/* Laura Polly, REALTOR(R) - laurapolly.cloud
   Static brochure site. No forms, no trackers by default. */

:root{
  --paper:#FBF8F4;
  --paper-2:#F4EDE4;
  --sand:#EFE4D5;
  --ink:#16242B;
  --ink-soft:#33474F;
  --muted:#5E6E75;
  --line:#E2D9CD;
  --line-strong:#CDC0AF;
  --clay:#B24E28;
  --clay-dark:#8E3D1E;
  --gulf:#1E4E4B;
  --gulf-dark:#143734;
  --white:#fff;

  --serif:"Newsreader",Georgia,"Times New Roman",serif;
  --sans:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;

  --wrap:1140px;
  --gut:clamp(20px,5vw,40px);
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--paper);color:var(--ink);
  font-family:var(--sans);font-size:17px;line-height:1.65;
  -webkit-font-smoothing:antialiased;font-synthesis-weight:none;
}
img{max-width:100%;height:auto;display:block}
a{color:var(--gulf);text-underline-offset:3px;text-decoration-thickness:1px}
a:hover{color:var(--clay)}
h1,h2,h3,h4{font-family:var(--serif);font-weight:400;letter-spacing:-.01em;line-height:1.12;margin:0 0 .5em}
h1{font-size:clamp(2.5rem,6.2vw,4.15rem)}
h2{font-size:clamp(1.85rem,3.7vw,2.7rem)}
h3{font-size:clamp(1.25rem,2.1vw,1.5rem);line-height:1.25}
h4{font-size:1.06rem;font-family:var(--sans);font-weight:650;letter-spacing:.005em}
p{margin:0 0 1.15em}
p:last-child{margin-bottom:0}
ul,ol{margin:0 0 1.15em;padding-left:1.15em}
li{margin-bottom:.45em}
strong{font-weight:640}
hr{border:0;border-top:1px solid var(--line);margin:0}

.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gut)}
.wrap-narrow{max-width:760px;margin-inline:auto;padding-inline:var(--gut)}
.section{padding-block:clamp(56px,8vw,104px)}
.section-tight{padding-block:clamp(40px,5.5vw,68px)}
.rule{border-top:1px solid var(--line)}

/* ---------- eyebrow / small caps label ---------- */
.eyebrow{
  font-size:.72rem;font-weight:620;letter-spacing:.14em;text-transform:uppercase;
  color:var(--clay);margin:0 0 1.1rem;display:block;
}
.eyebrow-muted{color:var(--muted)}

.lede{font-size:clamp(1.1rem,1.7vw,1.32rem);line-height:1.55;color:var(--ink-soft)}

/* ---------- skip link ---------- */
.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:#fff;padding:12px 18px;z-index:200}
.skip:focus{left:0}

/* ---------- header ---------- */
.site-header{
  position:sticky;top:0;z-index:100;background:rgba(251,248,244,.94);
  backdrop-filter:saturate(150%) blur(8px);border-bottom:1px solid var(--line);
}
.header-inner{display:flex;align-items:center;justify-content:space-between;gap:24px;min-height:76px}
.brand{display:flex;flex-direction:column;text-decoration:none;color:var(--ink);line-height:1}
.brand:hover{color:var(--ink)}
.brand-name{font-family:var(--serif);font-size:1.42rem;letter-spacing:-.015em}
.brand-tag{font-size:.62rem;font-weight:620;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-top:5px}

.nav{display:flex;align-items:center;gap:26px}
.nav-list{display:flex;align-items:center;gap:22px;list-style:none;margin:0;padding:0}
.nav-list a{
  font-size:.875rem;font-weight:520;color:var(--ink-soft);text-decoration:none;
  padding-block:6px;border-bottom:1.5px solid transparent;
}
.nav-list a:hover{color:var(--clay);border-bottom-color:var(--clay)}
.nav-list a[aria-current="page"]{color:var(--ink);border-bottom-color:var(--ink)}
.nav-utility{
  display:flex;align-items:center;gap:14px;list-style:none;margin:0;padding:0 0 0 22px;
  border-left:1px solid var(--line);
}
.nav-utility a{font-size:.76rem;font-weight:500;color:var(--muted);text-decoration:none;padding-block:6px;border-bottom:1.5px solid transparent}
.nav-utility a:hover{color:var(--clay);border-bottom-color:var(--clay)}
.nav-utility a[aria-current="page"]{color:var(--ink);border-bottom-color:var(--ink)}

.nav-toggle{display:none;background:none;border:1px solid var(--line-strong);border-radius:2px;padding:9px 12px;cursor:pointer;color:var(--ink);font:inherit;font-size:.8rem;font-weight:600;letter-spacing:.06em;text-transform:uppercase}
.nav-toggle:hover{border-color:var(--ink)}

@media (max-width:1010px){
  .nav-toggle{display:block}
  .nav{
    position:fixed;inset:76px 0 auto 0;background:var(--paper);border-bottom:1px solid var(--line);
    flex-direction:column;align-items:stretch;gap:0;padding:8px var(--gut) 24px;
    max-height:calc(100dvh - 76px);overflow-y:auto;display:none;
  }
  .nav[data-open="true"]{display:flex}
  .nav-list,.nav-utility{flex-direction:column;align-items:stretch;gap:0;border:0;padding:0}
  .nav-list a,.nav-utility a{
    display:block;padding:14px 0;border-bottom:1px solid var(--line);font-size:1rem;
  }
  .nav-utility{margin-top:10px}
  .nav-utility a{font-size:.9rem;color:var(--muted)}
}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:9px;font:inherit;font-size:.92rem;font-weight:600;
  letter-spacing:.01em;padding:14px 24px;border-radius:2px;text-decoration:none;
  border:1.5px solid transparent;cursor:pointer;transition:background .15s,color .15s,border-color .15s;
}
.btn-primary{background:var(--clay);color:#fff;border-color:var(--clay)}
.btn-primary:hover{background:var(--clay-dark);border-color:var(--clay-dark);color:#fff}
.btn-outline{background:transparent;color:var(--ink);border-color:var(--line-strong)}
.btn-outline:hover{border-color:var(--ink);color:var(--ink);background:rgba(22,36,43,.04)}
.btn-invert{background:transparent;color:#fff;border-color:rgba(255,255,255,.42)}
.btn-invert:hover{background:#fff;color:var(--gulf-dark);border-color:#fff}
.btn-solid-light{background:#fff;color:var(--gulf-dark);border-color:#fff}
.btn-solid-light:hover{background:var(--sand);border-color:var(--sand);color:var(--gulf-dark)}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:1.9rem}
.btn svg{width:16px;height:16px;flex:none}

/* text link with arrow */
.tlink{
  display:inline-flex;align-items:center;gap:7px;font-size:.9rem;font-weight:600;
  text-decoration:none;color:var(--gulf);border-bottom:1.5px solid var(--line-strong);padding-bottom:3px;
}
.tlink:hover{color:var(--clay);border-bottom-color:var(--clay)}
.tlink svg{width:14px;height:14px}

/* ---------- hero ---------- */
.hero{padding-block:clamp(48px,7vw,88px) clamp(48px,7vw,84px);border-bottom:1px solid var(--line)}
.hero-grid{display:grid;grid-template-columns:1.35fr .85fr;gap:clamp(32px,5vw,68px);align-items:center}
.hero h1{margin-bottom:.34em}
.hero h1 em{font-style:italic;color:var(--clay)}
.hero-sub{font-size:clamp(1.08rem,1.6vw,1.28rem);line-height:1.55;color:var(--ink-soft);max-width:33em}
.hero-portrait{position:relative}
.hero-portrait img{width:100%;border-radius:2px;filter:saturate(1.02)}
.hero-portrait::after{
  content:"";position:absolute;inset:14px -14px -14px 14px;border:1px solid var(--line-strong);
  border-radius:2px;z-index:-1;
}
.portrait-caption{
  margin-top:16px;font-size:.78rem;color:var(--muted);letter-spacing:.04em;line-height:1.5;
}
@media (max-width:860px){
  .hero-grid{grid-template-columns:1fr;gap:36px}
  .hero-portrait{max-width:330px}
}

/* ---------- stat strip ---------- */
.stats{background:var(--gulf);color:#fff}
.stats a{color:#fff}
.stat-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(255,255,255,.16)}
.stat{background:var(--gulf);padding:clamp(26px,3.4vw,40px) clamp(18px,2.4vw,30px)}
.stat-num{font-family:var(--serif);font-size:clamp(2.1rem,4vw,2.9rem);line-height:1;display:block;margin-bottom:.32em}
.stat-label{font-size:.79rem;letter-spacing:.09em;text-transform:uppercase;color:rgba(255,255,255,.76);font-weight:520;line-height:1.45}
@media (max-width:760px){.stat-grid{grid-template-columns:repeat(2,1fr)}}

/* ---------- generic two-column ---------- */
.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(32px,5vw,72px);align-items:start}
.split-side{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:clamp(32px,5vw,64px);align-items:start}
@media (max-width:860px){.split,.split-side{grid-template-columns:1fr;gap:32px}}

/* ---------- cards / panels (bordered, not floaty) ---------- */
.panel-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(268px,1fr));gap:1px;background:var(--line);border:1px solid var(--line)}
.panel{background:var(--paper);padding:clamp(26px,3vw,36px)}
.panel h3{margin-bottom:.55em}
.panel p{color:var(--ink-soft);font-size:.97rem}
.panel-num{
  font-family:var(--serif);font-size:1.05rem;color:var(--clay);display:block;margin-bottom:1rem;
  padding-bottom:.7rem;border-bottom:1px solid var(--line);letter-spacing:.06em;
}

/* checklist */
.ticks{list-style:none;padding:0;margin:0}
.ticks li{position:relative;padding-left:30px;margin-bottom:.85em;color:var(--ink-soft)}
.ticks li::before{
  content:"";position:absolute;left:0;top:.52em;width:15px;height:8px;
  border-left:2px solid var(--clay);border-bottom:2px solid var(--clay);
  transform:rotate(-45deg);
}
.ticks strong{color:var(--ink)}

/* definition rows */
.deflist{border-top:1px solid var(--line);margin:2rem 0 0}
.defrow{display:grid;grid-template-columns:210px 1fr;gap:24px;padding:22px 0;border-bottom:1px solid var(--line)}
.defrow dt{font-weight:640;font-size:.92rem;letter-spacing:.01em}
.defrow dd{margin:0;color:var(--ink-soft);font-size:.97rem}
@media (max-width:640px){.defrow{grid-template-columns:1fr;gap:6px}}

/* ---------- sold / listing rows ---------- */
.sales{border-top:1px solid var(--line-strong);margin-top:2.2rem}
.sale{
  display:grid;grid-template-columns:1fr auto;gap:12px 28px;align-items:baseline;
  padding:22px 0;border-bottom:1px solid var(--line);
}
.sale-addr{font-family:var(--serif);font-size:1.2rem;line-height:1.3;margin:0 0 4px}
.sale-meta{font-size:.85rem;color:var(--muted);margin:0}
.sale-price{font-family:var(--serif);font-size:1.2rem;white-space:nowrap;color:var(--gulf)}
.sale-side{
  display:inline-block;font-size:.68rem;font-weight:640;letter-spacing:.11em;text-transform:uppercase;
  color:var(--clay);border:1px solid var(--line-strong);padding:2px 7px;border-radius:2px;margin-left:8px;
  vertical-align:middle;
}
@media (max-width:560px){.sale{grid-template-columns:1fr}.sale-price{text-align:left}}

/* ---------- areas ---------- */
.area-block{margin-bottom:2.6rem}
.area-block h3{font-family:var(--sans);font-size:.8rem;font-weight:640;letter-spacing:.13em;text-transform:uppercase;color:var(--clay);padding-bottom:.7rem;border-bottom:1px solid var(--line);margin-bottom:1.1rem}
.area-list{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(auto-fill,minmax(210px,1fr));gap:.5em 28px}
.area-list li{margin:0;color:var(--ink-soft);font-size:.97rem}

/* ---------- dark contact band ---------- */
.band{background:var(--gulf);color:#fff}
.band h2{color:#fff}
.band p{color:rgba(255,255,255,.82)}
.band .eyebrow{color:var(--sand)}
.band-clay{background:var(--ink)}

/* contact methods */
.contact-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(250px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);margin-top:2.4rem}
.contact-cell{background:var(--paper);padding:clamp(24px,2.8vw,32px)}
.contact-cell .eyebrow{margin-bottom:.75rem}
.contact-cell a{font-family:var(--serif);font-size:1.32rem;text-decoration:none;color:var(--ink);line-height:1.3;display:inline-block}
.contact-cell a:hover{color:var(--clay)}
.contact-cell p{font-size:.88rem;color:var(--muted);margin:.5rem 0 0}

/* ---------- legal pages ---------- */
.legal{max-width:800px}
.legal h2{font-size:clamp(1.35rem,2.2vw,1.7rem);margin-top:2.6rem}
.legal h3{font-size:1.1rem;font-family:var(--sans);font-weight:650;margin-top:1.9rem}
.legal p,.legal li{color:var(--ink-soft);font-size:1rem}
.legal .updated{font-size:.85rem;color:var(--muted);border-left:2px solid var(--clay);padding-left:14px;margin-bottom:2.4rem}

/* ---------- footer ---------- */
.site-footer{background:var(--ink);color:rgba(255,255,255,.72);font-size:.9rem;padding-block:clamp(48px,6vw,72px) 34px}
.site-footer a{color:rgba(255,255,255,.86);text-decoration:none}
.site-footer a:hover{color:#fff;text-decoration:underline}
.footer-top{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:clamp(28px,4vw,56px);padding-bottom:38px;border-bottom:1px solid rgba(255,255,255,.16)}
.footer-brand .brand-name{color:#fff;font-size:1.5rem;display:block;line-height:1.1}
.footer-brand .brand-tag{color:rgba(255,255,255,.55);display:block;margin-top:8px;font-size:.66rem;letter-spacing:.18em}
.footer-brand p{margin-top:1.1rem;max-width:34ch;line-height:1.6}
.footer-h{font-size:.72rem;font-weight:640;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.55);margin:0 0 1.1rem}
.footer-list{list-style:none;padding:0;margin:0}
.footer-list li{margin-bottom:.62em}
.footer-bottom{display:flex;flex-wrap:wrap;gap:16px 32px;justify-content:space-between;align-items:flex-start;padding-top:28px;font-size:.8rem;color:rgba(255,255,255,.55)}
.footer-legal-links{display:flex;flex-wrap:wrap;gap:10px 22px;list-style:none;padding:0;margin:0}
.footer-disclosure{max-width:62ch;line-height:1.6;margin-top:22px;font-size:.78rem;color:rgba(255,255,255,.5)}
.footer-marks{display:flex;align-items:center;gap:14px;margin-top:22px}
.footer-marks svg{width:26px;height:26px;flex:none;fill:rgba(255,255,255,.62)}
.footer-marks span{font-size:.72rem;letter-spacing:.06em;text-transform:uppercase;color:rgba(255,255,255,.5);line-height:1.4}
@media (max-width:800px){.footer-top{grid-template-columns:1fr;gap:32px}}

/* utility */
.mt0{margin-top:0}
.stack>*+*{margin-top:1.15em}
@media (prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important;scroll-behavior:auto!important}}