;justify-content:center;overflow:hidden;}
.ph::after{content:"";position:absolute;inset:0;box-shadow:inset 0 0 0 1px var(--line);}
.ph .ph-label{font-family:var(--mono);font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gray);background:var(--paper);padding:.55em .85em;border:1px solid var(--line);position:relative;z-index:2;max-width:82%;text-align:center;line-height:1.55;}
.ph.dark{background-color:#262625;background-image:repeating-linear-gradient(135deg,rgba(255,255,255,.06) 0 1.5px,transparent 1.5px 13px);}
.ph.dark::after{box-shadow:inset 0 0 0 1px var(--line-on-dark);}
.ph.dark .ph-label{color:var(--paper-2);background:#1b1b1a;border-color:var(--line-on-dark);}
.ph.gold{background-color:#bdbdbb;background-image:repeating-linear-gradient(135deg,rgba(26,25,22,.08) 0 1.5px,transparent 1.5px 13px);}

/* ---------- Hero ---------- */
.hero{padding-top:clamp(120px,16vh,168px);padding-bottom:clamp(28px,4vw,48px);}
.hero .eyebrow{margin-bottom:1.6rem;}
.hero h1{color:var(--ink);}
.hero h1 .gold{color:var(--accent);font-style:italic;font-weight:400;}
.hero-row{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,4vw,60px);align-items:start;margin-top:clamp(30px,4vw,52px);}
.hero .lead{max-width:46ch;}
.hero-cta{display:flex;flex-wrap:wrap;gap:14px;margin-top:2rem;}
.hero-media .ph{aspect-ratio:4/3;}

/* ---------- Hero full-bleed photo slideshow ---------- */
.hero--slides{position:relative;min-height:min(92vh,860px);display:flex;align-items:flex-end;
  overflow:hidden;padding-top:clamp(140px,20vh,200px);padding-bottom:clamp(48px,7vw,92px);background:#13130f;}
.hero-slideshow{position:absolute;inset:0;z-index:0;background:#13130f;}
.hero-slideshow .hslide{position:absolute;inset:0;background-size:cover;background-position:center;
  opacity:0;will-change:opacity,transform;transform:scale(1.04);transition:opacity var(--hero-fade,1400ms) ease;}
.hero-slideshow .hslide.is-active{opacity:1;
  animation:heroPan var(--hero-dur,7000ms) linear forwards;}
@keyframes heroPan{from{transform:scale(1.04);}to{transform:scale(1.12);}}
/* legibility scrim — keeps light text readable over bright daytime photos */
.hero--slides::after{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;
  background:linear-gradient(105deg,rgba(13,13,11,.74) 0%,rgba(13,13,11,.5) 34%,rgba(13,13,11,.16) 64%,rgba(13,13,11,.28) 100%);}
.hero--slides .hero-inner{position:relative;z-index:2;width:100%;}
.hero--slides .hero-row{grid-template-columns:1fr;max-width:none;margin-top:clamp(20px,3vw,34px);}
.hero--slides .lead{max-width:58ch;}
@media (prefers-reduced-motion:reduce){
  .hero-slideshow .hslide.is-active{animation:none;transform:scale(1.04);}
}

/* ---------- Hero cinematic motion panel (Ken Burns) ---------- */
.hero-film{position:relative;width:100%;aspect-ratio:4/3;overflow:hidden;background:#1b1b1a;}
.hero-film::after{content:"";position:absolute;inset:0;box-shadow:inset 0 0 0 1px var(--line-on-dark);
  background:linear-gradient(180deg,rgba(20,20,18,.08) 0%,rgba(20,20,18,0) 30%,rgba(20,20,18,.42) 100%);pointer-events:none;}
.hero-film-stage{position:absolute;inset:-6%;background-size:cover;background-position:center;
  transform-origin:60% 40%;will-change:transform;animation:kenburns 30s var(--ease) infinite alternate;}
.hero-film-tag{position:absolute;left:16px;bottom:14px;z-index:2;font-family:var(--mono);font-size:.62rem;
  letter-spacing:.18em;text-transform:uppercase;color:rgba(244,244,243,.86);padding:.5em .8em;
  background:rgba(20,20,18,.42);backdrop-filter:blur(6px);border:1px solid rgba(255,255,255,.16);}
@keyframes kenburns{
  0%{transform:scale(1.02) translate(0,0);}
  100%{transform:scale(1.16) translate(-2.2%,-1.6%);}
}
@media (prefers-reduced-motion:reduce){
  .hero-film-stage{animation:none;transform:scale(1.04);}
}
.media-frame{position:relative;width:100%;overflow:hidden;}
.media-frame::after{content:"";position:absolute;inset:0;box-shadow:inset 0 0 0 1px var(--line);pointer-events:none;}
.media-frame img{display:block;width:100%;height:auto;object-fit:cover;}
.hero-media .media-frame img{aspect-ratio:4/3;}

/* ---------- Stats strip ---------- */
.stats{border-block:1px solid var(--line);background:var(--paper-2);}
.stats-row{display:grid;grid-template-columns:repeat(3,1fr);}
.stat-item{padding:clamp(34px,4.5vw,64px) clamp(8px,2vw,28px);text-align:left;border-left:1px solid var(--line);}
.stat-item:first-child{border-left:none;}
.stat-item .num{font-family:var(--grotesk);font-weight:600;font-size:clamp(2.6rem,5.4vw,4.6rem);line-height:.92;letter-spacing:-.04em;color:var(--ink);}
.stat-item .num .u{color:var(--accent);}
.stat-item .lab{font-family:var(--mono);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-top:1.2em;}

/* ---------- About ---------- */
.about-grid{display:block;}
#why{padding-block-start:clamp(20px,3vw,40px);}
.about-copy{max-width:none;}
.about-copy .h2{margin:1.1rem 0 0;max-width:20ch;}
.about-copy .lead{margin-top:1.6rem;max-width:none;}
.about-copy p{color:var(--ink-2);margin:1.1em 0 0;max-width:none;}
.about-copy .hero-cta{margin-top:2rem;}
.about-media .ph{aspect-ratio:4/5;}

/* ---------- Services ---------- */
.services{background:var(--paper-2);}
.svc-head{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(24px,4vw,64px);align-items:end;margin-bottom:clamp(40px,5vw,72px);}
.svc-head .h2{margin-top:1rem;}
.svc-head .svc-intro{color:var(--ink-2);font-size:clamp(1rem,1.3vw,1.18rem);line-height:1.55;}
.svc-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,1.6vw,24px);}
.svc-card{background:var(--paper);border:1px solid var(--line);padding:clamp(28px,2.6vw,40px);display:flex;flex-direction:column;min-height:340px;transition:transform .4s var(--ease),box-shadow .4s var(--ease),border-color .4s var(--ease);}
.svc-card:hover{transform:translateY(-6px);box-shadow:0 24px 50px -28px rgba(26,25,22,.32);border-color:var(--line-2);}
.svc-card .svc-num{font-family:var(--mono);font-size:.72rem;letter-spacing:.16em;color:var(--accent-deep);}
.svc-card h3{font-size:clamp(1.5rem,2.2vw,2rem);margin:1.3rem 0 0;}
.svc-card .svc-desc{color:var(--ink-2);font-size:.98rem;line-height:1.55;margin-top:.9rem;}
.svc-card .svc-list{margin-top:auto;padding-top:1.6rem;display:flex;flex-direction:column;gap:0;}
.svc-card .svc-list .it{display:flex;align-items:center;gap:.7em;padding:.7em 0;border-top:1px solid var(--line);font-weight:600;font-size:.96rem;}
.svc-card .svc-list .it::before{content:"";width:7px;height:7px;background:var(--accent);border-radius:50%;flex:none;}

/* ---------- Why BrookHaus ---------- */
.why .svc-head{margin-bottom:clamp(40px,5vw,68px);}
.why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(28px,3.4vw,56px);}
.why-item{border-top:1px solid var(--line-2);padding-top:clamp(22px,2vw,30px);}
.why-ic{display:block;color:var(--accent);margin-bottom:clamp(18px,1.8vw,26px);}
.why-ic svg{width:clamp(40px,3.4vw,48px);height:auto;display:block;}
.why-item h3{margin:0;font-size:clamp(1.3rem,1.9vw,1.7rem);line-height:1.1;}
.why-item p{color:var(--ink-2);font-size:1rem;line-height:1.62;margin-top:.85rem;text-wrap:pretty;}

/* ---------- Process ---------- */
.process .svc-head{margin-bottom:clamp(36px,4vw,60px);}
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,3vw,52px);counter-reset:step;}
.step{position:relative;}
.step .snum{font-family:var(--grotesk);font-weight:600;font-size:clamp(3rem,5vw,4.4rem);line-height:1;letter-spacing:-.04em;color:var(--accent);opacity:.9;}
.step h3{margin:1rem 0 0;font-size:clamp(1.3rem,1.9vw,1.7rem);}
.step p{color:var(--ink-2);font-size:1rem;line-height:1.55;margin-top:.8rem;}
.step::before{content:"";position:absolute;top:calc(clamp(3rem,5vw,4.4rem) / 2);left:0;right:0;height:1px;background:var(--line);z-index:-1;}

/* ---------- Track record / listings ---------- */
.tr-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:clamp(28px,3vw,44px);}
.tr-head .h2{margin-top:1rem;}
.filters{display:flex;flex-wrap:wrap;gap:9px;}
.filter{font-family:var(--mono);font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;padding:.7em 1.2em;border:1px solid var(--line-2);color:var(--ink-2);background:transparent;border-radius:100px;transition:.3s var(--ease);}
.filter:hover{border-color:var(--ink);color:var(--ink);}
.filter.active{background:var(--ink);color:var(--paper);border-color:var(--ink);}
.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2vw,30px);}
.listing{display:flex;flex-direction:column;}
.listing.hide{display:none;}
.listing .l-media{position:relative;overflow:hidden;}
.listing .ph{aspect-ratio:5/4;transition:transform .7s var(--ease);}
.listing .l-media img{display:block;width:100%;aspect-ratio:5/4;object-fit:cover;object-position:center 32%;transition:transform .7s var(--ease);}
.listing:hover .ph,.listing:hover .l-media img{transform:scale(1.04);}
.listing .l-status{position:absolute;top:13px;left:13px;z-index:3;font-family:var(--mono);font-size:.6rem;letter-spacing:.14em;text-transform:uppercase;background:var(--ink);color:var(--paper);padding:.5em .7em;border-radius:100px;}
.listing .l-status.leased{background:var(--accent);color:#fff;}
.listing .l-info{padding-top:18px;display:flex;flex-direction:column;gap:6px;}
.listing .l-type{font-family:var(--mono);font-size:.66rem;letter-spacing:.13em;text-transform:uppercase;color:var(--accent-deep);}
.listing h4{font-family:var(--display);font-size:1.35rem;font-weight:500;letter-spacing:-.01em;}
.listing .l-meta{font-size:.92rem;color:var(--muted);display:flex;justify-content:space-between;gap:12px;align-items:baseline;}
.listing .l-meta .price{font-weight:600;color:var(--ink);white-space:nowrap;}

/* ---------- Testimonials (dark) ---------- */
.testi{background:var(--ink);color:var(--paper);overflow:hidden;}
.testi .eyebrow{color:var(--accent-soft);}
.testi .eyebrow::before{background:var(--accent-soft);}
.testi-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:clamp(36px,4vw,60px);}
.testi-head .h2{color:var(--paper);margin-top:1rem;}
.testi-track{position:relative;}
.quote{display:none;}
.quote.active{display:block;animation:fadeIn .6s var(--ease);}
@keyframes fadeIn{from{opacity:0;transform:translateY(12px);}to{opacity:1;transform:none;}}
.quote .qmark{font-family:var(--display);font-weight:700;font-size:5rem;line-height:.6;color:var(--accent);height:.5em;display:block;}
.quote blockquote{margin:0;font-family:var(--display);font-weight:500;font-size:clamp(1.6rem,3.1vw,2.7rem);line-height:1.24;letter-spacing:-.01em;color:var(--paper);max-width:24ch;}
.quote .qby{margin-top:2rem;display:flex;align-items:center;gap:16px;}
.quote .qby .qavatar{width:54px;height:54px;border-radius:50%;background-color:#2b2b2b;background-image:repeating-linear-gradient(135deg,rgba(255,255,255,.08) 0 1.5px,transparent 1.5px 9px);flex:none;border:1px solid var(--line-on-dark);}
.quote .qby .qname{font-family:var(--sans);font-weight:700;font-size:1.02rem;color:var(--paper);}
.quote .qby .qrole{font-family:var(--mono);font-size:.68rem;letter-spacing:.12em;text-transform:uppercase;color:rgba(244,244,243,.55);margin-top:.4em;}
.testi-nav{display:flex;gap:12px;margin-top:clamp(36px,4vw,52px);}
.testi-nav button{width:52px;height:52px;border-radius:50%;border:1.5px solid var(--line-on-dark);background:transparent;color:var(--paper);font-size:1.1rem;display:flex;align-items:center;justify-content:center;transition:.3s var(--ease);}
.testi-nav button:hover{background:var(--paper);color:var(--ink);border-color:var(--paper);}
.testi-count{font-family:var(--mono);font-size:.72rem;letter-spacing:.1em;color:rgba(244,244,243,.5);margin-left:auto;align-self:center;}

/* ---------- Team ---------- */
.team-head{margin-bottom:clamp(36px,4vw,60px);max-width:60ch;}
.team-head .h2{margin-top:1rem;}
.team-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(18px,2vw,28px);}
.member .m-media{position:relative;overflow:hidden;}
.member .ph{aspect-ratio:4/5;filter:grayscale(1);transition:filter .5s var(--ease),transform .7s var(--ease);}
.member:hover .ph{filter:grayscale(0);}
.member .m-name{font-family:var(--display);font-weight:500;font-size:1.3rem;letter-spacing:-.01em;margin-top:16px;}
.member .m-role{font-family:var(--mono);font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;color:var(--accent-deep);margin-top:.55em;}
.member .m-contact{margin-top:.9em;display:flex;flex-direction:column;gap:3px;}
.member .m-contact a{font-size:.85rem;color:var(--muted);transition:color .3s;}
.member .m-contact a:hover{color:var(--accent-deep);}
.member .m-media{background:#fff;border:1px solid var(--line);}
.member .m-media img{display:block;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center;transition:transform .7s var(--ease);}
.member:hover .m-media img{transform:scale(1.03);}

/* Single-member feature layout */
.team-grid.single{grid-template-columns:1fr;}
.team-grid.single .member{display:grid;grid-template-columns:minmax(220px,300px) 1fr;gap:clamp(28px,4vw,56px);align-items:center;max-width:760px;}
.team-grid.single .member .m-name{margin-top:0;font-size:1.7rem;}
@media (max-width:560px){
  .team-grid.single .member{grid-template-columns:1fr;gap:22px;}
}

/* Two-up principal layout */
.team-grid.duo{grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(32px,4vw,64px);max-width:860px;}
.team-grid.duo .m-name{font-size:1.45rem;}
@media (max-width:560px){
  .team-grid.duo{grid-template-columns:1fr;max-width:420px;}
}

/* Editorial alternating rows (Block-style) */
.team-rows{display:flex;flex-direction:column;gap:clamp(72px,9vw,140px);}
.tmember{display:flex;flex-direction:column;gap:clamp(30px,3.4vw,48px);}
.trow{display:grid;grid-template-columns:minmax(0,1.5fr) 1fr;gap:clamp(40px,6vw,96px);align-items:center;}
.trow.rev{grid-template-columns:1fr minmax(0,1.5fr);}
.trow.rev .t-media{order:2;}
.trow .t-media{position:relative;overflow:hidden;}
.trow .t-media img{display:block;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center;transition:transform .9s var(--ease);}
.trow:hover .t-media img{transform:scale(1.03);}
.trow .t-role{font-family:var(--mono);font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--accent-deep);display:block;}
.trow .t-name{font-family:var(--display);font-weight:500;font-size:clamp(2.2rem,4.4vw,3.6rem);line-height:1.02;letter-spacing:-.02em;margin:.5rem 0 0;white-space:nowrap;}
.trow .t-rule{width:64px;height:1px;background:var(--accent);margin:clamp(20px,2.4vw,30px) 0 0;border:0;}
.t-contact{margin-top:clamp(26px,3vw,38px);display:grid;grid-template-columns:auto 1fr;gap:.55em 1.6em;align-items:baseline;}
.t-contact dt{font-family:var(--mono);font-size:.64rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);}
.t-contact dd{margin:0;font-size:1.02rem;color:var(--ink);line-height:1.4;}
.t-contact dd a{color:var(--ink);transition:color .3s var(--ease);}
.t-contact dd a:hover{color:var(--accent-deep);}
.t-bio{max-width:none;}
.t-bio p{max-width:none;}
.t-bio h4{font-family:var(--display);font-weight:500;font-size:clamp(1.4rem,2.1vw,1.9rem);letter-spacing:-.01em;margin:0 0 .8em;}
.t-bio p{font-size:1.02rem;line-height:1.62;color:var(--muted);margin:0 0 1.05em;max-width:none;text-wrap:pretty;}
.t-bio p:last-child{margin-bottom:0;}
@media (max-width:760px){
  .trow,.trow.rev{grid-template-columns:1fr;gap:24px;max-width:440px;margin-inline:auto;}
  .trow.rev .t-media{order:0;}
  .trow .t-name{white-space:normal;}
}

/* ---------- Valuation CTA (dark band) ---------- */
.valcta{background:var(--graphite);color:#fff;}
.valcta-inner{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(28px,4vw,60px);align-items:center;}
.valcta .eyebrow{color:rgba(255,255,255,.85);}
.valcta .eyebrow::before{background:rgba(255,255,255,.85);}
.valcta h2{color:#fff;margin-top:1rem;max-width:18ch;}
.valcta p{color:rgba(255,255,255,.88);font-size:1.12rem;line-height:1.5;margin-top:1.2rem;max-width:42ch;}
.valcta .va-actions{display:flex;flex-direction:column;gap:14px;align-items:flex-start;}
.valcta .va-actions .btn{width:auto;}
.valcta .va-note{font-family:var(--mono);font-size:.68rem;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.7);}

/* ---------- Contact ---------- */
.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(36px,5vw,88px);align-items:start;}
.contact .h2{margin-top:1rem;max-width:14ch;}
.contact-info{margin-top:clamp(30px,3vw,48px);display:flex;flex-direction:column;gap:24px;}
.contact-info .ci-lab{font-family:var(--mono);font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);}
.contact-info .ci-val{font-size:1.05rem;color:var(--ink);margin-top:.45em;line-height:1.5;}
.contact-info .ci-val a:hover{color:var(--accent-deep);}
.form{display:grid;grid-template-columns:1fr 1fr;gap:20px 20px;}
.field{display:flex;flex-direction:column;gap:8px;}
.field.full{grid-column:1/-1;}
.field label{font-family:var(--mono);font-size:.66rem;letter-spacing:.13em;text-transform:uppercase;color:var(--ink-2);}
.field label .req{color:var(--accent);}
.field input,.field select,.field textarea{font-family:var(--sans);font-size:1rem;color:var(--ink);background:var(--paper);border:1.5px solid var(--line-2);border-radius:10px;padding:14px 14px;transition:border-color .25s var(--ease),background .25s;}
.field textarea{resize:vertical;min-height:120px;}
.field select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%236e6e6e' stroke-width='1.6' fill='none'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;}
.field input::placeholder,.field textarea::placeholder{color:var(--muted);}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--accent);background:#fff;}
.field.invalid input,.field.invalid select,.field.invalid textarea{border-color:#c0563f;}
.field .err{font-family:var(--mono);font-size:.62rem;letter-spacing:.04em;color:#bb4f38;text-transform:uppercase;height:0;overflow:hidden;transition:height .25s var(--ease);}
.field.invalid .err{height:1.1em;}
.form-actions{grid-column:1/-1;display:flex;align-items:center;justify-content:space-between;gap:20px;flex-wrap:wrap;margin-top:4px;}
.form-actions .note{font-family:var(--mono);font-size:.64rem;letter-spacing:.05em;text-transform:uppercase;color:var(--muted);max-width:32ch;line-height:1.6;}
.form-success{grid-column:1/-1;border:1.5px solid var(--accent);background:var(--paper);border-radius:14px;padding:clamp(28px,4vw,44px);display:none;}
.form-success.show{display:block;}
.form-success h3{font-size:1.6rem;color:var(--ink);}
.form-success p{color:var(--ink-2);margin:.7em 0 0;font-size:1rem;}

/* ---------- Footer ---------- */
.site-footer{background:var(--ink);color:var(--paper);padding-top:clamp(56px,6vw,88px);padding-bottom:36px;}
.footer-top{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:clamp(28px,3vw,56px);padding-bottom:clamp(44px,5vw,72px);border-bottom:1px solid var(--line-on-dark);}
.footer-brand{display:flex;align-items:center;gap:13px;}
.footer-brand .brand-logo{height:62px;width:auto;object-fit:contain;opacity:1;}
.footer-tag{font-family:var(--display);font-weight:500;font-size:1.6rem;line-height:1.18;letter-spacing:-.01em;color:rgba(244,244,243,.9);max-width:18ch;margin-top:26px;}
.footer-tag .gold{color:var(--accent-soft);}
.footer-col h5{font-family:var(--mono);font-size:.66rem;letter-spacing:.15em;text-transform:uppercase;color:rgba(244,244,243,.5);margin:0 0 16px;font-weight:500;}
.footer-col a{display:block;font-size:.95rem;color:rgba(244,244,243,.82);padding:6px 0;transition:color .3s var(--ease);}
.footer-col a:hover{color:var(--accent-soft);}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:18px;flex-wrap:wrap;padding-top:30px;}
.footer-bottom .legal{font-family:var(--mono);font-size:.63rem;letter-spacing:.04em;color:rgba(244,244,243,.42);line-height:1.7;max-width:64ch;}
.footer-bottom .legal a{color:rgba(244,244,243,.62);text-decoration:underline;text-underline-offset:3px;}

/* ---------- Reveal ---------- */
.reveal{opacity:0;transform:translateY(24px);transition:opacity .85s var(--ease),transform .85s var(--ease);}
.reveal.in{opacity:1;transform:none;}
.reveal.d1{transition-delay:.07s;}.reveal.d2{transition-delay:.14s;}.reveal.d3{transition-delay:.21s;}.reveal.d4{transition-delay:.28s;}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none;}html{scroll-behavior:auto;}}

/* ---------- Responsive ---------- */
@media (max-width:1080px){
  .svc-cards{grid-template-columns:1fr;}
  .listing-grid{grid-template-columns:repeat(2,1fr);}
  .team-grid{grid-template-columns:repeat(2,1fr);}
  .steps{grid-template-columns:1fr;gap:32px;}
  .why-grid{grid-template-columns:1fr;gap:36px;}
  .step::before{display:none;}
}
@media (max-width:1180px){
  .nav-links,.nav-cta{display:none;}
  .menu-toggle{display:flex;}
}
@media (max-width:860px){
  .hero-row{grid-template-columns:1fr;}
  .about-grid{grid-template-columns:1fr;}
  .about-media{order:-1;}
  .svc-head,.svc-cards{grid-template-columns:1fr;}
  .stats-row{grid-template-columns:1fr;}
  .stat-item{border-left:none;border-top:1px solid var(--line);}
  .stat-item:first-child{border-top:none;}
  .valcta-inner{grid-template-columns:1fr;}
  .contact-grid{grid-template-columns:1fr;}
  .footer-top{grid-template-columns:1fr 1fr;gap:36px;}
}
@media (max-width:560px){
  body{font-size:16px;}
  .listing-grid,.team-grid,.form{grid-template-columns:1fr;}
  .footer-top{grid-template-columns:1fr;}
}

/* ============================================================
   DARK THEME — charcoal page, light text, bright Stats & Services islands
   ============================================================ */
:root{
  --bg:#1a1a18;
  --d-text:#ffffff;
  --d-text-2:rgba(255,255,255,.86);
  --d-muted:rgba(255,255,255,.62);
  --d-line:rgba(255,255,255,.13);
  --d-line-2:rgba(255,255,255,.26);
}
body{color:var(--d-text);}

/* bright islands keep dark text */
.stats,.services{color:var(--ink);}

/* testimonials → bright island matching the Services band */
.testi{background:var(--paper-2);color:var(--ink);}
.testi .eyebrow{color:var(--accent-deep);}
.testi .eyebrow::before{background:var(--accent);}
.testi-head .h2{color:var(--ink);}
.quote blockquote{color:var(--ink);}
.quote .qby .qname{color:var(--ink);}
.quote .qby .qrole{color:var(--muted);}
.quote .qby .qavatar{background-color:#d6d6d4;background-image:repeating-linear-gradient(135deg,rgba(20,20,20,.06) 0 1.5px,transparent 1.5px 9px);border-color:var(--line);}
.testi-nav button{border-color:var(--line-2);color:var(--ink);}
.testi-nav button:hover{background:var(--ink);color:var(--paper);border-color:var(--ink);}
.testi-count{color:var(--muted);}

/* property valuation CTA → bright island matching the Services band */
.valcta{background:var(--paper-2);color:var(--ink);}
.valcta .eyebrow{color:var(--accent-deep);}
.valcta .eyebrow::before{background:var(--accent);}
.valcta h2{color:var(--ink);}
.valcta p{color:var(--ink-2);}
.valcta .va-note{color:var(--muted);}
.valcta .btn{background:var(--ink);color:var(--paper);border-color:var(--ink);}
.valcta .btn:hover{background:var(--accent);color:#fff;border-color:var(--accent);}

/* header / nav on dark */
.site-header.scrolled{background:rgba(22,22,20,.85);border-bottom-color:var(--d-line);}
.nav-links a{color:var(--d-text-2);}
.nav-links a:hover,.nav-links a.active{color:var(--d-text);}
.menu-toggle span,.menu-toggle span::before,.menu-toggle span::after{background:var(--d-text);}
.mobile-nav{background:#1c1b19;}
.mobile-nav a{color:var(--d-text);border-bottom-color:var(--d-line);}

/* buttons on dark */
.btn-primary{background:var(--paper);color:var(--ink);}
.btn-primary:hover{background:var(--accent);color:#fff;}
.btn-ghost{color:var(--d-text);border-color:var(--d-line-2);}
.btn-ghost:hover{border-color:var(--paper);background:var(--paper);color:var(--ink);}
.txtlink{color:var(--d-text);}

/* hero */
.hero h1{color:var(--d-text);}
.hero h1 .gold{color:var(--accent-soft);}

/* open sections sitting on the charcoal page */
.hero .eyebrow,
#about .eyebrow, #why .eyebrow, #process .eyebrow,
#track-record .eyebrow, #team .eyebrow, #contact .eyebrow{color:var(--d-text-2);}
.hero .eyebrow::before,
#about .eyebrow::before, #why .eyebrow::before, #process .eyebrow::before,
#track-record .eyebrow::before, #team .eyebrow::before, #contact .eyebrow::before{background:var(--accent-soft);}

.hero .lead,
#about .lead, #about .about-copy p,
#why .svc-intro, #why .why-item p,
#process .svc-intro, #process .step p,
#team .t-bio p{color:var(--d-text-2);}

/* muted-tier labels */
#team .t-contact dt, #contact .ci-lab,
#track-record .listing .l-meta{color:var(--d-muted);}
#contact .field label{color:var(--d-text-2);}

/* values that were near-black */
#team .t-contact dd, #team .t-contact dd a,
#contact .ci-val, #contact .ci-val a,
#track-record .listing .l-meta .price{color:var(--d-text);}

/* accent-deep details lifted for contrast */
#track-record .listing .l-type, #team .trow .t-role{color:var(--accent-soft);}
#process .step .snum{color:var(--accent-soft);}

/* hairlines / dividers on dark */
#why .why-item{border-top-color:var(--d-line-2);}
#process .step::before{background:var(--d-line);}

/* filters on dark */
#track-record .filter{color:var(--d-text-2);border-color:var(--d-line-2);}
#track-record .filter:hover{color:var(--d-text);border-color:var(--d-text);}
#track-record .filter.active{background:var(--paper);color:var(--ink);border-color:var(--paper);}

/* ============================================================
   TEAM → light island (matches Testimonials band)
   ============================================================ */
.team{background:var(--paper-2);color:var(--ink);border-top:1px solid var(--line);}
#valuation{border-top:1px solid var(--line);}
#team .eyebrow{color:var(--accent-deep);}
#team .eyebrow::before{background:var(--accent);}
#team .team-head .h2,#team .t-name,#team .t-bio h4{color:var(--ink);}
#team .t-bio p{color:var(--muted);}
#team .t-contact dt{color:var(--muted);}
#team .t-contact dd,#team .t-contact dd a{color:var(--ink);}
#team .t-contact dd a:hover{color:var(--accent-deep);}
#team .trow .t-role{color:var(--accent-deep);}

/* cut-out portraits float on the paper — no frame, no zoom, soft grounding shadow */
#team .trow .t-media{overflow:visible;}
#team .trow .t-media img{aspect-ratio:4/5;object-fit:contain;object-position:bottom center;
  filter:drop-shadow(0 26px 36px rgba(26,25,22,.16));transition:transform .6s var(--ease);}
#team .trow:hover .t-media img{transform:translateY(-4px);}