/* =============================================================
   SHANNON DiBIASI — REAL ESTATE
   Black & White Luxury · Poppins
   ============================================================= */

@import url('https://fonts.googleapis.com/css2?family=Poppins:ital,wght@0,100;0,200;0,300;0,400;0,500;0,600;0,700;0,800;0,900;1,300;1,400&display=swap');

/* ---------- Tokens ---------- */
:root{
  --ink:        #0b0b0b;   /* near-black */
  --ink-soft:   #1a1a1a;
  --white:      #ffffff;
  --paper:      #f7f6f4;   /* faintly warm off-white for section breaks */
  --grey-900:   #161616;
  --grey-700:   #3a3a3a;
  --grey-500:   #6b6b6b;
  --grey-400:   #9a9a9a;
  --grey-300:   #cfccc9;
  --grey-200:   #e6e4e1;
  --line:       #e2e0dd;

  --maxw: 1320px;
  --gutter: clamp(22px, 5vw, 80px);
  --ease: cubic-bezier(.22,.61,.36,1);

  --fs-eyebrow: .72rem;
}

/* ---------- Reset ---------- */
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{
  font-family:'Poppins',system-ui,sans-serif;
  font-weight:300;
  color:var(--ink);
  background:var(--white);
  line-height:1.7;
  letter-spacing:.01em;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
ul{list-style:none}

/* ---------- Type ---------- */
h1,h2,h3,h4{font-weight:300;line-height:1.08;letter-spacing:-.01em}
.display{
  font-size:clamp(2.6rem,7vw,6.2rem);
  font-weight:200;
  letter-spacing:-.02em;
  line-height:.98;
}
.h2{font-size:clamp(1.9rem,4vw,3.4rem);font-weight:200;letter-spacing:-.015em}
.h3{font-size:clamp(1.3rem,2vw,1.8rem);font-weight:300}
.eyebrow{
  font-size:var(--fs-eyebrow);
  font-weight:500;
  letter-spacing:.36em;
  text-transform:uppercase;
  color:var(--grey-500);
  display:inline-block;
}
.lede{font-size:clamp(1.05rem,1.5vw,1.3rem);font-weight:300;color:var(--grey-700);line-height:1.75}
.serif-accent{font-style:italic;font-weight:300}
p{font-weight:300;color:var(--grey-700)}
strong{font-weight:500;color:var(--ink)}

/* ---------- Layout helpers ---------- */
.wrap{max-width:var(--maxw);margin:0 auto;padding-inline:var(--gutter)}
.section{padding-block:clamp(70px,11vw,150px)}
.section--paper{background:var(--paper)}
.section--ink{background:var(--ink);color:var(--white)}
.section--ink p{color:var(--grey-300)}
.section--ink .eyebrow{color:var(--grey-400)}
.center{text-align:center}
.mt-1{margin-top:14px}.mt-2{margin-top:26px}.mt-3{margin-top:42px}.mt-4{margin-top:64px}

/* ---------- Buttons ---------- */
.btn{
  --pad:17px 40px;
  display:inline-flex;align-items:center;gap:.7em;
  padding:var(--pad);
  font-size:.74rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;
  border:1px solid var(--ink);
  background:var(--ink);color:var(--white);
  cursor:pointer;transition:.5s var(--ease);
  white-space:nowrap;
}
.btn:hover{background:transparent;color:var(--ink)}
.btn--ghost{background:transparent;color:var(--ink)}
.btn--ghost:hover{background:var(--ink);color:var(--white)}
.btn--light{border-color:var(--white);background:transparent;color:var(--white)}
.btn--light:hover{background:var(--white);color:var(--ink)}
.link-underline{
  font-size:.74rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;
  position:relative;padding-bottom:4px;
}
.link-underline::after{
  content:"";position:absolute;left:0;bottom:0;width:100%;height:1px;
  background:currentColor;transform:scaleX(1);transform-origin:left;transition:transform .5s var(--ease);
}
.link-underline:hover::after{transform:scaleX(0);transform-origin:right}

/* ---------- Header / Nav ---------- */
.nav{
  position:fixed;top:0;left:0;width:100%;z-index:1000;
  display:flex;align-items:center;justify-content:space-between;
  padding:22px var(--gutter);
  transition:background .5s var(--ease),padding .5s var(--ease),box-shadow .5s var(--ease);
}
.nav--scrolled{background:rgba(255,255,255,.92);backdrop-filter:blur(12px);padding-block:14px;box-shadow:0 1px 0 var(--line)}
.nav--dark:not(.nav--scrolled){color:var(--white)}
.nav--dark:not(.nav--scrolled) .brand-sub{color:rgba(255,255,255,.6)}
.brand{display:flex;flex-direction:column;line-height:1;gap:5px}
.brand-name{font-size:1.18rem;font-weight:500;letter-spacing:.34em;text-transform:uppercase;padding-left:.34em}
.brand-sub{font-size:.56rem;font-weight:400;letter-spacing:.42em;text-transform:uppercase;color:var(--grey-500);padding-left:.42em}
.nav-links{display:flex;align-items:center;gap:clamp(20px,2.6vw,42px)}
.nav-links a{font-size:.74rem;font-weight:400;letter-spacing:.18em;text-transform:uppercase;position:relative;padding-block:4px}
.nav-links a:not(.btn)::after{
  content:"";position:absolute;left:0;bottom:0;width:0;height:1px;background:currentColor;transition:width .45s var(--ease);
}
.nav-links a:not(.btn):hover::after,.nav-links a.active::after{width:100%}
.nav-links .btn{--pad:12px 26px;font-size:.66rem}
.nav-cta{margin-left:6px}

/* burger */
.burger{display:none;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer;padding:6px;z-index:1100}
.burger span{width:26px;height:1.5px;background:currentColor;transition:.4s var(--ease)}
.burger.open span:nth-child(1){transform:translateY(6.5px) rotate(45deg)}
.burger.open span:nth-child(2){opacity:0}
.burger.open span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}

/* ---------- Hero ---------- */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;color:var(--white);overflow:hidden}
.hero__bg{position:absolute;inset:0;z-index:-2}
.hero__bg img{width:100%;height:100%;object-fit:cover;object-position:center 22%}
.hero__bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.34) 0%,rgba(0,0,0,.05) 38%,rgba(0,0,0,.62) 100%)}
.hero__inner{width:100%;padding-bottom:clamp(50px,8vw,110px);padding-top:140px}
.hero .eyebrow{color:rgba(255,255,255,.82)}
.hero .display{color:#fff;max-width:16ch}
.hero__meta{display:flex;flex-wrap:wrap;gap:26px 46px;margin-top:38px;align-items:center}
.hero__meta .lede{color:rgba(255,255,255,.9);max-width:46ch;margin:0}

/* scroll cue */
.scroll-cue{position:absolute;right:var(--gutter);bottom:46px;display:flex;align-items:center;gap:14px;font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;color:rgba(255,255,255,.75);writing-mode:vertical-rl}
.scroll-cue .line{width:1px;height:54px;background:rgba(255,255,255,.5);position:relative;overflow:hidden}
.scroll-cue .line::after{content:"";position:absolute;top:-100%;left:0;width:100%;height:100%;background:#fff;animation:cue 2.4s var(--ease) infinite}
@keyframes cue{0%{top:-100%}60%,100%{top:100%}}

/* ---------- Split / feature blocks ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:clamp(36px,6vw,96px)}
.split--img-right{direction:ltr}
.split__media{position:relative}
.split__media img{width:100%;aspect-ratio:4/5;object-fit:cover}
.split__media--tall img{aspect-ratio:3/4}
.media-frame{position:relative}
.media-frame::before{content:"";position:absolute;inset:18px;border:1px solid rgba(255,255,255,.0);z-index:2;pointer-events:none}

/* stat row */
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.section--ink .stats{border-color:rgba(255,255,255,.16)}
.stat{padding:38px 14px;text-align:center;border-right:1px solid var(--line)}
.section--ink .stat{border-color:rgba(255,255,255,.16)}
.stat:last-child{border-right:0}
.stat__num{font-size:clamp(2.4rem,4vw,3.4rem);font-weight:200;letter-spacing:-.02em;line-height:1}
.stat__label{font-size:.66rem;font-weight:500;letter-spacing:.24em;text-transform:uppercase;color:var(--grey-500);margin-top:14px}
.section--ink .stat__label{color:var(--grey-400)}

/* ---------- Areas / list grid ---------- */
.area-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:1px;background:var(--line);border:1px solid var(--line)}
.area{background:var(--white);padding:40px 30px;transition:.5s var(--ease)}
.area:hover{background:var(--ink);color:var(--white)}
.area:hover p,.area:hover .area__idx{color:rgba(255,255,255,.6)}
.area__idx{font-size:.68rem;letter-spacing:.2em;color:var(--grey-400);font-weight:500}
.area h3{margin:18px 0 10px;font-weight:300;font-size:1.5rem}
.area p{font-size:.92rem}

/* ---------- Property cards ---------- */
.prop-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(330px,1fr));gap:clamp(26px,3vw,46px)}
.prop{display:block;cursor:pointer}
.prop__img{position:relative;overflow:hidden;aspect-ratio:4/3;background:var(--grey-200)}
.prop__img img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.prop:hover .prop__img img{transform:scale(1.06)}
.prop__tag{position:absolute;top:18px;left:18px;background:var(--white);color:var(--ink);font-size:.6rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;padding:8px 14px}
.prop__tag--ink{background:var(--ink);color:var(--white)}
.prop__body{padding:22px 2px}
.prop__price{font-size:1.5rem;font-weight:300;letter-spacing:-.01em}
.prop__addr{font-size:.95rem;color:var(--grey-700);margin-top:4px}
.prop__specs{display:flex;gap:20px;margin-top:16px;padding-top:16px;border-top:1px solid var(--line);font-size:.78rem;letter-spacing:.04em;color:var(--grey-500);text-transform:uppercase}
.prop__specs b{font-weight:500;color:var(--ink)}

/* placeholder (no-photo) property tile */
.prop__img--ph{display:flex;align-items:center;justify-content:center;background:repeating-linear-gradient(135deg,#f3f1ee,#f3f1ee 12px,#efeceA 12px,#efece9 24px)}
.prop__img--ph span{font-size:.66rem;letter-spacing:.28em;text-transform:uppercase;color:var(--grey-400)}

/* featured property banner */
.feature-prop{display:grid;grid-template-columns:1.25fr 1fr;min-height:560px}
.feature-prop__img img{width:100%;height:100%;object-fit:cover;min-height:560px}
.feature-prop__panel{background:var(--ink);color:var(--white);display:flex;flex-direction:column;justify-content:center;padding:clamp(40px,5vw,80px)}
.feature-prop__panel p{color:var(--grey-300)}
.feature-prop__specs{display:flex;gap:40px;margin:34px 0;flex-wrap:wrap}
.feature-prop__spec span{display:block}
.feature-prop__spec .n{font-size:2rem;font-weight:200}
.feature-prop__spec .l{font-size:.64rem;letter-spacing:.22em;text-transform:uppercase;color:var(--grey-400);margin-top:4px}

/* ---------- Quote ---------- */
.quote{max-width:44rem;margin-inline:auto;text-align:center}
.quote q{font-size:clamp(1.6rem,3.2vw,2.7rem);font-weight:200;font-style:italic;line-height:1.3;letter-spacing:-.01em;quotes:none}
.quote .by{margin-top:30px}

/* ---------- Contact ---------- */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,100px)}
.field{margin-bottom:26px}
.field label{display:block;font-size:.64rem;letter-spacing:.22em;text-transform:uppercase;color:var(--grey-500);font-weight:500;margin-bottom:10px}
.field input,.field textarea,.field select{
  width:100%;border:0;border-bottom:1px solid var(--grey-300);background:transparent;
  padding:12px 2px;font-family:inherit;font-size:1rem;font-weight:300;color:var(--ink);transition:border-color .4s var(--ease);
}
.field input:focus,.field textarea:focus,.field select:focus{outline:0;border-color:var(--ink)}
.field textarea{resize:vertical;min-height:120px}
.contact-detail{margin-bottom:34px}
.contact-detail .eyebrow{margin-bottom:8px}
.contact-detail a,.contact-detail p{font-size:1.18rem;font-weight:300;color:var(--ink)}
.contact-detail a:hover{color:var(--grey-500)}

/* ---------- Footer ---------- */
.footer{background:var(--ink);color:var(--white);padding-block:clamp(60px,8vw,110px) 40px}
.footer a{color:rgba(255,255,255,.7);transition:color .4s}
.footer a:hover{color:#fff}
.footer__top{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:50px;padding-bottom:60px;border-bottom:1px solid rgba(255,255,255,.14)}
.footer__brand .brand-name{color:#fff}
.footer__brand .brand-sub{color:rgba(255,255,255,.5)}
.footer__brand p{color:rgba(255,255,255,.6);margin-top:22px;max-width:34ch;font-size:.95rem}
.footer__col h4{font-size:.66rem;letter-spacing:.26em;text-transform:uppercase;color:rgba(255,255,255,.5);font-weight:500;margin-bottom:22px}
.footer__col li{margin-bottom:13px;font-size:.95rem}
.footer__retsy img{height:26px;width:auto;opacity:.9;margin-top:24px}
.footer__bottom{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:16px;padding-top:34px;font-size:.74rem;color:rgba(255,255,255,.45);letter-spacing:.04em}
.footer__bottom a{color:rgba(255,255,255,.45)}

/* ---------- Page hero (interior pages) ---------- */
.page-hero{padding-top:170px;padding-bottom:clamp(40px,6vw,80px)}
.page-hero .display{max-width:18ch}

/* ---------- Reveal animation ---------- */
.reveal{opacity:0;transform:translateY(26px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal[data-d="1"]{transition-delay:.12s}
.reveal[data-d="2"]{transition-delay:.24s}
.reveal[data-d="3"]{transition-delay:.36s}

/* ---------- Responsive ---------- */
img{max-width:100%}
.feature-prop__img img{max-width:none}

/* Tablet */
@media (max-width:1024px){
  .footer__top{grid-template-columns:1.3fr 1fr 1fr;gap:36px}
}

/* Mobile menu + stacking */
@media (max-width:900px){
  .nav{padding:16px var(--gutter)}
  .brand-name{font-size:1.02rem;letter-spacing:.26em}
  .brand-sub{font-size:.5rem;letter-spacing:.34em}
  .nav-links{
    position:fixed;inset:0;background:var(--ink);color:#fff;
    flex-direction:column;justify-content:center;gap:30px;
    transform:translateX(100%);transition:transform .55s var(--ease);
    padding:0 24px;
  }
  .nav-links.open{transform:none}
  .nav-links a{font-size:1.15rem;letter-spacing:.16em}
  .nav-links a:not(.btn)::after{display:none}
  .nav-links .btn{--pad:15px 34px;font-size:.74rem;margin-top:8px}
  .burger{display:flex}
  .nav--dark:not(.nav--scrolled) .burger{color:#fff}

  .split,.contact-grid,.feature-prop{grid-template-columns:1fr}
  .split{gap:40px}
  .split__media img,.split__media--tall img{aspect-ratio:4/5;max-height:70vh}
  .split__order-img{order:-1}
  .feature-prop{min-height:0}
  .feature-prop__img img,.feature-prop__img{min-height:340px;max-height:60vh}
  .footer__top{grid-template-columns:1fr;gap:36px}
  .scroll-cue{display:none}
  .hero__inner{padding-bottom:56px}
}

/* Phones */
@media (max-width:600px){
  :root{--gutter:20px}
  .section{padding-block:56px}
  .display{font-size:clamp(2.2rem,10vw,3.4rem)}
  .h2{font-size:clamp(1.7rem,6.5vw,2.4rem)}
  .page-hero{padding-top:130px}
  .hero__meta{gap:20px}
  .hero__meta .btn{width:100%;justify-content:center}
  .stats{grid-template-columns:1fr}
  .stat{border-right:0;border-bottom:1px solid var(--line);padding:28px 14px}
  .section--ink .stat{border-color:rgba(255,255,255,.16)}
  .stat:last-child{border-bottom:0}
  .area-grid{grid-template-columns:1fr 1fr}
  .prop-grid{grid-template-columns:1fr}
  .feature-prop__panel{padding:40px 26px}
  .footer__bottom{flex-direction:column;align-items:flex-start;gap:8px}
  .quote q{font-size:clamp(1.4rem,6vw,2rem)}
}

/* Small phones */
@media (max-width:380px){
  .area-grid{grid-template-columns:1fr}
  .brand-name{font-size:.92rem}
}