/* ===================================================================
   INREM Real Estate — shared stylesheet
   Brand: charcoal #404041 + orange #F1592A, pulled from the live logo.
   Type: Red Hat Display (headings) / Open Sans (body), per the site's
   own Google Fonts request.
   =================================================================== */

:root{
  --charcoal:#404041;
  --charcoal-deep:#232324;
  --orange:#F1592A;
  --orange-dark:#D6481E;
  --cream:#FAF8F6;
  --white:#FFFFFF;
  --line:#E6E3E0;
  --muted:#7A7673;
  --muted-on-dark:#C9C5C2;

  --heading:'Red Hat Display', sans-serif;
  --body:'Open Sans', sans-serif;

  --max:1180px;
  --max-wide:1360px;
}

*{box-sizing:border-box; margin:0; padding:0;}
html{scroll-behavior:smooth;}
body{
  font-family:var(--body);
  background:var(--cream);
  color:var(--charcoal);
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
img{display:block; max-width:100%;}
a{color:inherit; text-decoration:none;}
ul{list-style:none;}
.wrap{max-width:var(--max); margin:0 auto; padding:0 32px;}
.wrap-wide{max-width:var(--max-wide); margin:0 auto; padding:0 32px;}
section{position:relative;}

h1,h2,h3,h4{
  font-family:var(--heading);
  font-weight:700;
  letter-spacing:-0.01em;
  color:var(--charcoal);
}
h1{font-size:clamp(2.6rem,5vw,4.4rem); line-height:1.04;}
h2{font-size:clamp(2rem,3.4vw,2.9rem); line-height:1.1;}
h3{font-size:1.3rem; line-height:1.3;}
p{color:var(--charcoal);}

.eyebrow{
  display:inline-flex; align-items:center; gap:10px;
  font-family:var(--body); font-weight:700; font-size:.78rem;
  letter-spacing:.14em; text-transform:uppercase;
  color:var(--orange); margin-bottom:16px;
}
.eyebrow::before{
  content:''; width:22px; height:2px; background:var(--orange);
}
.eyebrow.on-dark{ color:var(--orange); }

.rule{
  width:56px; height:3px; background:var(--orange); border:0;
  margin:22px 0 0;
}
.rule.center{ margin-left:auto; margin-right:auto; }

/* ---------- buttons ---------- */
.btn{
  display:inline-flex; align-items:center; justify-content:center; gap:10px;
  font-family:var(--body); font-weight:600; font-size:.95rem;
  padding:15px 30px; border-radius:2px; border:1px solid transparent;
  cursor:pointer; transition:background .2s ease, color .2s ease, border-color .2s ease, transform .2s ease;
  white-space:nowrap;
}
.btn-primary{ background:var(--orange); color:var(--white); }
.btn-primary:hover{ background:var(--orange-dark); transform:translateY(-1px); }
.btn-outline{ background:transparent; color:var(--white); border-color:rgba(255,255,255,.55); }
.btn-outline:hover{ border-color:var(--white); background:rgba(255,255,255,.08); }
.btn-dark{ background:var(--charcoal); color:var(--white); }
.btn-dark:hover{ background:var(--charcoal-deep); transform:translateY(-1px); }
.btn-ghost{ background:transparent; color:var(--charcoal); border-color:var(--line); }
.btn-ghost:hover{ border-color:var(--charcoal); }
.btn-sm{ padding:11px 22px; font-size:.85rem; }

/* ===================== HEADER ===================== */
header.site-header{
  position:sticky; top:0; z-index:200;
  background:rgba(250,248,246,.92); backdrop-filter:blur(10px);
  border-bottom:1px solid var(--line);
}
.nav{
  display:flex; align-items:center; justify-content:space-between;
  padding:16px 0; max-width:var(--max-wide); margin:0 auto; padding-left:32px; padding-right:32px;
}
.nav .logo img{ height:34px; width:auto; }
.nav-links{
  display:flex; align-items:center; gap:36px;
}
.nav-links a{
  font-size:.92rem; font-weight:600; color:var(--charcoal);
  position:relative; padding:4px 0;
}
.nav-links a::after{
  content:''; position:absolute; left:0; bottom:0; width:0; height:2px;
  background:var(--orange); transition:width .2s ease;
}
.nav-links a:hover::after{ width:100%; }
.nav-right{ display:flex; align-items:center; gap:22px; }
.nav-phone{
  font-weight:700; font-size:.92rem; letter-spacing:.01em;
  display:flex; align-items:center; gap:8px;
}
.nav-phone svg{ width:16px; height:16px; fill:var(--orange); }
.nav-toggle{
  display:none; flex-direction:column; gap:5px; background:none; border:0; cursor:pointer; padding:6px;
}
.nav-toggle span{ width:24px; height:2px; background:var(--charcoal); display:block; }

.mobile-panel{
  display:none; position:fixed; inset:0 0 auto 0; top:67px; z-index:199;
  background:var(--white); border-bottom:1px solid var(--line);
  padding:18px 32px 28px; flex-direction:column; gap:18px;
}
.mobile-panel a{ font-weight:600; font-size:1.05rem; }
.mobile-panel .btn{ width:100%; }
body.nav-open .mobile-panel{ display:flex; }

/* ===================== HERO ===================== */
.hero{
  position:relative; min-height:88vh; display:flex; align-items:flex-end;
  color:var(--white); overflow:hidden;
}
.hero-media{ position:absolute; inset:0; z-index:0; }
.hero-media img{ width:100%; height:100%; object-fit:cover; }
.hero-media::after{
  content:''; position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(35,35,36,.55) 0%, rgba(35,35,36,.35) 35%, rgba(35,35,36,.88) 100%);
}
.hero-content{ position:relative; z-index:1; padding:120px 0 72px; max-width:var(--max-wide); margin:0 auto; width:100%; padding-left:32px; padding-right:32px; }
.hero-content .eyebrow{ color:var(--orange); }
.hero h1{ color:var(--white); max-width:820px; }
.hero-sub{
  margin-top:22px; max-width:560px; font-size:1.12rem; color:var(--muted-on-dark);
}
.hero-actions{ display:flex; gap:16px; margin-top:38px; flex-wrap:wrap; }

/* ---------- trust strip ---------- */
.trust-strip{
  background:var(--charcoal); color:var(--white); padding:22px 0;
}
.trust-strip ul{
  display:flex; flex-wrap:wrap; gap:14px 44px; justify-content:center;
  font-size:.88rem; font-weight:600; letter-spacing:.03em;
}
.trust-strip li{ display:flex; align-items:center; gap:10px; }
.trust-strip li::before{ content:''; width:6px; height:6px; background:var(--orange); border-radius:50%; flex:none; }

/* ===================== GENERIC SECTION ===================== */
.section{ padding:108px 0; }
.section.tight{ padding:80px 0; }
.section-head{ max-width:640px; margin-bottom:56px; }
.section-head.center{ margin-left:auto; margin-right:auto; text-align:center; }
.section-head.center .eyebrow::before{ display:none; }
.section-head p{ color:var(--muted); font-size:1.08rem; margin-top:16px; }

.bg-charcoal{ background:var(--charcoal-deep); color:var(--white); }
.bg-charcoal h2, .bg-charcoal h3{ color:var(--white); }
.bg-charcoal p{ color:var(--muted-on-dark); }
.bg-white{ background:var(--white); }

/* ---------- about / split ---------- */
.split{
  display:grid; grid-template-columns:1fr 1fr; gap:72px; align-items:center;
}
.split-media{ position:relative; }
.split-media img{ width:100%; height:560px; object-fit:cover; border-radius:2px; }
.split-media .frame{
  position:absolute; inset:24px -24px -24px 24px; border:2px solid var(--orange); z-index:-1;
}
.split h2{ margin-bottom:20px; }
.split p{ color:var(--muted); font-size:1.06rem; margin-bottom:16px; }
.split p:last-of-type{ margin-bottom:0; }

.value-row{
  display:grid; grid-template-columns:repeat(3,1fr); gap:36px; margin-top:64px;
  border-top:1px solid var(--line); padding-top:48px;
}
.value-row h4{ font-family:var(--heading); font-size:1.1rem; margin-bottom:10px; }
.value-row h4 span{ color:var(--orange); }
.value-row p{ color:var(--muted); font-size:.96rem; }

/* ---------- neighborhood cards ---------- */
.card-grid{
  display:grid; grid-template-columns:repeat(3,1fr); gap:28px;
}
.n-card{
  position:relative; border-radius:2px; overflow:hidden; height:420px;
  display:flex; align-items:flex-end;
}
.n-card img{ position:absolute; inset:0; width:100%; height:100%; object-fit:cover; transition:transform .5s ease; }
.n-card:hover img{ transform:scale(1.06); }
.n-card::after{
  content:''; position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(35,35,36,0) 40%, rgba(35,35,36,.85) 100%);
}
.n-card-copy{ position:relative; z-index:1; padding:28px; color:var(--white); }
.n-card-copy .tag{ font-size:.76rem; font-weight:700; letter-spacing:.12em; text-transform:uppercase; color:var(--orange); display:block; margin-bottom:8px; }
.n-card-copy h3{ color:var(--white); margin-bottom:6px; }
.n-card-copy p{ color:var(--muted-on-dark); font-size:.92rem; }

/* ---------- agent cards ---------- */
.agent-grid{
  display:grid; grid-template-columns:repeat(3,1fr); gap:32px;
}
.agent-card{
  background:var(--white); border:1px solid var(--line); border-radius:2px; overflow:hidden;
  display:flex; flex-direction:column; transition:box-shadow .25s ease, transform .25s ease;
}
.agent-card:hover{ box-shadow:0 20px 48px rgba(35,35,36,.1); transform:translateY(-4px); }
.agent-photo{ position:relative; aspect-ratio:4/5; background:var(--charcoal); overflow:hidden; }
.agent-photo img{ width:100%; height:100%; object-fit:cover; }
.agent-initials{
  width:100%; height:100%; display:flex; align-items:center; justify-content:center;
  font-family:var(--heading); font-weight:700; font-size:4rem; color:var(--white);
  background:linear-gradient(135deg, var(--charcoal) 0%, var(--charcoal-deep) 100%);
}
.agent-initials::after{
  content:''; position:absolute; left:50%; bottom:28%; transform:translateX(-50%);
  width:52px; height:3px; background:var(--orange);
}
.agent-body{ padding:26px 26px 28px; display:flex; flex-direction:column; gap:4px; flex:1; }
.agent-body .a-name{ font-family:var(--heading); font-weight:700; font-size:1.25rem; }
.agent-body .a-title{ color:var(--orange); font-weight:700; font-size:.82rem; letter-spacing:.08em; text-transform:uppercase; margin-bottom:8px; }
.agent-body .a-blurb{ color:var(--muted); font-size:.94rem; flex:1; margin-bottom:18px; }
.agent-body .btn{ align-self:flex-start; }

/* ---------- CTA band ---------- */
.cta-band{
  position:relative; padding:120px 0; text-align:center; color:var(--white); overflow:hidden;
}
.cta-band .hero-media::after{ background:linear-gradient(180deg, rgba(32,32,33,.78), rgba(32,32,33,.9)); }
.cta-band-content{ position:relative; z-index:1; max-width:640px; margin:0 auto; }
.cta-band h2{ color:var(--white); margin-bottom:22px; }
.cta-band p{ color:var(--muted-on-dark); margin-bottom:34px; font-size:1.08rem; }
.cta-actions{ display:flex; gap:16px; justify-content:center; flex-wrap:wrap; }

/* ---------- contact ---------- */
.contact-grid{
  display:grid; grid-template-columns:1.1fr .9fr; gap:0;
  border:1px solid var(--line); border-radius:2px; overflow:hidden;
}
.contact-info{ background:var(--charcoal-deep); color:var(--white); padding:56px; }
.contact-info h3{ color:var(--white); margin-bottom:18px; }
.contact-info p{ color:var(--muted-on-dark); margin-bottom:28px; }
.contact-detail{ display:flex; gap:16px; margin-bottom:22px; align-items:flex-start; }
.contact-detail svg{ width:20px; height:20px; fill:var(--orange); flex:none; margin-top:3px; }
.contact-detail strong{ display:block; font-size:.78rem; letter-spacing:.1em; text-transform:uppercase; color:var(--muted-on-dark); margin-bottom:4px; }
.contact-detail span, .contact-detail a{ font-size:1.02rem; font-weight:600; }
.social-row{ display:flex; gap:14px; margin-top:34px; }
.social-row a{
  width:40px; height:40px; border:1px solid rgba(255,255,255,.3); border-radius:50%;
  display:flex; align-items:center; justify-content:center; transition:border-color .2s ease, background .2s ease;
}
.social-row a:hover{ border-color:var(--orange); background:rgba(241,89,42,.12); }
.social-row svg{ width:16px; height:16px; fill:var(--white); }

.contact-map{ position:relative; min-height:360px; background:var(--line); }
.contact-map img{ width:100%; height:100%; object-fit:cover; position:absolute; inset:0; }
.contact-map .map-pin{
  position:absolute; left:50%; top:50%; transform:translate(-50%,-100%);
  display:flex; flex-direction:column; align-items:center; z-index:1;
}
.map-pin-dot{
  width:18px; height:18px; background:var(--orange); border-radius:50% 50% 50% 0;
  transform:rotate(-45deg); border:3px solid var(--white); box-shadow:0 4px 14px rgba(0,0,0,.3);
}

/* ===================== FOOTER ===================== */
footer{ background:var(--charcoal-deep); color:var(--muted-on-dark); padding:64px 0 28px; }
.footer-grid{
  display:grid; grid-template-columns:1.3fr 1fr 1fr; gap:48px; padding-bottom:48px; border-bottom:1px solid rgba(255,255,255,.12);
}
.footer-logo img{ height:34px; margin-bottom:18px; }
.footer-grid p{ color:var(--muted-on-dark); font-size:.94rem; max-width:320px; }
.footer-col h4{ color:var(--white); font-size:.82rem; letter-spacing:.1em; text-transform:uppercase; margin-bottom:18px; font-family:var(--body); }
.footer-col ul{ display:flex; flex-direction:column; gap:12px; }
.footer-col a{ font-size:.95rem; }
.footer-col a:hover{ color:var(--orange); }
.footer-bottom{
  display:flex; justify-content:space-between; align-items:center; flex-wrap:wrap; gap:12px;
  padding-top:24px; font-size:.84rem;
}
.footer-social{ display:flex; gap:12px; }
.footer-social a{
  width:34px; height:34px; border:1px solid rgba(255,255,255,.2); border-radius:50%;
  display:flex; align-items:center; justify-content:center;
}
.footer-social svg{ width:14px; height:14px; fill:var(--muted-on-dark); }
.footer-social a:hover svg{ fill:var(--orange); }

/* ===================== AGENT PROFILE PAGE ===================== */
.agent-hero{ padding:150px 0 0; background:var(--white); }
.agent-hero-grid{
  display:grid; grid-template-columns:.85fr 1.15fr; gap:72px; align-items:center; padding-bottom:88px;
}
.agent-portrait{ position:relative; }
.agent-portrait .photo-frame{
  aspect-ratio:4/5; border-radius:2px; overflow:hidden; background:var(--charcoal);
}
.agent-portrait .photo-frame img{ width:100%; height:100%; object-fit:cover; }
.agent-portrait .photo-frame.initials{
  display:flex; align-items:center; justify-content:center;
  background:linear-gradient(135deg, var(--charcoal) 0%, var(--charcoal-deep) 100%);
  font-family:var(--heading); font-weight:700; font-size:7rem; color:var(--white); position:relative;
}
.agent-portrait .accent-box{
  position:absolute; inset:20px -20px -20px 20px; border:2px solid var(--orange); z-index:-1;
}
.back-link{
  display:inline-flex; align-items:center; gap:8px; font-weight:700; font-size:.88rem;
  color:var(--muted); margin-bottom:28px;
}
.back-link:hover{ color:var(--orange); }
.agent-title-row{ color:var(--orange); font-weight:700; font-size:.84rem; letter-spacing:.12em; text-transform:uppercase; margin-bottom:14px; }
.agent-hero-copy h1{ font-size:clamp(2.4rem,4.4vw,3.6rem); margin-bottom:20px; }
.agent-hero-copy .lead{ font-size:1.14rem; color:var(--muted); max-width:520px; margin-bottom:34px; }
.agent-cta-row{ display:flex; gap:16px; flex-wrap:wrap; margin-bottom:40px; }
.agent-quick-contact{ display:flex; flex-direction:column; gap:14px; border-top:1px solid var(--line); padding-top:28px; max-width:420px; }
.agent-quick-contact div{ display:flex; gap:14px; align-items:flex-start; }
.agent-quick-contact svg{ width:18px; height:18px; fill:var(--orange); flex:none; margin-top:3px; }
.agent-quick-contact strong{ display:block; font-size:.74rem; letter-spacing:.1em; text-transform:uppercase; color:var(--muted); margin-bottom:2px; }
.agent-quick-contact a, .agent-quick-contact span{ font-weight:600; }

.reasons-row{ display:grid; grid-template-columns:repeat(3,1fr); gap:36px; }
.reason{ padding:32px 28px; background:var(--white); border:1px solid var(--line); border-radius:2px; }
.reason .num{ font-family:var(--heading); font-weight:700; color:var(--orange); font-size:1.1rem; margin-bottom:14px; display:block; }
.reason h4{ font-family:var(--heading); font-size:1.08rem; margin-bottom:10px; }
.reason p{ color:var(--muted); font-size:.95rem; }

/* ---------- reveal on scroll ---------- */
.rv{ opacity:0; transform:translateY(18px); transition:opacity .6s ease, transform .6s ease; }
.rv.in{ opacity:1; transform:translateY(0); }
.rv2{ transition-delay:.1s; }
.rv3{ transition-delay:.2s; }

/* ===================== RESPONSIVE ===================== */
@media (max-width:980px){
  .nav-links{ display:none; }
  .nav-toggle{ display:flex; }
  .nav-phone span.phone-text{ display:none; }
  .split{ grid-template-columns:1fr; gap:40px; }
  .split-media img{ height:380px; }
  .value-row{ grid-template-columns:1fr; gap:28px; }
  .card-grid{ grid-template-columns:1fr; }
  .agent-grid{ grid-template-columns:1fr; max-width:420px; margin:0 auto; }
  .contact-grid{ grid-template-columns:1fr; }
  .footer-grid{ grid-template-columns:1fr; gap:36px; }
  .agent-hero-grid{ grid-template-columns:1fr; gap:48px; padding-bottom:64px; }
  .agent-portrait .photo-frame{ max-width:360px; margin:0 auto; }
  .reasons-row{ grid-template-columns:1fr; }
  .agent-hero{ padding-top:120px; }
  .hero-content{ padding-top:70px; }
}
@media (max-width:560px){
  .wrap, .wrap-wide{ padding-left:22px; padding-right:22px; }
  .nav{ padding-left:22px; padding-right:22px; }
  .section{ padding:72px 0; }
  .hero{ min-height:76vh; }
  .hero-actions .btn, .cta-actions .btn{ width:100%; }
  .trust-strip ul{ justify-content:flex-start; flex-direction:column; gap:10px; }
  .contact-info{ padding:36px 26px; }
}