/* Joe Prather Realtor: new build, concept 18 (white, slate teal, Playfair Display + Jost) */
:root {
  --ink: #14181C; --text: #2C343A; --muted: #59626A; --line: #E3E0DA; --soft: #F6F4EF;
  --accent: #2D5A5E; --accent-ink: #FFFFFF; --white: #FFFFFF;
  --serif: 'Playfair Display', Georgia, serif; --sans: 'Jost', system-ui, -apple-system, 'Segoe UI', sans-serif;
  --wrap: 1240px; --gutter: 40px;
}
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body { margin: 0; font-family: var(--sans); font-weight: 300; font-size: 17px; line-height: 1.75; color: var(--text); background: var(--white); }
img { max-width: 100%; display: block; }
a { color: var(--accent); }
a:hover { color: var(--ink); }
:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }
h1, h2, h3 { font-family: var(--serif); font-weight: 400; color: var(--ink); margin: 0; text-wrap: balance; }
h1 { font-size: clamp(44px, 6.8vw, 104px); line-height: 0.98; letter-spacing: -0.01em; }
h2 { font-size: clamp(34px, 4.6vw, 64px); line-height: 1.06; }
h3 { font-size: 34px; line-height: 1.12; }
em { color: var(--accent); }
p { margin: 0; }
.skip { position: absolute; left: -9999px; top: 0; background: var(--ink); color: #fff; padding: 12px 18px; z-index: 100; }
.skip:focus { left: 12px; top: 12px; }
.wrap { max-width: var(--wrap); margin: 0 auto; padding-left: var(--gutter); padding-right: var(--gutter); }
.label { font-size: 11px; letter-spacing: 0.42em; text-transform: uppercase; color: var(--accent); font-weight: 500; margin: 0 0 14px; }
.lede { font-size: 19px; color: var(--text); }
.btn { display: inline-block; background: var(--ink); color: #fff; font-size: 12px; letter-spacing: 0.28em; text-transform: uppercase; font-weight: 500; padding: 18px 34px; text-decoration: none; border: 1px solid var(--ink); cursor: pointer; font-family: inherit; }
.btn:hover { background: var(--accent); border-color: var(--accent); color: #fff; }
.btn--light { background: #fff; color: var(--ink); border-color: #fff; }
.btn--ghost { background: transparent; color: #fff; border-color: #fff; }
.btn--ghost:hover { background: #fff; color: var(--ink); border-color: #fff; }
.more { font-size: 11px; letter-spacing: 0.3em; text-transform: uppercase; color: var(--accent); font-weight: 500; text-decoration: none; }

/* header: logo left, main links centered, menu button right */
.site-head { display: grid; grid-template-columns: 1fr auto 1fr; align-items: center; gap: 12px 32px; padding: 20px var(--gutter); }
.site-head .logo { justify-self: start; }
.site-head .logo img { height: 60px; width: auto; }
.site-nav { display: flex; flex-wrap: wrap; justify-content: center; gap: 4px 30px; }
.site-nav a { color: var(--ink); text-decoration: none; font-size: 12px; letter-spacing: 0.26em; text-transform: uppercase; font-weight: 400; padding: 10px 0; }
.site-nav a:hover, .site-nav a[aria-current] { color: var(--accent); }
.menu-btn { justify-self: end; display: inline-flex; align-items: center; gap: 14px; background: none; border: 0; padding: 12px 0; font: inherit; font-size: 12px; letter-spacing: 0.3em; font-weight: 400; color: var(--ink); cursor: pointer; }
.menu-btn .bars { display: block; width: 30px; height: 12px; border-top: 1px solid var(--ink); border-bottom: 1px solid var(--ink); }
.menu-btn:hover { color: var(--accent); }
.menu-btn:hover .bars { border-color: var(--accent); }

/* slide-out menu */
.menu-overlay { position: fixed; inset: 0; background: rgba(20,24,28,0.5); z-index: 40; }
.menu-panel { position: fixed; top: 0; right: 0; bottom: 0; width: min(440px, 100%); background: #fff; z-index: 50; padding: 28px 44px 44px; overflow-y: auto; box-shadow: -20px 0 60px rgba(20,24,28,0.18); display: flex; flex-direction: column; }
.menu-panel[hidden], .menu-overlay[hidden] { display: none; }
.menu-close { align-self: flex-end; background: none; border: 0; font: inherit; font-size: 12px; letter-spacing: 0.3em; color: var(--ink); cursor: pointer; padding: 12px 0; margin-bottom: 18px; }
.menu-close span { font-size: 20px; letter-spacing: 0; vertical-align: -2px; margin-left: 6px; }
.menu-panel nav { display: flex; flex-direction: column; border-top: 1px solid var(--ink); }
.menu-panel nav a { font-family: var(--serif); font-size: 28px; line-height: 1.2; color: var(--ink); text-decoration: none; padding: 13px 0; border-bottom: 1px solid var(--line); }
.menu-panel nav a:hover, .menu-panel nav a[aria-current] { color: var(--accent); font-style: italic; }
.menu-contact { margin-top: 34px; display: flex; flex-direction: column; gap: 6px; }
.menu-contact a { color: var(--ink); text-decoration: none; font-size: 17px; }
.menu-contact a:hover { color: var(--accent); }
body.menu-open { overflow: hidden; }

/* hero */
.hero { display: flex; flex-wrap: wrap; align-items: stretch; border-top: 1px solid var(--line); }
.hero-photo { position: relative; flex: 1 1 460px; min-width: 0; min-height: 740px; margin: 0; }
.hero-photo img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hero-photo figcaption { position: absolute; left: 24px; bottom: 20px; font-size: 11px; letter-spacing: 0.3em; color: #fff; text-shadow: 0 1px 6px rgba(0,0,0,0.7); }
.hero-text { flex: 1 1 520px; min-width: 0; padding: 80px 56px; display: flex; flex-direction: column; justify-content: center; }
.hero-text h1 { margin-bottom: 26px; }
.hero-text .lede { max-width: 520px; margin-bottom: 32px; }
.search { display: flex; flex-wrap: wrap; gap: 10px; max-width: 560px; border: 1px solid var(--ink); padding: 10px; background: #fff; }
.search label { flex: 1 1 220px; min-width: 0; display: flex; }
.search input { flex: 1; min-width: 0; border: 0; background: transparent; color: var(--ink); font: inherit; font-size: 16px; padding: 12px 14px; }
.search .btn { padding: 14px 26px; }
.sr { position: absolute; left: -9999px; }

/* stats */
.stats { display: flex; flex-wrap: wrap; gap: 30px 0; padding-top: 70px; }
.stats div { flex: 1 1 200px; padding: 0 20px; border-left: 1px solid var(--line); }
.stats dt { font-family: var(--serif); font-size: 50px; line-height: 1.1; color: var(--ink); }
.stats dd { margin: 0; font-size: 11px; letter-spacing: 0.3em; text-transform: uppercase; color: var(--muted); }
dl { margin: 0; }

/* sections */
.section { padding-top: 110px; padding-bottom: 110px; }
.intro { max-width: 760px; margin-bottom: 52px; }
.intro h2 { margin-bottom: 14px; }
.features { display: grid; grid-template-columns: repeat(auto-fit, minmax(280px, 1fr)); gap: 44px 36px; }
.feature { display: block; text-decoration: none; color: var(--ink); }
.feature img { width: 100%; aspect-ratio: 3 / 4; object-fit: cover; }
.feature h3 { margin: 18px 0 8px; }
.feature p { font-size: 15px; color: var(--muted); margin-bottom: 12px; }
.rule { border-top: 1px solid var(--ink); padding-top: 44px; }
.cols { display: flex; flex-wrap: wrap; gap: 50px 40px; margin-top: 24px; }
.cols > div { flex: 1 1 280px; min-width: 0; }
.cols h3 { font-style: italic; margin-bottom: 6px; }
.cols ul, .places ul { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--ink); }
.cols li { border-bottom: 1px solid var(--line); }
.cols li a { display: block; padding: 14px 0; text-decoration: none; color: var(--ink); }
.cols li strong { display: block; font-family: var(--serif); font-weight: 400; font-size: 22px; }
.cols li span { font-size: 14px; color: var(--muted); }
.cols li a:hover strong { color: var(--accent); }

.band { background: var(--soft); }
.places { display: flex; flex-wrap: wrap; gap: 50px 70px; align-items: stretch; }
.places > div:first-child { flex: 1.4 1 480px; min-width: 0; }
.places ul { margin-top: 16px; }
.places li a { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: baseline; gap: 4px 30px; padding: 20px 0; border-bottom: 1px solid var(--line); text-decoration: none; color: var(--ink); }
.places li strong { font-family: var(--serif); font-weight: 400; font-size: clamp(26px, 3.2vw, 44px); line-height: 1.1; }
.places li span { font-size: 14px; color: var(--muted); }
.places li a:hover strong { color: var(--accent); }
.places-photo { position: relative; flex: 1 1 320px; min-width: 0; min-height: 560px; margin: 0; }
.places-photo img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }

.counties { display: grid; grid-template-columns: repeat(auto-fit, minmax(320px, 1fr)); gap: 36px; }
.county { text-decoration: none; color: var(--ink); display: block; }
.county img { width: 100%; height: 420px; object-fit: cover; }
.county .label { margin: 20px 0 4px; }
.county h3 { font-size: 44px; }
.county p { color: var(--muted); margin-top: 6px; }

.split { display: flex; flex-wrap: wrap; align-items: stretch; }
.split figure { position: relative; flex: 1 1 480px; min-height: 520px; margin: 0; }
.split figure img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.split > div { flex: 1 1 420px; min-width: 0; padding: 80px 60px; background: var(--accent); color: #E6EEEE; display: flex; flex-direction: column; justify-content: center; align-items: flex-start; }
.split .label { color: #DCE8E8; }
.split h2 { color: #fff; font-size: clamp(32px, 4vw, 54px); margin-bottom: 16px; }
.split p { margin-bottom: 26px; }

.about { display: flex; flex-wrap: wrap-reverse; gap: 50px 80px; align-items: center; max-width: 1240px; margin: 0 auto; }
.about > div { flex: 1 1 440px; min-width: 0; }
.about img { flex: 1 1 380px; min-width: 0; width: 100%; height: auto; max-width: 520px; aspect-ratio: 4 / 5; object-fit: cover; }
.about blockquote { margin: 0 0 22px; font-family: var(--serif); font-style: italic; font-size: clamp(26px, 3.2vw, 42px); line-height: 1.25; color: var(--ink); }
.about .by { margin-bottom: 28px; }

.services { display: grid; grid-template-columns: repeat(auto-fit, minmax(260px, 1fr)); gap: 30px 0; }
.services > div { padding: 10px 40px; border-left: 1px solid #D5D1C8; }
.services h3 { font-size: 36px; margin-bottom: 10px; }
.services p { margin-bottom: 16px; }

.faq { max-width: 900px; margin: 0 auto; }
.faq h2 { margin-bottom: 30px; }
.faq details { border-top: 1px solid var(--line); padding: 22px 0; }
.faq details:last-child { border-bottom: 1px solid var(--line); }
.faq summary { font-family: var(--serif); font-size: 24px; color: var(--ink); cursor: pointer; list-style: none; display: flex; justify-content: space-between; gap: 20px; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: '+'; color: var(--accent); font-family: var(--sans); }
.faq details[open] summary::after { content: '\2212'; }
.faq details p { margin-top: 10px; }

.cta { position: relative; padding: 140px var(--gutter); text-align: center; overflow: hidden; }
.cta > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.cta::before { content: ''; position: absolute; inset: 0; background: rgba(20,24,28,0.7); z-index: 1; }
.cta > div { position: relative; z-index: 2; }
.cta h2 { color: #fff; font-size: clamp(40px, 5.2vw, 76px); margin-bottom: 24px; }
.cta h2 em { color: #fff; }
.cta .row { display: flex; flex-wrap: wrap; gap: 12px; justify-content: center; }

.site-foot { padding: 44px var(--gutter); font-size: 13px; color: var(--muted); border-top: 1px solid var(--line); }
.site-foot .wrap { padding: 0; display: flex; flex-wrap: wrap; gap: 18px 40px; justify-content: space-between; align-items: center; }
.site-foot img { height: 50px; width: auto; }
.site-foot nav { display: flex; flex-wrap: wrap; gap: 6px 22px; }
.site-foot a { color: var(--muted); }
.legal { max-width: var(--wrap); margin: 22px auto 0; font-size: 12px; line-height: 1.6; }

.simple { max-width: 760px; margin: 0 auto; padding: 120px var(--gutter); text-align: center; }
.simple h1 { font-size: clamp(40px, 5vw, 70px); margin-bottom: 18px; }
.simple p { margin-bottom: 28px; }

@media (max-width: 860px) {
  :root { --gutter: 22px; }
  body { font-size: 16px; }
  .site-head { grid-template-columns: 1fr auto; }
  .site-nav { display: none; }
  .menu-panel { padding: 22px 26px 36px; }
  .hero-photo { min-height: 380px; flex-basis: 100%; }
  .hero-text { padding: 48px var(--gutter) 56px; }
  .section { padding-top: 72px; padding-bottom: 72px; }
  .stats { padding-top: 48px; }
  .stats div { flex-basis: 100%; border-left: 0; border-top: 1px solid var(--line); padding: 18px 0 0; }
  .split > div { padding: 56px var(--gutter); }
  .split figure { min-height: 300px; }
  .places-photo { min-height: 320px; }
  .county img { height: 280px; }
  .services > div { padding: 10px 0 10px 22px; }
  .cta { padding: 90px var(--gutter); }
}
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }