/* ===== Triad Premium Homes — quiet luxury ===== */
:root{
  --cream:#F6F1E7;
  --cream-2:#EFE7D6;
  --navy:#15233E;
  --navy-2:#1E3357;
  --blue:#2C4A7C;
  --brass:#B5945A;
  --brass-soft:#cdb083;
  --ink:#1B2333;
  --muted:#5d6678;
  --muted-light:#b8c0d2;
  --maxw:1180px;
  --ease:cubic-bezier(.22,.61,.36,1);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  background:var(--cream);
  color:var(--ink);
  font-family:'Inter',system-ui,sans-serif;
  font-size:17px;
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
}
img,svg{display:block;max-width:100%}
a{color:inherit;text-decoration:none}

.wrap{max-width:var(--maxw);margin:0 auto;padding:0 32px}
.wrap--narrow{max-width:760px}

/* ---- Type ---- */
h1,h2,h3{font-family:'Fraunces',Georgia,serif;font-weight:500;letter-spacing:-.01em;line-height:1.06}
.h2{font-size:clamp(2rem,4.4vw,3.1rem);color:var(--navy);margin-bottom:.4em}
.h2--light{color:var(--cream)}
.kicker{font-size:.74rem;letter-spacing:.28em;text-transform:uppercase;color:var(--brass);font-weight:600;margin-bottom:1.1rem}
.kicker--light{color:var(--brass-soft)}
.lead{font-size:1.18rem;color:var(--muted);max-width:60ch}
.lead--light{color:var(--muted-light)}
.eyebrow{font-size:.78rem;letter-spacing:.26em;text-transform:uppercase;color:var(--brass);font-weight:600;margin-bottom:1.6rem}

/* ---- Buttons ---- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;
  background:var(--navy);color:var(--cream);
  padding:.95rem 2rem;border:1px solid var(--navy);
  font-size:.82rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;
  border-radius:2px;cursor:pointer;transition:all .4s var(--ease);
}
.btn:hover{background:transparent;color:var(--navy)}
.btn--ghost{background:transparent;color:var(--navy);border-color:var(--brass)}
.btn--ghost:hover{background:var(--navy);color:var(--cream);border-color:var(--navy)}
.btn--sm{padding:.6rem 1.2rem;font-size:.72rem}
.btn--block{width:100%;margin-top:.5rem}

/* ---- Brand mark ---- */
.mark{color:var(--brass);display:inline-flex}
.mark--lg{color:var(--brass-soft)}

/* ===== NAV ===== */
.nav{
  position:sticky;top:0;z-index:50;
  display:flex;align-items:center;justify-content:space-between;
  padding:18px 32px;background:rgba(246,241,231,.82);
  backdrop-filter:blur(10px);border-bottom:1px solid rgba(181,148,90,.22);
}
.nav__brand{display:flex;align-items:center;gap:12px}
.nav__name{font-family:'Fraunces',serif;font-size:1.05rem;color:var(--navy);letter-spacing:.01em}
.nav__links{display:flex;align-items:center;gap:30px}
.nav__links a{font-size:.85rem;color:var(--ink);letter-spacing:.04em;transition:color .3s}
.nav__links a:not(.btn):hover{color:var(--brass)}
.nav__links a.btn{color:var(--cream)}
.nav__links a.btn:hover{color:var(--navy)}
.nav__toggle{display:none;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer;padding:6px}
.nav__toggle span{width:24px;height:1.5px;background:var(--navy);transition:.3s}

/* ===== HERO ===== */
.hero{
  max-width:var(--maxw);margin:0 auto;
  padding:clamp(60px,9vw,120px) 32px clamp(70px,10vw,130px);
  display:grid;grid-template-columns:1.15fr .85fr;gap:60px;align-items:center;
}
.hero__title{font-size:clamp(2.8rem,7vw,5.4rem);color:var(--navy);font-weight:400}
.hero__sub{font-size:1.3rem;color:var(--muted);margin:1.6rem 0 2.4rem;max-width:38ch;line-height:1.5}
.hero__cta{display:flex;gap:16px;flex-wrap:wrap}
.hero__tag{display:flex;align-items:center;gap:14px;margin-top:2.8rem;font-size:.9rem;color:var(--muted)}
.hairline{display:inline-block;width:46px;height:1px;background:var(--brass);flex:none}

.portrait-frame{position:relative;padding:14px}
.portrait-frame::before{content:"";position:absolute;inset:0;border:1px solid var(--brass);transform:translate(14px,14px);transition:.5s var(--ease)}
.portrait-frame:hover::before{transform:translate(8px,8px)}
.portrait-img{position:relative;width:100%;aspect-ratio:4/5;object-fit:cover;display:block}

/* ===== SECTIONS ===== */
.section{padding:clamp(70px,9vw,120px) 0}
.section--story{background:var(--cream)}
.prose p{margin-bottom:1.2rem;font-size:1.18rem;color:var(--ink);line-height:1.75}
.prose p:last-child{color:var(--brass);font-family:'Fraunces',serif;font-style:italic;font-size:1.3rem}

.pullquote{max-width:880px;margin:clamp(50px,7vw,90px) auto 0;text-align:center;padding:0 32px}
.pullquote p{font-family:'Fraunces',serif;font-size:clamp(1.6rem,3.5vw,2.5rem);font-style:italic;color:var(--navy);line-height:1.25;font-weight:400}
.pullquote cite{display:block;margin-top:1.6rem;font-style:normal;font-size:.82rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);font-weight:600}

/* pillars */
.section--work{background:var(--cream-2)}

/* spinning promise seal */
.seal-wrap{display:flex;justify-content:center;margin:clamp(46px,6vw,72px) 0}
.seal{position:relative;width:clamp(220px,30vw,288px);aspect-ratio:1}
.seal__ring{width:100%;height:100%;animation:sealspin 38s linear infinite;transform-origin:50% 50%}
.seal__text{fill:var(--brass);font-family:'Inter',sans-serif;font-size:13.5px;font-weight:600;letter-spacing:1.5px;text-transform:uppercase}
.seal__center{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:10px;color:var(--brass)}
.seal__center::before{content:"";position:absolute;width:62%;height:62%;border:1px solid rgba(181,148,90,.35);border-radius:50%}
.seal__label{font-size:.62rem;letter-spacing:.24em;text-transform:uppercase;color:var(--muted)}
@keyframes sealspin{to{transform:rotate(360deg)}}
@media (prefers-reduced-motion:reduce){.seal__ring{animation:none}}

.pillars{display:grid;grid-template-columns:repeat(5,1fr);gap:0;margin-top:20px}
.pillar{padding:0 26px;border-left:1px solid rgba(181,148,90,.32)}
.pillar:first-child{padding-left:0;border-left:0}
.pillar__num{font-family:'Fraunces',serif;font-size:.95rem;color:var(--brass);display:block;margin-bottom:1rem}
.pillar h3{font-size:1.32rem;color:var(--navy);margin-bottom:.5rem}
.pillar p{font-size:.96rem;color:var(--muted)}

/* serve (dark) */
.section--serve{background:var(--navy);color:var(--cream)}
.lanes{display:grid;grid-template-columns:repeat(3,1fr);gap:36px;margin-top:60px}
.lane{padding:36px;border:1px solid rgba(181,148,90,.3);transition:.45s var(--ease)}
.lane:hover{background:rgba(181,148,90,.07);transform:translateY(-4px)}
.lane__tag{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-soft);margin-bottom:1.4rem}
.lane h3{font-size:1.55rem;color:var(--cream);margin-bottom:1rem}
.lane p{color:var(--muted-light);font-size:1rem}

/* triad map */
.section--triad{background:var(--cream)}
.triad-map{position:relative;margin-top:64px;height:200px;color:var(--brass)}
.triad-lines{position:absolute;inset:0;width:100%;height:100%}
.triad-point{position:absolute;display:flex;flex-direction:column;align-items:center;gap:10px;font-size:.84rem;letter-spacing:.14em;text-transform:uppercase;color:var(--navy);font-weight:500}
.triad-point .dot{width:10px;height:10px;border-radius:50%;background:var(--brass);box-shadow:0 0 0 6px rgba(181,148,90,.16)}
.triad-point:nth-child(1){left:14%;top:18%}
.triad-point:nth-child(2){right:14%;top:18%}
.triad-point:nth-child(3){left:50%;transform:translateX(-50%);bottom:2%}

/* listings */
.section--listings{background:var(--cream-2);text-align:center}
.section--listings .lead{margin:0 auto 2rem}

/* words (dark) */
.section--words{background:var(--navy-2);color:var(--cream);text-align:center}
.section--words .lead{margin:0 auto}

/* faq */
.section--faq{background:var(--cream)}
.faq{margin-top:40px;border-top:1px solid rgba(181,148,90,.32)}
.faq details{border-bottom:1px solid rgba(181,148,90,.32)}
.faq summary{
  list-style:none;cursor:pointer;padding:1.4rem 0;font-family:'Fraunces',serif;
  font-size:1.2rem;color:var(--navy);display:flex;justify-content:space-between;align-items:center;gap:20px;
}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--brass);font-family:'Inter';font-size:1.5rem;transition:.3s;flex:none}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{padding:0 0 1.5rem;color:var(--muted);max-width:65ch}

/* contact (dark) */
.section--contact{background:var(--navy);color:var(--cream)}
.form{margin-top:40px}
.form__row{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.form label{display:block;margin-bottom:20px;font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass-soft)}
.form input,.form select,.form textarea{
  width:100%;margin-top:.5rem;background:transparent;border:0;border-bottom:1px solid rgba(181,148,90,.4);
  padding:.7rem 0;color:var(--cream);font-family:'Inter';font-size:1rem;letter-spacing:0;text-transform:none;
}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--brass)}
.form select option{color:var(--ink)}
.form__note{margin-top:1.6rem;font-size:.9rem;color:var(--muted-light);letter-spacing:0;text-transform:none}
.form__note a{color:var(--brass-soft);border-bottom:1px solid rgba(181,148,90,.4)}

/* footer */
.footer{background:var(--cream-2);padding:70px 0 36px;border-top:1px solid rgba(181,148,90,.3)}
.footer__grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px}
.footer__name{font-family:'Fraunces',serif;font-size:1.3rem;color:var(--navy);margin:14px 0 6px}
.footer__tagline{font-size:.92rem;color:var(--muted)}
.footer__nav{display:flex;flex-direction:column;gap:12px;font-size:.92rem}
.footer__nav a:hover{color:var(--brass)}
.footer__contact{display:flex;flex-direction:column;gap:8px;font-size:.92rem}
.footer__contact a:hover{color:var(--brass)}
.footer__legal{font-size:.78rem;color:var(--muted);margin-top:10px;font-style:italic}
.footer__base{display:flex;justify-content:space-between;margin-top:50px;padding-top:24px;border-top:1px solid rgba(181,148,90,.25);font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}

/* ===== reveal animation ===== */
.reveal{opacity:0;transform:translateY(24px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}}

/* ===== responsive ===== */
@media(max-width:880px){
  .nav__links{
    position:fixed;inset:64px 0 auto 0;background:var(--cream);flex-direction:column;
    gap:0;padding:10px 0;border-bottom:1px solid rgba(181,148,90,.3);
    transform:translateY(-130%);transition:transform .4s var(--ease);
  }
  .nav__links.open{transform:none}
  .nav__links a{padding:14px 32px;width:100%}
  .nav__links .btn{margin:10px 32px;width:calc(100% - 64px)}
  .nav__toggle{display:flex}
  .hero{grid-template-columns:1fr;gap:48px}
  .hero__portrait{max-width:360px}
  .pillars{grid-template-columns:1fr 1fr;gap:36px 0}
  .pillar{border-left:0;padding:0 0 0 26px;border-left:1px solid rgba(181,148,90,.32)}
  .lanes{grid-template-columns:1fr}
  .footer__grid{grid-template-columns:1fr;gap:32px}
}
@media(max-width:520px){
  .form__row{grid-template-columns:1fr}
  .pillars{grid-template-columns:1fr}
  .footer__base{flex-direction:column;gap:10px}
  .triad-point{font-size:.72rem}
}

/* ===== sub-page header band ===== */
.page-hero{background:var(--navy);color:var(--cream);padding:clamp(64px,8vw,108px) 0 clamp(46px,6vw,72px)}
.page-hero .kicker{color:var(--brass-soft)}
.page-hero h1{font-family:'Fraunces',serif;font-weight:400;font-size:clamp(2.3rem,5vw,3.7rem);color:var(--cream);line-height:1.06;margin-bottom:.45em}
.page-hero .lead{color:var(--muted-light);max-width:60ch}
.breadcrumb{font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted-light);margin-bottom:16px}
.breadcrumb a{color:var(--brass-soft)}
.breadcrumb a:hover{color:var(--brass)}

/* ===== articles: home featured block + library grid ===== */
.section--library{background:var(--cream)}
.articles-head{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;flex-wrap:wrap;margin-bottom:8px}
.articles-head .view-all{font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass);font-weight:600;white-space:nowrap}
.articles-head .view-all:hover{color:var(--navy)}
.articles-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin-top:42px}
.acard{display:flex;flex-direction:column;background:var(--cream-2);border:1px solid rgba(181,148,90,.26);padding:30px;transition:.4s var(--ease)}
.acard:hover{transform:translateY(-4px);border-color:var(--brass)}
.acard__tag{font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);margin-bottom:14px}
.acard h3{font-size:1.28rem;color:var(--navy);line-height:1.22;margin-bottom:12px}
.acard p{font-size:.95rem;color:var(--muted);flex:1}
.acard__more{margin-top:18px;font-size:.76rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass);font-weight:600}

/* ===== article body ===== */
.article{background:var(--cream);padding:clamp(46px,6vw,82px) 0}
.article__body{max-width:720px;margin:0 auto;padding:0 32px}
.article__meta{font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;color:var(--brass);margin-bottom:10px}
.article__body p{font-size:1.12rem;line-height:1.8;color:var(--ink);margin-bottom:1.3rem}
.article__body h2{font-family:'Fraunces',serif;font-weight:500;font-size:1.7rem;color:var(--navy);margin:2.3rem 0 .9rem;line-height:1.15}
.article__body h3{font-family:'Fraunces',serif;font-size:1.25rem;color:var(--navy);margin:1.7rem 0 .7rem}
.article__body ul{margin:0 0 1.4rem 1.1rem}
.article__body li{margin-bottom:.55rem;color:var(--ink);line-height:1.7}
.article__body a{color:var(--blue);border-bottom:1px solid rgba(44,74,124,.4)}
.article__cta{margin:46px auto 0;max-width:720px;padding:36px;background:var(--navy);color:var(--cream);text-align:center}
.article__cta h3{font-family:'Fraunces',serif;color:var(--cream);font-size:1.55rem;margin-bottom:12px}
.article__cta p{color:var(--muted-light);margin-bottom:22px}

/* ===== generic content + city cards ===== */
.content{max-width:760px;margin:0 auto;padding:clamp(46px,6vw,82px) 32px}
.content .prose p{margin-bottom:1.25rem}
.cities{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;max-width:var(--maxw);margin:0 auto;padding:0 32px clamp(46px,6vw,82px)}
.city{padding:30px;border:1px solid rgba(181,148,90,.28);background:var(--cream-2)}
.city h3{font-family:'Fraunces',serif;font-size:1.4rem;color:var(--navy);margin-bottom:.6rem}
.city p{font-size:.96rem;color:var(--muted)}

@media(max-width:880px){
  .articles-grid{grid-template-columns:1fr}
  .cities{grid-template-columns:1fr}
}