/* Three Roots Property Management — site.css
   Palette from the logo: forest #293023, olive #4B4835, sage #65624C,
   taupe #827059, soft taupe #8F8771, warm white #FAF9F7 */
:root{
  --forest:#293023; --olive:#4B4835; --sage:#65624C; --taupe:#827059; --taupe-soft:#8F8771;
  --paper:#FAF9F7; --paper-2:#F1EFE9; --line:#DDD8CE;
  --serif:"Cormorant Garamond","Cormorant",Georgia,"Times New Roman",serif;
  --sans:"Jost","Avenir Next","Segoe UI",system-ui,sans-serif;
  --max:1120px; --gutter:clamp(20px,5vw,48px);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;background:var(--paper);color:var(--forest);font-family:var(--sans);font-size:17px;line-height:1.6;font-weight:400}
img{max-width:100%;height:auto;display:block}
a{color:var(--forest);text-decoration-thickness:1px;text-underline-offset:3px}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--taupe);outline-offset:3px}
h1,h2,h3,.serif{font-family:var(--serif);font-weight:500;line-height:1.12;margin:0 0 .4em;letter-spacing:-.005em}
h1{font-size:clamp(2.5rem,6.5vw,4.4rem)}
h2{font-size:clamp(2rem,4.2vw,2.9rem)}
h3{font-size:1.45rem}
p{margin:0 0 1em;max-width:62ch}
.lede{font-size:1.2rem;color:var(--olive);max-width:56ch}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
.section{padding:clamp(56px,9vw,112px) 0}
.section.tint{background:var(--paper-2)}
.skip{position:absolute;left:-999px;top:8px;background:var(--forest);color:#fff;padding:8px 12px;z-index:100}
.skip:focus{left:8px}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(250,249,247,.94);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:80px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.brand img{height:56px;width:auto}
.brand b{display:none;font-family:var(--serif);font-weight:600;font-size:1.3rem;letter-spacing:.02em;line-height:1}
.brand small{display:block;font-family:var(--sans);font-size:.62rem;letter-spacing:.22em;color:var(--taupe);font-weight:500;margin-top:3px}
.nav{display:flex;align-items:center;gap:26px}
.nav a{text-decoration:none;font-weight:500;font-size:.98rem;color:var(--olive)}
.nav a[aria-current=page]{color:var(--forest);border-bottom:2px solid var(--taupe)}
.nav-toggle{display:none;background:none;border:1px solid var(--line);border-radius:4px;padding:8px 10px;font:inherit;color:var(--forest)}
.btn{display:inline-block;background:var(--forest);color:#fff;text-decoration:none;font-weight:500;padding:13px 22px;border-radius:3px;border:1px solid var(--forest);font-size:1rem;cursor:pointer;font-family:var(--sans);line-height:1.2}
.btn:hover{background:var(--olive);border-color:var(--olive)}
.btn.ghost{background:transparent;color:var(--forest)}
.btn.ghost:hover{background:var(--paper-2)}
.btn.taupe{background:var(--taupe);border-color:var(--taupe)}
.btn.taupe:hover{background:#6f5f4b;border-color:#6f5f4b}
@media (max-width:820px){
  .nav-toggle{display:inline-block}
  .nav{display:none;position:absolute;left:0;right:0;top:100%;background:var(--paper);border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;gap:0;padding:8px var(--gutter) 16px}
  .nav.open{display:flex}
  .nav a{padding:12px 0;border-bottom:1px solid var(--line)!important}
  .nav .btn{margin-top:12px;text-align:center;border:1px solid var(--forest)!important;color:#fff}
}

/* the one motif: a rule that divides into three root strands */
.roots{display:block;width:100%;max-width:520px;height:auto;margin:22px 0 28px;color:var(--taupe)}
.roots.center{margin-left:auto;margin-right:auto}

/* hero */
.hero{padding:clamp(48px,8vw,104px) 0 clamp(40px,6vw,72px)}
.hero .wrap{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(32px,6vw,80px);align-items:center}
.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:8px}
.hero-logo{background:#fff;border:1px solid var(--line);padding:clamp(16px,3vw,36px)}
@media (max-width:820px){.hero .wrap{grid-template-columns:1fr}.hero-logo{max-width:420px;order:-1}}

/* three strands */
.strands{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.strand{padding:36px 28px 36px 0;border-right:1px solid var(--line)}
.strand:last-child{border-right:0}
.strand+.strand{padding-left:28px}
.strand h3{margin-bottom:.5em}
.strand p{color:var(--sage);max-width:34ch}
.strand a{font-weight:500}
@media (max-width:820px){.strands{grid-template-columns:1fr}.strand{border-right:0;border-bottom:1px solid var(--line);padding:28px 0}.strand:last-child{border-bottom:0}.strand+.strand{padding-left:0}}

/* generic two-column */
.cols{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,64px);align-items:start}
@media (max-width:820px){.cols{grid-template-columns:1fr}}
.list{list-style:none;padding:0;margin:0 0 1.2em}
.list li{padding:12px 0;border-bottom:1px solid var(--line);color:var(--olive)}
.list li b{color:var(--forest);font-weight:500}
.check li{padding-left:26px;position:relative}
.check li::before{content:"";position:absolute;left:0;top:19px;width:14px;height:8px;border-left:2px solid var(--taupe);border-bottom:2px solid var(--taupe);transform:rotate(-45deg)}

/* listings */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:28px}
.card{background:#fff;border:1px solid var(--line);display:flex;flex-direction:column;text-decoration:none;color:inherit}
.card:hover{border-color:var(--taupe)}
.card .ph{aspect-ratio:4/3;background:var(--paper-2);overflow:hidden;display:grid;place-items:center;color:var(--taupe-soft);font-size:.95rem}
.card .ph img{width:100%;height:100%;object-fit:cover}
.card .body{padding:18px 20px 20px}
.card .rent{font-family:var(--serif);font-size:1.7rem;font-weight:600;line-height:1}
.card .rent small{font-family:var(--sans);font-size:.85rem;font-weight:400;color:var(--sage)}
.card h3{font-size:1.15rem;font-family:var(--sans);font-weight:500;margin:8px 0 2px}
.card .addr{color:var(--sage);font-size:.95rem;margin:0 0 10px}
.specs{display:flex;flex-wrap:wrap;gap:6px 16px;font-size:.92rem;color:var(--olive);margin:0;padding:0;list-style:none}
.notice{border:1px solid var(--line);background:#fff;padding:18px 20px;color:var(--olive)}
.notice.demo{border-color:var(--taupe);border-left:4px solid var(--taupe)}
.empty{padding:48px 24px;text-align:center;border:1px dashed var(--line);color:var(--sage)}
.skeleton .ph{background:linear-gradient(90deg,var(--paper-2),#fff,var(--paper-2));background-size:200% 100%;animation:sh 1.2s infinite}
@keyframes sh{to{background-position:-200% 0}}

/* listing detail */
.gallery{display:grid;grid-template-columns:2fr 1fr;grid-auto-rows:220px;gap:8px;margin-bottom:28px}
.gallery img{width:100%;height:100%;object-fit:cover;border:1px solid var(--line)}
.gallery img:first-child{grid-row:span 2}
@media (max-width:640px){.gallery{grid-template-columns:1fr;grid-auto-rows:240px}.gallery img:first-child{grid-row:auto}}
.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(130px,1fr));gap:0;border:1px solid var(--line);background:#fff;margin:0 0 24px}
.facts div{padding:14px 16px;border-right:1px solid var(--line)}
.facts div:last-child{border-right:0}
.facts small{display:block;color:var(--sage);font-size:.8rem}
.facts b{font-family:var(--serif);font-size:1.35rem;font-weight:600}
.tags{display:flex;flex-wrap:wrap;gap:8px;list-style:none;padding:0;margin:0 0 24px}
.tags li{border:1px solid var(--line);background:#fff;padding:5px 11px;font-size:.88rem;color:var(--olive);border-radius:2px}
.sticky-side{position:sticky;top:96px;background:#fff;border:1px solid var(--line);padding:24px}

/* forms */
form.form{display:grid;gap:16px;max-width:640px}
.f2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:560px){.f2{grid-template-columns:1fr}}
label{display:block;font-size:.92rem;font-weight:500;color:var(--olive);margin-bottom:6px}
input,select,textarea{width:100%;font:inherit;font-size:1rem;padding:12px 14px;border:1px solid var(--line);background:#fff;color:var(--forest);border-radius:3px}
textarea{min-height:130px;resize:vertical}
.hp{position:absolute;left:-9999px;opacity:0;height:0;overflow:hidden}
.check-row{display:flex;gap:10px;align-items:flex-start;font-size:.95rem;color:var(--olive)}
.check-row input{width:auto;margin-top:4px}
.form-msg{padding:14px 16px;border:1px solid var(--line);background:#fff;display:none}
.form-msg.ok{display:block;border-color:var(--forest)}
.form-msg.err{display:block;border-color:#9b4a3a;color:#7a3527}

/* footer */
.site-footer{border-top:1px solid var(--line);padding:48px 0 32px;color:var(--sage);font-size:.95rem}
.site-footer .wrap{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:32px}
.site-footer h4{font-family:var(--serif);font-size:1.25rem;font-weight:600;color:var(--forest);margin:0 0 10px}
.site-footer a{color:var(--olive)}
.site-footer ul{list-style:none;padding:0;margin:0}
.site-footer li{padding:4px 0}
.verse{font-family:var(--serif);font-style:italic;font-size:1.15rem;color:var(--olive);max-width:36ch}
.credit{max-width:var(--max);margin:36px auto 0;padding:20px var(--gutter) 0;border-top:1px solid var(--line);font-size:.85rem;display:flex;justify-content:space-between;flex-wrap:wrap;gap:8px}
@media (max-width:820px){.site-footer .wrap{grid-template-columns:1fr}}
.mobile-cta{display:none}
@media (max-width:820px){
  .mobile-cta{display:flex;position:fixed;left:0;right:0;bottom:0;z-index:40;background:var(--paper);border-top:1px solid var(--line);padding:10px var(--gutter);gap:10px}
  .mobile-cta .btn{flex:1;text-align:center;padding:12px 8px;font-size:.95rem}
  body{padding-bottom:72px}
}

/* photo hero (tint held past 50% width per Ascend legibility rule) */
.hero.photo{position:relative;padding:clamp(72px,12vw,150px) 0 clamp(64px,10vw,120px);color:#fff;overflow:hidden;min-height:60vh;display:flex;align-items:center}
.hero.photo .hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:70% 60%;z-index:0}
.hero.photo::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(41,48,35,.86) 0%,rgba(41,48,35,.78) 50%,rgba(41,48,35,.25) 100%)}
.hero.photo .wrap{position:relative;z-index:2;display:block;max-width:var(--max)}
.hero.photo h1{max-width:14ch;color:#fff}
.hero.photo .lede{color:#EDEAE2;max-width:52ch}
.roots.light{color:#C9B99F}
.btn.light{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn.light:hover{background:rgba(255,255,255,.12);border-color:#fff}
.photo-col{border:1px solid var(--line)}
.photo-col img,img.photo-col{width:100%;aspect-ratio:3/2;object-fit:cover;margin-top:24px}
.photo-col:first-child img{margin-top:0}
.banner{width:100%;aspect-ratio:21/9;object-fit:cover;object-position:center 40%;margin-top:32px;border:1px solid var(--line)}
.about{display:grid;grid-template-columns:260px 1fr;gap:clamp(28px,5vw,64px);align-items:start}
.headshot{aspect-ratio:1;background:#fff;border:1px solid var(--line);display:grid;place-items:center;color:var(--taupe-soft);overflow:hidden}
.headshot img{width:100%;height:100%;object-fit:cover}
@media (max-width:820px){.about{grid-template-columns:1fr}.headshot{max-width:240px}.hero.photo{min-height:auto}.hero.photo::after{background:linear-gradient(180deg,rgba(41,48,35,.86),rgba(41,48,35,.7))}}

.footer-logo{width:100%;max-width:340px;margin:0 0 14px}
@media (max-width:420px){.brand img{height:46px}}
.about+.about{margin-top:clamp(36px,6vw,64px);padding-top:clamp(36px,6vw,64px);border-top:1px solid var(--line)}
.about h3{font-size:1.9rem}
.hero.photo h1.slogan{max-width:none}
.slogan span{display:block}
.slogan span:nth-child(2){padding-left:1.2em}
.slogan span:nth-child(3){padding-left:2.4em}
@media (max-width:560px){.slogan span:nth-child(2){padding-left:.6em}.slogan span:nth-child(3){padding-left:1.2em}}