/* Mass Investment Group Properties
   Professional real estate: white surfaces, deep navy, restrained gold */

:root {
  --white: #ffffff;
  --surface: #f5f6f8;
  --line: #e3e6eb;
  --navy: #132844;
  --navy-deep: #0d1c31;
  --text: #1f2937;
  --muted: #5b6472;
  --gold: #b08d3e;
  --gold-deep: #94742e;
  --serif: "Fraunces", "Georgia", serif;
  --sans: "Archivo", "Helvetica Neue", sans-serif;
  --gutter: clamp(1.25rem, 4vw, 3rem);
  --radius: 6px;
  --shadow-sm: 0 1px 2px rgba(13, 28, 49, 0.06), 0 1px 3px rgba(13, 28, 49, 0.08);
  --shadow-lg: 0 24px 48px -20px rgba(13, 28, 49, 0.28);
}

* { margin: 0; padding: 0; box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  font-family: var(--sans);
  font-size: 1.0325rem;
  line-height: 1.65;
  color: var(--text);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; display: block; }

a { color: inherit; }

::selection { background: var(--navy); color: #fff; }

.wrap {
  max-width: 1160px;
  margin: 0 auto;
  padding-left: var(--gutter);
  padding-right: var(--gutter);
}

/* ---------- Type ---------- */

h1, h2, h3 {
  font-family: var(--serif);
  font-weight: 560;
  line-height: 1.12;
  letter-spacing: -0.005em;
  color: var(--navy);
}

.kicker {
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold-deep);
}

.icon {
  width: 1.05em;
  height: 1.05em;
  flex: none;
  vertical-align: -0.16em;
}

/* ---------- Header ---------- */

.topbar {
  background: var(--navy-deep);
  color: rgba(255, 255, 255, 0.85);
  font-size: 0.8rem;
}

.topbar .wrap {
  display: flex;
  justify-content: space-between;
  align-items: center;
  min-height: 2.4rem;
  gap: 1rem;
}

.topbar a { color: #fff; text-decoration: none; font-weight: 500; }
.topbar a:hover { text-decoration: underline; }

.topbar .tb-note { letter-spacing: 0.06em; text-transform: uppercase; font-size: 0.72rem; }

@media (max-width: 640px) { .topbar .tb-note { display: none; } .topbar .wrap { justify-content: center; } }

.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255, 255, 255, 0.94);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}

.site-header .wrap {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
  min-height: 4.6rem;
}

.brand {
  text-decoration: none;
  display: flex;
  align-items: center;
  gap: 0.8rem;
}

.brand-mark {
  width: 2.55rem;
  height: 2.55rem;
  flex: none;
  display: grid;
  place-items: center;
  background: var(--navy);
  border-radius: var(--radius);
  color: #e7c979;
  font-family: var(--serif);
  font-size: 1.15rem;
  font-weight: 600;
  letter-spacing: 0.02em;
}

.brand-text { display: flex; flex-direction: column; line-height: 1.15; }

.brand-text strong {
  font-family: var(--serif);
  font-size: 1.18rem;
  font-weight: 600;
  color: var(--navy);
}

.brand-text span {
  font-size: 0.6rem;
  font-weight: 600;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--muted);
}

.site-nav { display: flex; align-items: center; gap: clamp(0.9rem, 2.2vw, 2rem); }

.site-nav a {
  text-decoration: none;
  font-size: 0.85rem;
  font-weight: 600;
  letter-spacing: 0.04em;
  color: var(--muted);
  padding: 0.35rem 0;
  border-bottom: 2px solid transparent;
  transition: color 0.2s, border-color 0.2s;
}

.site-nav a:hover { color: var(--navy); }

.site-nav a[aria-current="page"] { color: var(--navy); border-bottom-color: var(--gold); }

.nav-phone {
  display: inline-flex;
  align-items: center;
  gap: 0.55rem;
  background: var(--navy);
  color: #fff !important;
  font-size: 0.85rem;
  font-weight: 600;
  padding: 0.66rem 1.15rem !important;
  border-bottom: none !important;
  border-radius: var(--radius);
  transition: background 0.2s;
  white-space: nowrap;
}

.nav-phone:hover { background: var(--navy-deep); }

.nav-toggle {
  display: none;
  background: none;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 0.5rem 0.75rem;
  font-family: var(--sans);
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--navy);
  cursor: pointer;
}

@media (max-width: 860px) {
  .nav-toggle { display: block; }
  .site-nav {
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    background: #fff;
    border-bottom: 1px solid var(--line);
    display: none;
    padding: 0.5rem var(--gutter) 1.25rem;
    box-shadow: var(--shadow-lg);
  }
  .site-nav.open { display: flex; }
  .site-nav a { padding: 0.9rem 0; border-bottom: 1px solid var(--line); }
  .site-nav a[aria-current="page"] { border-bottom-color: var(--line); color: var(--gold-deep); }
  .nav-phone { margin-top: 1rem; justify-content: center; }
}

/* ---------- Buttons ---------- */

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.6rem;
  font-family: var(--sans);
  font-size: 0.88rem;
  font-weight: 600;
  letter-spacing: 0.03em;
  text-decoration: none;
  padding: 0.92rem 1.65rem;
  border-radius: var(--radius);
  border: 1px solid transparent;
  cursor: pointer;
  transition: background 0.2s, color 0.2s, border-color 0.2s, box-shadow 0.2s;
}

.btn-gold { background: var(--gold); color: #fff; }
.btn-gold:hover { background: var(--gold-deep); }

.btn-navy { background: var(--navy); color: #fff; }
.btn-navy:hover { background: var(--navy-deep); }

.btn-white-line { border-color: rgba(255, 255, 255, 0.55); color: #fff; }
.btn-white-line:hover { border-color: #fff; background: rgba(255, 255, 255, 0.08); }

.btn-line { border-color: var(--navy); color: var(--navy); }
.btn-line:hover { background: var(--navy); color: #fff; }

/* ---------- Hero ---------- */

.hero {
  position: relative;
  background: var(--navy-deep);
  color: #fff;
  overflow: hidden;
}

.hero-photo { position: absolute; inset: 0; }

.hero-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 32%;
  opacity: 0.42;
}

.hero::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(100deg, rgba(13, 28, 49, 0.94) 8%, rgba(13, 28, 49, 0.55) 52%, rgba(13, 28, 49, 0.25) 100%);
}

.hero .wrap {
  position: relative;
  z-index: 2;
  padding-top: clamp(4.5rem, 11vh, 8rem);
  padding-bottom: clamp(4.5rem, 11vh, 8rem);
}

.hero .kicker { color: #d9bd74; }

.hero h1 {
  color: #fff;
  font-size: clamp(2.4rem, 5.6vw, 4.1rem);
  max-width: 17ch;
  margin: 1rem 0 1.3rem;
}

.hero p {
  max-width: 52ch;
  font-size: clamp(1rem, 1.35vw, 1.14rem);
  color: rgba(255, 255, 255, 0.88);
  margin-bottom: 2.1rem;
}

.hero-actions { display: flex; flex-wrap: wrap; gap: 0.85rem; margin-bottom: 2.6rem; }

.hero-points { display: flex; flex-wrap: wrap; gap: 1.6rem 2.4rem; }

.hero-points li {
  list-style: none;
  display: flex;
  align-items: center;
  gap: 0.55rem;
  font-size: 0.86rem;
  font-weight: 500;
  color: rgba(255, 255, 255, 0.9);
}

.hero-points .icon { color: #d9bd74; }

.hero .kicker, .hero h1, .hero p, .hero-actions, .hero-points {
  opacity: 0;
  transform: translateY(16px);
  animation: rise 0.7s cubic-bezier(0.2, 0.7, 0.2, 1) forwards;
}
.hero h1 { animation-delay: 0.1s; }
.hero p { animation-delay: 0.2s; }
.hero-actions { animation-delay: 0.3s; }
.hero-points { animation-delay: 0.4s; }

@keyframes rise { to { opacity: 1; transform: none; } }

/* ---------- Sections ---------- */

.section { padding: clamp(3.5rem, 8vw, 6rem) 0; }

.section-alt { background: var(--surface); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }

.section-head {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 2rem;
  margin-bottom: clamp(2rem, 5vw, 3.25rem);
}

.section-head h2 { font-size: clamp(1.8rem, 3.6vw, 2.6rem); max-width: 24ch; margin-top: 0.8rem; }

.section-head .head-note { max-width: 34rem; color: var(--muted); margin-top: 0.8rem; }

.section-head .head-link {
  font-size: 0.85rem;
  font-weight: 600;
  color: var(--navy);
  text-decoration: none;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 0.7rem 1.2rem;
  white-space: nowrap;
  transition: border-color 0.2s, background 0.2s;
}

.section-head .head-link:hover { border-color: var(--navy); }

@media (max-width: 680px) { .section-head { flex-direction: column; align-items: flex-start; gap: 1.1rem; } }

/* ---------- Property cards ---------- */

.property-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(295px, 1fr));
  gap: 1.4rem;
}

.property-card {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 10px;
  overflow: hidden;
  display: flex;
  flex-direction: column;
  box-shadow: var(--shadow-sm);
  transition: transform 0.22s cubic-bezier(0.2, 0.7, 0.2, 1), box-shadow 0.22s;
}

.property-card:hover { transform: translateY(-3px); box-shadow: var(--shadow-lg); }

.property-media {
  position: relative;
  aspect-ratio: 16 / 10;
  overflow: hidden;
  background: var(--surface);
}

.property-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.45s cubic-bezier(0.2, 0.7, 0.2, 1);
}

.property-card:hover .property-media img { transform: scale(1.04); }

.property-town {
  position: absolute;
  top: 0.85rem;
  left: 0.85rem;
  background: rgba(255, 255, 255, 0.94);
  color: var(--navy);
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 0.32rem 0.68rem;
  border-radius: 4px;
  box-shadow: var(--shadow-sm);
}

.property-body { padding: 1.25rem 1.3rem 1.35rem; display: flex; flex-direction: column; flex: 1; }

.property-body h3 { font-size: 1.34rem; }

.property-address {
  display: flex;
  align-items: center;
  gap: 0.42rem;
  font-size: 0.86rem;
  color: var(--muted);
  margin: 0.35rem 0 1.05rem;
}

.property-address .icon { color: var(--gold-deep); }

.property-meta {
  margin-top: auto;
  border-top: 1px solid var(--line);
  padding-top: 0.95rem;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 1rem;
}

.property-meta .beds {
  display: flex;
  align-items: center;
  gap: 0.45rem;
  font-size: 0.82rem;
  font-weight: 500;
  color: var(--muted);
}

.property-meta .beds .icon { color: var(--navy); opacity: 0.7; }

.property-meta .rent { text-align: right; white-space: nowrap; }

.property-meta .rent b {
  display: block;
  font-family: var(--serif);
  font-size: 1.16rem;
  font-weight: 600;
  color: var(--navy);
  line-height: 1.2;
}

.property-meta .rent small { font-size: 0.68rem; font-weight: 500; letter-spacing: 0.06em; text-transform: uppercase; color: var(--muted); }

/* ---------- Filters ---------- */

.filter-bar { display: flex; flex-wrap: wrap; gap: 0.5rem; margin-bottom: 2rem; }

.filter-bar .chip {
  font-family: var(--sans);
  font-size: 0.82rem;
  font-weight: 600;
  color: var(--muted);
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 999px;
  padding: 0.52rem 1.15rem;
  cursor: pointer;
  transition: background 0.2s, color 0.2s, border-color 0.2s;
}

.filter-bar .chip:hover { border-color: var(--navy); color: var(--navy); }

.filter-bar .chip.active { background: var(--navy); border-color: var(--navy); color: #fff; }

.filter-empty { display: none; padding: 3rem 0; text-align: center; color: var(--muted); font-family: var(--serif); font-size: 1.25rem; }

/* ---------- Value rows (no cards, ruled list) ---------- */

.value-rows { border-top: 1px solid #d4d9e0; }

.value-row {
  display: grid;
  grid-template-columns: minmax(0, 2fr) minmax(0, 3fr);
  gap: 1rem 3rem;
  align-items: start;
  padding: 1.7rem 0;
  border-bottom: 1px solid #d4d9e0;
}

.value-row h3 { font-size: 1.42rem; }

.value-row p { color: var(--muted); max-width: 58ch; }

@media (max-width: 720px) {
  .value-row { grid-template-columns: 1fr; gap: 0.35rem; padding: 1.4rem 0; }
}

/* ---------- Split (about) ---------- */

.split {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
  gap: clamp(2rem, 5.5vw, 4.5rem);
  align-items: center;
}

.split-photos { position: relative; padding-bottom: 2.4rem; padding-right: 2.4rem; }

.split-photos .ph-main {
  width: 100%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
  border-radius: 10px;
  box-shadow: var(--shadow-lg);
}

.split-photos .ph-inset {
  position: absolute;
  right: 0;
  bottom: 0;
  width: 46%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
  border-radius: 10px;
  border: 5px solid var(--white);
  box-shadow: var(--shadow-lg);
}

.split h2 { font-size: clamp(1.8rem, 3.4vw, 2.5rem); margin: 0.8rem 0 1.15rem; }

.split p { color: var(--muted); }

.split p + p { margin-top: 0.95rem; }

.split-facts {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.1rem 2rem;
  margin-top: 1.7rem;
  padding-top: 1.6rem;
  border-top: 1px solid var(--line);
}

.split-facts b {
  display: block;
  font-family: var(--serif);
  font-size: 1.7rem;
  font-weight: 600;
  color: var(--navy);
  line-height: 1.15;
}

.split-facts span { font-size: 0.8rem; font-weight: 500; letter-spacing: 0.06em; text-transform: uppercase; color: var(--muted); }

@media (max-width: 860px) {
  .split { grid-template-columns: 1fr; }
}

/* ---------- Steps (open columns, ruled dividers) ---------- */

.steps {
  counter-reset: step;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
}

.step {
  counter-increment: step;
  padding: 0.4rem 1.9rem 0.5rem;
  border-left: 1px solid #d4d9e0;
}

.step:first-child { padding-left: 0; border-left: none; }
.step:last-child { padding-right: 0; }

.step::before {
  content: "Step " counter(step);
  display: block;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold-deep);
  margin-bottom: 0.8rem;
}

.step h3 { font-size: 1.28rem; margin-bottom: 0.45rem; }

.step p { font-size: 0.93rem; color: var(--muted); }

.step a { color: var(--gold-deep); }

@media (max-width: 940px) {
  .steps { grid-template-columns: 1fr 1fr; gap: 2rem 0; }
  .step:nth-child(odd) { padding-left: 0; border-left: none; }
  .step:nth-child(even) { padding-right: 0; }
}

@media (max-width: 560px) {
  .steps { grid-template-columns: 1fr; gap: 0; }
  .step { padding: 1.35rem 0; border-left: none; border-top: 1px solid #d4d9e0; }
  .step:first-child { border-top: none; padding-top: 0.4rem; }
}

/* ---------- CTA band ---------- */

.cta-band { background: var(--navy-deep); color: #fff; position: relative; overflow: hidden; }

.cta-photo { position: absolute; inset: 0; }
.cta-photo img { width: 100%; height: 100%; object-fit: cover; opacity: 0.14; }

.cta-band .wrap {
  position: relative;
  z-index: 2;
  padding-top: clamp(3.25rem, 7vw, 5rem);
  padding-bottom: clamp(3.25rem, 7vw, 5rem);
  display: grid;
  grid-template-columns: minmax(0, 7fr) minmax(0, 4fr);
  gap: 2.5rem;
  align-items: center;
}

.cta-band h2 { color: #fff; font-size: clamp(1.8rem, 3.6vw, 2.7rem); max-width: 22ch; margin-top: 0.9rem; }

.cta-band .kicker { color: #d9bd74; }

.cta-band p { color: rgba(255, 255, 255, 0.82); margin-top: 1rem; max-width: 50ch; }

.cta-contact { display: flex; flex-direction: column; gap: 0.95rem; align-items: flex-start; }

.cta-contact span { font-size: 0.76rem; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: rgba(255,255,255,0.65); }

.cta-phone {
  font-family: var(--serif);
  font-size: clamp(1.7rem, 3vw, 2.3rem);
  font-weight: 600;
  color: #fff;
  text-decoration: none;
  transition: color 0.2s;
}

.cta-phone:hover { color: #e7c979; }

@media (max-width: 820px) { .cta-band .wrap { grid-template-columns: 1fr; } }

/* ---------- Page intro (subpages) ---------- */

.page-intro { background: var(--navy-deep); color: #fff; position: relative; overflow: hidden; }

.page-intro-photo { position: absolute; inset: 0; }

.page-intro-photo img { width: 100%; height: 100%; object-fit: cover; opacity: 0.3; }

.page-intro::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(100deg, rgba(13, 28, 49, 0.94) 10%, rgba(13, 28, 49, 0.5) 70%, rgba(13, 28, 49, 0.3) 100%);
}

.page-intro .wrap {
  position: relative;
  z-index: 2;
  padding-top: clamp(3.25rem, 7vw, 5rem);
  padding-bottom: clamp(3rem, 6vw, 4.5rem);
}

.page-intro .kicker { color: #d9bd74; }

.page-intro h1 { color: #fff; font-size: clamp(2.1rem, 4.8vw, 3.4rem); margin-top: 0.9rem; max-width: 22ch; }

.page-intro p { margin-top: 1.15rem; max-width: 56ch; color: rgba(255, 255, 255, 0.85); }

.page-intro a { color: #e7c979; }

/* ---------- Info cards / contact ---------- */

.info-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(250px, 1fr)); gap: 1.4rem; }

.info-card {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 10px;
  padding: 1.7rem 1.6rem 1.8rem;
  box-shadow: var(--shadow-sm);
}

.info-card h3 { display: flex; align-items: center; gap: 0.55rem; font-size: 1.24rem; margin-bottom: 0.55rem; }

.info-card h3 .icon { color: var(--gold-deep); }

.info-card p { font-size: 0.93rem; color: var(--muted); }

.info-card .big-link {
  display: inline-block;
  font-family: var(--serif);
  font-size: 1.55rem;
  font-weight: 600;
  color: var(--navy);
  text-decoration: none;
  margin-top: 0.7rem;
}

.info-card .big-link:hover { color: var(--gold-deep); }

/* ---------- Forms ---------- */

.form-card {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 10px;
  box-shadow: var(--shadow-sm);
  padding: clamp(1.5rem, 4vw, 2.5rem);
}

.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.15rem; }

.form-grid .full { grid-column: 1 / -1; }

label {
  display: block;
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.04em;
  color: var(--navy);
  margin-bottom: 0.4rem;
}

input, textarea {
  width: 100%;
  font-family: var(--sans);
  font-size: 1rem;
  color: var(--text);
  background: var(--white);
  border: 1px solid #cdd3dc;
  border-radius: var(--radius);
  padding: 0.78rem 0.95rem;
  transition: border-color 0.2s, box-shadow 0.2s;
}

input:focus, textarea:focus {
  outline: none;
  border-color: var(--navy);
  box-shadow: 0 0 0 3px rgba(19, 40, 68, 0.12);
}

textarea { min-height: 9rem; resize: vertical; }

.form-note { font-size: 0.85rem; color: var(--muted); }

@media (max-width: 640px) { .form-grid { grid-template-columns: 1fr; } }

/* ---------- Footer ---------- */

.site-footer {
  background: var(--navy-deep);
  color: rgba(255, 255, 255, 0.75);
  padding: 2.75rem 0 3rem;
  text-align: center;
}

.footer-links {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  align-items: center;
  gap: 0.75rem;
  margin-bottom: 0.9rem;
}

.footer-links a {
  color: #fff;
  font-size: 0.95rem;
  text-decoration: underline;
  text-underline-offset: 3px;
  text-decoration-color: rgba(255, 255, 255, 0.35);
}

.footer-links a:hover { color: #e7c979; }

.footer-links span { color: rgba(255, 255, 255, 0.35); }

.footer-copy { font-size: 0.9rem; }

.footer-copy a { color: inherit; }

.footer-disclaimer { margin-top: 1.4rem; font-size: 0.83rem; color: rgba(255, 255, 255, 0.55); }

/* ---------- Scroll reveal ---------- */

.reveal {
  opacity: 0;
  transform: translateY(20px);
  transition: opacity 0.65s cubic-bezier(0.2, 0.7, 0.2, 1), transform 0.65s cubic-bezier(0.2, 0.7, 0.2, 1);
}

.reveal.in { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  .hero .kicker, .hero h1, .hero p, .hero-actions, .hero-points { animation: none; opacity: 1; transform: none; }
}