/* ==========================================================================
   MPI — Management + Leasing
   --------------------------------------------------------------------------
   Palette is deliberately narrow: navy carries the brand, bronze is the
   single accent, and a warm grey scale does everything else. Resist adding
   per-section colors — the restraint is the point.
   ========================================================================== */

/* --- Reset ---------------------------------------------------------------- */

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

/* --- Tokens --------------------------------------------------------------- */

:root {
  /* Brand */
  --navy: #0b2f5b;
  --navy-700: #09264a;
  --navy-100: #e8eef5;

  /* Single accent. -text is the darkened variant that clears 4.5:1 on light
     backgrounds; the base tone is for fills and rules only. */
  --accent: #a0613a;
  --accent-text: #8a5230;

  /* Warm grey scale */
  --ink: #1f1f1f;
  --ink-600: #4f4e49;
  --ink-400: #6b6a64;
  --rule: #e3e2dd;
  --surface: #ffffff;
  --surface-alt: #f7f6f3;
  --canvas: #f4f2ed;

  /* On the dark contact section */
  --on-dark: #ffffff;
  /* Readable tints for text and chips sitting on the navy/ink surfaces. */
  --on-navy-tint: #c8d7eb;
  --on-navy-tint-strong: #d4e2f2;
  --on-ink-tint: #cdbba8;
  --ink-chip: #2c2a26;
  --danger: #e8a7a7;
  --danger-soft: #e8b6b6;
  --danger-bg: rgba(190, 90, 90, 0.16);
  --intro-tagline: #566a80;
  /* 4.9:1 against the translucent field fill over --ink. */
  --placeholder: #99978f;
  --select-option-bg: #222222;
  --on-dark-600: #b8b6af;
  --on-dark-400: #9a9892;
  --on-dark-rule: rgba(255, 255, 255, 0.14);

  /* Type */
  --font-sans: Montserrat, "Helvetica Neue", Helvetica, Arial, sans-serif;
  --font-display: "Source Serif 4", "Iowan Old Style", Georgia, "Times New Roman", serif;

  /* Layout */
  --measure: 1100px;
  --measure-wide: 1280px;
  --gutter: 5vw;
  --nav-h: 68px;

  --shadow-card: 0 1px 2px rgba(31, 31, 31, 0.04);
  --shadow-lift: 0 14px 34px -12px rgba(11, 47, 91, 0.26), 0 3px 8px rgba(31, 31, 31, 0.05);
  --shadow-modal: 0 32px 80px -16px rgba(11, 47, 91, 0.4);

  --ease: cubic-bezier(0.4, 0, 0.2, 1);
}

/* --- Base ----------------------------------------------------------------- */

html {
  scroll-behavior: smooth;
  /* Keeps anchored sections clear of the sticky nav. */
  scroll-padding-top: calc(var(--nav-h) + 12px);
  -webkit-text-size-adjust: 100%;
}

body {
  font-family: var(--font-sans);
  font-size: 16px;
  line-height: 1.6;
  color: var(--ink);
  background: var(--surface);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

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

:where(a) {
  color: inherit;
}

/* One consistent, visible focus ring for every interactive element. */
:focus-visible {
  outline: 2px solid var(--navy);
  outline-offset: 3px;
  border-radius: 1px;
}

.visually-hidden {
  position: absolute;
  width: 1px;
  height: 1px;
  margin: -1px;
  padding: 0;
  overflow: hidden;
  clip-path: inset(50%);
  white-space: nowrap;
  border: 0;
}

.skip-link {
  position: absolute;
  top: 0;
  left: 50%;
  z-index: 500;
  padding: 12px 22px;
  background: var(--navy);
  color: #fff;
  font-size: 13px;
  letter-spacing: 0.06em;
  text-decoration: none;
  transform: translate(-50%, -120%);
  transition: transform 0.2s var(--ease);
}

.skip-link:focus-visible {
  transform: translate(-50%, 0);
  outline-offset: -4px;
}

/* --- Intro overlay -------------------------------------------------------- */
/* The page underneath is fully rendered and scrollable from the first paint;
   this is a brief flourish layered on top, never a gate. */

#intro {
  position: fixed;
  inset: 0;
  z-index: 400;
  display: grid;
  place-items: center;
  background: var(--canvas);
  transition: opacity 0.7s var(--ease), visibility 0.7s var(--ease);
}

#intro[hidden] {
  display: none;
}

#intro.is-dismissed {
  opacity: 0;
  visibility: hidden;
  pointer-events: none;
}

#intro-canvas {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}

#intro-center {
  position: relative;
  z-index: 2;
  display: flex;
  flex-direction: column;
  align-items: center;
  text-align: center;
}

.intro-lockup {
  --lw: 268px;
  opacity: 0;
  animation: introIn 0.9s var(--ease) 0.1s forwards;
}

.intro-tagline {
  margin-top: 30px;
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--intro-tagline);
  opacity: 0;
  animation: introIn 0.9s var(--ease) 0.45s forwards;
}

@keyframes introIn {
  from {
    opacity: 0;
    transform: translateY(10px);
  }
  to {
    opacity: 1;
    transform: translateY(0);
  }
}

@media (max-width: 640px) {
  .intro-lockup {
    --lw: 208px;
  }
}

/* --- Brand lockup --------------------------------------------------------- */

.lockup {
  --cap: calc(var(--lw) / 3.709);
  display: inline-flex;
  flex-direction: column;
  align-items: center;
  color: var(--navy);
}

.lockup-wm {
  display: block;
  width: var(--lw);
  height: auto;
}

.lockup-rule {
  display: block;
  width: calc(var(--lw) * 1.055);
  height: max(1px, calc(var(--cap) * 0.031));
  background: currentColor;
  margin-top: calc(var(--cap) * 0.107);
}

.lockup-tag {
  font-size: calc(var(--cap) * 0.215);
  line-height: 1;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-indent: 0.2em;
  text-transform: uppercase;
  white-space: nowrap;
  margin-top: calc(var(--cap) * 0.156);
}

/* --- Navigation ----------------------------------------------------------- */

.site-nav {
  position: sticky;
  top: 0;
  z-index: 100;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  height: var(--nav-h);
  padding: 0 var(--gutter);
  background: rgba(255, 255, 255, 0.9);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--rule);
}

.nav-logo {
  display: flex;
  align-items: center;
  gap: 11px;
  color: var(--navy);
  text-decoration: none;
  flex-shrink: 0;
}

.nav-lockup-wm {
  display: block;
  width: 80px;
  height: auto;
}

.nav-lockup-rule {
  width: 1px;
  height: 22px;
  background: currentColor;
  opacity: 0.35;
}

.nav-lockup-tag {
  font-size: 8px;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  line-height: 1;
  white-space: nowrap;
}

.nav-links {
  display: flex;
  gap: 30px;
  list-style: none;
  margin-left: auto;
}

.nav-links a {
  position: relative;
  display: inline-block;
  padding: 4px 0;
  font-size: 13px;
  letter-spacing: 0.03em;
  color: var(--ink-400);
  text-decoration: none;
  transition: color 0.2s var(--ease);
}

.nav-links a::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: -2px;
  height: 1.5px;
  background: var(--accent);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.25s var(--ease);
}

.nav-links a:hover {
  color: var(--ink);
}

/* Set by the scroll observer so the nav reflects where the reader is. */
.nav-links a[aria-current="true"] {
  color: var(--ink);
  font-weight: 500;
}

.nav-links a[aria-current="true"]::after {
  transform: scaleX(1);
}

.nav-cta {
  flex-shrink: 0;
  padding: 9px 20px;
  border: 1px solid var(--ink);
  font-size: 13px;
  letter-spacing: 0.04em;
  color: var(--ink);
  text-decoration: none;
  background: transparent;
  cursor: pointer;
  transition: background 0.2s var(--ease), color 0.2s var(--ease);
}

.nav-cta:hover {
  background: var(--ink);
  color: #fff;
}

.nav-toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  padding: 10px 8px;
  margin-left: auto;
  background: none;
  border: none;
  cursor: pointer;
}

.nav-toggle span {
  display: block;
  width: 20px;
  height: 1.5px;
  background: var(--ink);
  transition: transform 0.3s var(--ease), opacity 0.2s var(--ease);
}

.nav-toggle[aria-expanded="true"] span:nth-child(1) {
  transform: rotate(45deg) translate(4.5px, 4.5px);
}

.nav-toggle[aria-expanded="true"] span:nth-child(2) {
  opacity: 0;
}

.nav-toggle[aria-expanded="true"] span:nth-child(3) {
  transform: rotate(-45deg) translate(4.5px, -4.5px);
}

/* --- Section furniture ---------------------------------------------------- */

section {
  padding: 104px var(--gutter);
  scroll-margin-top: var(--nav-h);
}

.section-label {
  margin-bottom: 16px;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--accent-text);
}

.section-title {
  max-width: 620px;
  margin-bottom: 52px;
  font-family: var(--font-display);
  font-size: clamp(28px, 3.4vw, 44px);
  font-weight: 400;
  line-height: 1.18;
  letter-spacing: -0.01em;
  color: var(--ink);
}

.section-title em {
  font-style: italic;
  font-weight: 400;
  color: var(--navy);
}

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

#hero {
  display: flex;
  align-items: center;
  min-height: min(88svh, 820px);
  padding: 96px var(--gutter) 80px;
  background: var(--surface-alt);
}

.hero-inner {
  width: 100%;
  max-width: var(--measure);
}

.hero-eyebrow {
  margin-bottom: 26px;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--accent-text);
}

.hero-h1 {
  max-width: 800px;
  margin-bottom: 30px;
  font-family: var(--font-display);
  font-size: clamp(40px, 5.6vw, 72px);
  font-weight: 400;
  line-height: 1.06;
  letter-spacing: -0.02em;
}

.hero-h1 em {
  font-style: italic;
  font-weight: 400;
  color: var(--navy);
}

.hero-sub {
  max-width: 520px;
  margin-bottom: 44px;
  font-size: 17px;
  line-height: 1.75;
  color: var(--ink-600);
}

.hero-sub strong {
  font-weight: 600;
  color: var(--navy);
}

.hero-actions {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
}

.hero-stats {
  display: flex;
  flex-wrap: wrap;
  gap: 48px;
  margin-top: 72px;
  padding-top: 40px;
  border-top: 1px solid var(--rule);
}

.stat-val {
  display: block;
  font-family: var(--font-display);
  font-size: 38px;
  font-weight: 400;
  line-height: 1;
  letter-spacing: -0.02em;
  color: var(--navy);
}

.stat-lbl {
  display: block;
  max-width: 13ch;
  margin-top: 8px;
  font-size: 11px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--ink-400);
}

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

.btn-primary,
.btn-ghost {
  display: inline-block;
  padding: 14px 32px;
  font-family: inherit;
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  text-decoration: none;
  cursor: pointer;
  transition: background 0.2s var(--ease), color 0.2s var(--ease), border-color 0.2s var(--ease);
}

.btn-primary {
  background: var(--navy);
  border: 1px solid var(--navy);
  color: #fff;
}

.btn-primary:hover {
  background: var(--navy-700);
  border-color: var(--navy-700);
}

.btn-ghost {
  background: transparent;
  border: 1px solid var(--rule);
  color: var(--ink);
}

.btn-ghost:hover {
  border-color: var(--navy);
  color: var(--navy);
}

/* --- About ---------------------------------------------------------------- */

#about {
  background: var(--surface);
}

.about-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: start;
  max-width: var(--measure);
}

.about-body p {
  margin-bottom: 20px;
  font-size: 17px;
  line-height: 1.8;
  color: var(--ink-600);
}

.about-body p:last-child {
  margin-bottom: 0;
}

/* --- Portfolio ------------------------------------------------------------ */

#portfolio {
  background: var(--surface-alt);
}

.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  max-width: var(--measure-wide);
  list-style: none;
}

/* Lets each card fill its row, so the tag footers line up across a row. */
.portfolio-grid > li {
  display: flex;
}

/* Cards are real buttons so the whole portfolio is keyboard reachable. */
.prop-card {
  display: flex;
  flex-direction: column;
  width: 100%;
  padding: 0 0 26px;
  font-family: inherit;
  text-align: left;
  background: var(--surface);
  border: 1px solid var(--rule);
  cursor: pointer;
  box-shadow: var(--shadow-card);
  transition: transform 0.25s var(--ease), box-shadow 0.25s var(--ease), border-color 0.25s var(--ease);
}

.prop-card:hover {
  transform: translateY(-3px);
  border-color: transparent;
  box-shadow: var(--shadow-lift);
}

.prop-img {
  width: 100%;
  /* One square frame for every property. Sources range from tall towers to
     wide low-rise sites, so a single cover crop is what makes the grid read
     as one considered set. */
  aspect-ratio: 1 / 1;
  overflow: hidden;
  margin-bottom: 20px;
  background: var(--rule);
}

.prop-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.5s var(--ease);
}

.prop-card:hover .prop-img img {
  transform: scale(1.035);
}

.prop-body {
  /* Each row inside is its own block. The rows are spans, so without this
     they would run together as one inline paragraph and drop their margins. */
  display: flex;
  flex-direction: column;
  /* Fills the rest of the card so the tag row can sit on the bottom edge. */
  flex: 1;
  padding: 0 22px;
}

.prop-name {
  margin-bottom: 5px;
  font-family: var(--font-display);
  font-size: 19px;
  font-weight: 500;
  line-height: 1.25;
  color: var(--ink);
  /* Long addresses wrap to even lines instead of a one-word orphan. */
  text-wrap: balance;
  overflow-wrap: break-word;
}

.prop-addr {
  margin-bottom: 12px;
  font-size: 12px;
  font-weight: 500;
  line-height: 1.35;
  letter-spacing: 0.04em;
  color: var(--accent-text);
}

/* Segments wrap as whole units, so "Built 1910" never splits across lines. */
.prop-meta {
  display: flex;
  flex-wrap: wrap;
  align-items: baseline;
  gap: 1px 6px;
  margin-bottom: 14px;
  font-size: 12.5px;
  line-height: 1.5;
  color: var(--ink-400);
}

/* The dots separate, they do not need to be read. */
.prop-meta-sep {
  opacity: 0.5;
}

.prop-tags {
  display: flex;
  gap: 6px;
  flex-wrap: wrap;
  /* Pins the tags (and transit) to the bottom of the card. */
  margin-top: auto;
}

.prop-tag {
  padding: 3px 9px;
  font-size: 10px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--ink-400);
  border: 1px solid var(--rule);
}

.prop-transit {
  display: flex;
  gap: 4px;
  flex-wrap: wrap;
  margin-top: 14px;
}

/* --- Subway bullets ------------------------------------------------------- */

.subway-bullets {
  display: flex;
  flex-wrap: wrap;
  gap: 8px 14px;
  align-items: center;
}

.subway-group {
  display: flex;
  align-items: center;
  gap: 4px;
}

.subway-group-station {
  margin-left: 3px;
  font-size: 12.5px;
  color: var(--ink-400);
}

.subway-bullet {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 22px;
  height: 22px;
  border-radius: 50%;
  font-size: 12px;
  font-weight: 700;
  line-height: 1;
  color: #fff;
  flex-shrink: 0;
}

.subway-bullet-sm {
  width: 18px;
  height: 18px;
  font-size: 10px;
}

/* --- Leadership ----------------------------------------------------------- */

#team {
  background: var(--surface);
}

.team-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  max-width: var(--measure-wide);
  list-style: none;
}

/* Equal-height cards, so "Read bio" lines up however long a title runs. */
.team-grid > li {
  display: flex;
}

.team-card {
  display: flex;
  flex-direction: column;
  width: 100%;
  padding: 0 0 26px;
  font-family: inherit;
  text-align: left;
  background: var(--surface);
  border: 1px solid var(--rule);
  cursor: pointer;
  box-shadow: var(--shadow-card);
  transition: transform 0.25s var(--ease), box-shadow 0.25s var(--ease), border-color 0.25s var(--ease);
}

.team-card:hover {
  transform: translateY(-3px);
  border-color: transparent;
  box-shadow: var(--shadow-lift);
}

.team-photo {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 100%;
  aspect-ratio: 4 / 5;
  overflow: hidden;
  margin-bottom: 20px;
  background: var(--surface-alt);
}

.team-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: top;
  transition: transform 0.5s var(--ease);
}

.team-card:hover .team-photo img {
  transform: scale(1.03);
}

.team-photo-placeholder {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 64px;
  height: 64px;
  border-radius: 50%;
  background: var(--navy-100);
  font-size: 17px;
  font-weight: 600;
  letter-spacing: 0.04em;
  color: var(--navy);
}

.team-info {
  /* Name, title and link are spans: each has to be its own block for the
     stack to read as three rows rather than one inline sentence. */
  display: flex;
  flex-direction: column;
  flex: 1;
  padding: 0 22px;
}

.team-name {
  margin-bottom: 5px;
  font-family: var(--font-display);
  font-size: 19px;
  font-weight: 500;
  line-height: 1.25;
  color: var(--ink);
  text-wrap: balance;
}

.team-role {
  margin-bottom: 16px;
  font-size: 11px;
  line-height: 1.45;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--ink-400);
  /* Long titles wrap to balanced lines rather than a single trailing word. */
  text-wrap: pretty;
}

.team-read-more {
  display: inline-block;
  /* Hugs its own text so the underline never spans the whole card, and sits
     on the card's bottom edge regardless of how many lines the title took. */
  align-self: flex-start;
  margin-top: auto;
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--accent-text);
  border-bottom: 1px solid rgba(160, 97, 58, 0.35);
  padding-bottom: 1px;
  transition: border-color 0.2s var(--ease);
}

.team-card:hover .team-read-more {
  border-bottom-color: var(--accent);
}

/* --- Services ------------------------------------------------------------- */

#services {
  background: var(--surface-alt);
}

.services-list {
  max-width: var(--measure);
}

.svc-item {
  display: grid;
  grid-template-columns: 1fr 1.35fr;
  gap: 48px;
  align-items: start;
  padding: 38px 0;
  border-top: 1px solid var(--rule);
}

.svc-item:last-child {
  border-bottom: 1px solid var(--rule);
}

.svc-title {
  font-family: var(--font-display);
  font-size: 21px;
  font-weight: 500;
  color: var(--navy);
}

.svc-body {
  font-size: 15.5px;
  line-height: 1.75;
  color: var(--ink-600);
}

/* --- Contact -------------------------------------------------------------- */

#contact {
  background: var(--ink);
}

#contact .section-label {
  color: var(--accent);
}

#contact .section-title {
  max-width: 640px;
  color: var(--on-dark);
}

#contact .section-title em {
  color: var(--accent);
}

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: start;
  max-width: var(--measure);
}

/* Structural wrapper: keep the text column from blowing out the grid track. */
.contact-info {
  min-width: 0;
}

.contact-intro {
  margin-bottom: 40px;
  font-size: 15.5px;
  line-height: 1.8;
  color: var(--on-dark-600);
}

.contact-detail {
  margin-bottom: 24px;
}

.contact-detail .lbl {
  margin-bottom: 5px;
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--on-dark-400);
}

.contact-detail .val {
  font-size: 15px;
  line-height: 1.6;
  color: var(--on-dark);
}

.contact-detail .val a {
  text-decoration: none;
  border-bottom: 1px solid rgba(255, 255, 255, 0.25);
  transition: border-color 0.2s var(--ease);
}

.contact-detail .val a:hover {
  border-bottom-color: var(--on-dark);
}

/* --- Form ----------------------------------------------------------------- */

.contact-form {
  display: flex;
  flex-direction: column;
  gap: 16px;
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
}

.form-field {
  display: flex;
  flex-direction: column;
  gap: 6px;
}

.form-field label {
  font-size: 11px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--on-dark-400);
}

.form-field input,
.form-field select,
.form-field textarea {
  width: 100%;
  padding: 12px 15px;
  font-family: inherit;
  font-size: 14px;
  color: var(--on-dark);
  background: rgba(255, 255, 255, 0.05);
  border: 1px solid rgba(255, 255, 255, 0.16);
  outline: none;
  resize: none;
  transition: border-color 0.2s var(--ease), background 0.2s var(--ease);
}

.form-field input::placeholder,
.form-field textarea::placeholder {
  color: var(--placeholder);
}

.form-field input:focus-visible,
.form-field select:focus-visible,
.form-field textarea:focus-visible {
  border-color: var(--accent);
  background: rgba(255, 255, 255, 0.08);
  outline: 2px solid rgba(160, 97, 58, 0.45);
  outline-offset: 1px;
}

.form-field select option {
  background: var(--select-option-bg);
}

.form-submit {
  align-self: flex-start;
  margin-top: 8px;
  padding: 14px 32px;
  font-family: inherit;
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--ink);
  background: #fff;
  border: 1px solid #fff;
  cursor: pointer;
  transition: background 0.2s var(--ease), color 0.2s var(--ease);
}

.form-submit:hover {
  background: var(--accent);
  border-color: var(--accent);
  color: #fff;
}

.form-submit[disabled] {
  opacity: 0.6;
  cursor: progress;
}

.form-status {
  font-size: 13.5px;
  line-height: 1.6;
  color: var(--on-dark-600);
}

.form-status[data-state="error"] {
  color: var(--danger);
}

/* Inline confirmation, so a submission never bounces the visitor to an
   unbranded page. */
.form-success {
  padding: 34px 32px;
  background: rgba(255, 255, 255, 0.04);
  border: 1px solid var(--on-dark-rule);
}

.form-success h3 {
  margin-bottom: 12px;
  font-family: var(--font-display);
  font-size: 24px;
  font-weight: 400;
  color: var(--on-dark);
}

.form-success p {
  font-size: 15px;
  line-height: 1.75;
  color: var(--on-dark-600);
}

.form-success p + p {
  margin-top: 14px;
}

/* --- Assistants ----------------------------------------------------------- */

.agents-section {
  max-width: var(--measure);
  margin-top: 84px;
  padding-top: 64px;
  border-top: 1px solid var(--on-dark-rule);
}

.agents-label {
  margin-bottom: 16px;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--accent);
}

.agents-title {
  margin-bottom: 10px;
  font-family: var(--font-display);
  font-size: clamp(24px, 2.6vw, 34px);
  font-weight: 400;
  color: var(--on-dark);
}

.agents-title em {
  font-style: italic;
  color: var(--accent);
}

.agents-sub {
  max-width: 540px;
  margin-bottom: 40px;
  font-size: 14.5px;
  line-height: 1.7;
  color: var(--on-dark-600);
}

.agents-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 24px;
}

.agent-card {
  display: flex;
  flex-direction: column;
  background: rgba(255, 255, 255, 0.03);
  border: 1px solid var(--on-dark-rule);
}

.agent-header {
  display: flex;
  align-items: center;
  gap: 15px;
  padding: 22px 26px 18px;
  border-bottom: 1px solid rgba(255, 255, 255, 0.07);
}

.agent-avatar {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 44px;
  height: 44px;
  border-radius: 50%;
  font-size: 15px;
  font-weight: 600;
  flex-shrink: 0;
  background: var(--navy);
  color: var(--on-navy-tint);
}

.agent-avatar.tenant {
  background: var(--ink-chip);
  color: var(--on-ink-tint);
}

.agent-name {
  margin-bottom: 2px;
  font-size: 16px;
  font-weight: 500;
  color: var(--on-dark);
}

.agent-role {
  font-size: 11px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--on-dark-400);
}

/* Quiet availability label rather than a pulsing consumer-chat dot. */
.agent-availability {
  margin-left: auto;
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--on-dark-400);
  white-space: nowrap;
}

.agent-messages {
  display: flex;
  flex-direction: column;
  gap: 12px;
  flex: 1;
  min-height: 176px;
  max-height: 340px;
  overflow-y: auto;
  padding: 20px 26px;
  scroll-behavior: smooth;
}

.msg {
  max-width: 88%;
  padding: 10px 14px;
  font-size: 13.5px;
  line-height: 1.6;
}

.msg.agent {
  align-self: flex-start;
  background: rgba(255, 255, 255, 0.07);
  color: var(--on-dark-600);
}

.msg.user {
  align-self: flex-end;
  background: var(--navy);
  color: var(--on-navy-tint-strong);
}

.msg.is-error {
  background: var(--danger-bg);
  color: var(--danger-soft);
}

.msg-typing {
  display: inline-flex;
  gap: 4px;
  align-items: center;
  height: 1.6em;
}

.msg-typing span {
  width: 5px;
  height: 5px;
  border-radius: 50%;
  background: currentColor;
  opacity: 0.45;
  animation: typing 1.2s var(--ease) infinite;
}

.msg-typing span:nth-child(2) {
  animation-delay: 0.15s;
}

.msg-typing span:nth-child(3) {
  animation-delay: 0.3s;
}

@keyframes typing {
  0%,
  60%,
  100% {
    opacity: 0.25;
    transform: translateY(0);
  }
  30% {
    opacity: 0.9;
    transform: translateY(-3px);
  }
}

.agent-input-row {
  display: flex;
  gap: 10px;
  padding: 16px 26px 22px;
  border-top: 1px solid rgba(255, 255, 255, 0.07);
}

.agent-input {
  flex: 1;
  padding: 10px 14px;
  font-family: inherit;
  font-size: 13.5px;
  color: var(--on-dark);
  background: rgba(255, 255, 255, 0.05);
  border: 1px solid rgba(255, 255, 255, 0.14);
  outline: none;
  transition: border-color 0.2s var(--ease);
}

.agent-input::placeholder {
  color: var(--placeholder);
}

.agent-input:focus-visible {
  border-color: var(--accent);
  outline: 2px solid rgba(160, 97, 58, 0.45);
  outline-offset: 1px;
}

.agent-send {
  flex-shrink: 0;
  display: grid;
  place-items: center;
  width: 42px;
  padding: 0;
  font-size: 15px;
  color: var(--on-dark-600);
  background: rgba(255, 255, 255, 0.08);
  border: 1px solid rgba(255, 255, 255, 0.14);
  cursor: pointer;
  transition: background 0.2s var(--ease), color 0.2s var(--ease);
}

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

/* --- Dialogs -------------------------------------------------------------- */

.modal-overlay {
  position: fixed;
  inset: 0;
  z-index: 300;
  display: none;
  align-items: center;
  justify-content: center;
  padding: 24px;
  background: rgba(11, 22, 38, 0.62);
  backdrop-filter: blur(3px);
}

.modal-overlay.is-open {
  display: flex;
  animation: overlayIn 0.25s var(--ease);
}

@keyframes overlayIn {
  from {
    opacity: 0;
  }
  to {
    opacity: 1;
  }
}

@keyframes dialogIn {
  from {
    opacity: 0;
    transform: translateY(14px);
  }
  to {
    opacity: 1;
    transform: translateY(0);
  }
}

.modal {
  position: relative;
  width: 100%;
  max-width: 580px;
  max-height: min(90vh, 900px);
  overflow-y: auto;
  background: #fff;
  box-shadow: var(--shadow-modal);
  animation: dialogIn 0.3s var(--ease);
}

.modal-wide {
  max-width: 680px;
}

.modal-close {
  position: absolute;
  top: 16px;
  right: 18px;
  z-index: 3;
  display: grid;
  place-items: center;
  width: 38px;
  height: 38px;
  font-size: 19px;
  line-height: 1;
  color: var(--ink-400);
  background: rgba(255, 255, 255, 0.92);
  border: none;
  border-radius: 50%;
  cursor: pointer;
  transition: background 0.2s var(--ease), color 0.2s var(--ease);
}

.modal-close:hover {
  background: var(--ink);
  color: #fff;
}

/* Leadership dialog */

.bio-header {
  display: flex;
  align-items: center;
  gap: 22px;
  padding: 44px 48px 0;
}

.bio-portrait {
  width: 96px;
  height: 120px;
  object-fit: cover;
  object-position: top;
  flex-shrink: 0;
  background: var(--surface-alt);
}

.bio-initials {
  display: grid;
  place-items: center;
  width: 72px;
  height: 72px;
  border-radius: 50%;
  flex-shrink: 0;
  font-size: 19px;
  font-weight: 600;
  letter-spacing: 0.04em;
  color: #fff;
  background: var(--navy);
}

.bio-name {
  margin-bottom: 6px;
  font-family: var(--font-display);
  font-size: 25px;
  font-weight: 500;
  line-height: 1.2;
  letter-spacing: -0.01em;
  color: var(--ink);
}

.bio-role {
  font-size: 11px;
  letter-spacing: 0.14em;
  line-height: 1.5;
  text-transform: uppercase;
  color: var(--ink-400);
}

.bio-body {
  padding: 26px 48px 48px;
}

.bio-divider {
  height: 1px;
  margin-bottom: 26px;
  background: var(--rule);
}

.bio-text p {
  margin-bottom: 16px;
  font-size: 15px;
  line-height: 1.85;
  color: var(--ink-600);
}

.bio-text p:last-child {
  margin-bottom: 0;
}

/* Property dialog */

.pm-media {
  position: relative;
  width: 100%;
  background: var(--rule);
}

.pm-media img {
  width: 100%;
  aspect-ratio: 16 / 10;
  object-fit: cover;
}

.pm-carousel {
  position: relative;
  aspect-ratio: 16 / 10;
  overflow: hidden;
}

.pm-carousel img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  aspect-ratio: auto;
  opacity: 0;
  transition: opacity 0.7s var(--ease);
}

.pm-carousel img.is-active {
  opacity: 1;
}

.pm-dots {
  position: absolute;
  left: 0;
  right: 0;
  bottom: 14px;
  z-index: 2;
  display: flex;
  justify-content: center;
  gap: 7px;
  padding: 0 16px;
  flex-wrap: wrap;
}

.pm-dot {
  width: 7px;
  height: 7px;
  padding: 0;
  border: none;
  border-radius: 50%;
  background: rgba(255, 255, 255, 0.45);
  box-shadow: 0 0 3px rgba(0, 0, 0, 0.4);
  cursor: pointer;
  transition: background 0.2s var(--ease), transform 0.2s var(--ease);
}

.pm-dot:hover {
  background: rgba(255, 255, 255, 0.8);
}

.pm-dot[aria-current="true"] {
  background: #fff;
  transform: scale(1.35);
}

.pm-inner {
  padding: 34px 40px 40px;
}

.pm-num {
  margin-bottom: 10px;
  font-size: 11px;
  letter-spacing: 0.16em;
  color: var(--ink-400);
}

.pm-name {
  margin-bottom: 6px;
  font-family: var(--font-display);
  font-size: 28px;
  font-weight: 500;
  line-height: 1.2;
  letter-spacing: -0.01em;
  color: var(--ink);
}

.pm-hood {
  margin-bottom: 26px;
  padding-bottom: 26px;
  font-size: 12.5px;
  font-weight: 500;
  letter-spacing: 0.04em;
  color: var(--accent-text);
  border-bottom: 1px solid var(--rule);
}

.pm-stats {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 14px;
  margin-bottom: 26px;
}

.pm-stat {
  padding: 16px;
  background: var(--surface-alt);
}

.pm-stat-val {
  display: block;
  margin-bottom: 3px;
  font-family: var(--font-display);
  font-size: 21px;
  font-weight: 500;
  color: var(--navy);
}

.pm-stat-lbl {
  font-size: 10.5px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--ink-400);
}

.pm-section {
  margin-bottom: 22px;
}

.pm-section:last-of-type {
  margin-bottom: 0;
}

.pm-section-lbl {
  margin-bottom: 7px;
  font-size: 11px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--ink-400);
}

.pm-desc {
  font-size: 14.5px;
  line-height: 1.75;
  color: var(--ink-600);
}

.pm-section-val {
  font-size: 14.5px;
  line-height: 1.7;
  color: var(--ink-600);
}

.pm-links {
  display: flex;
  flex-wrap: wrap;
  gap: 22px;
  margin-top: 16px;
}

.pm-link {
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.04em;
  color: var(--navy);
  text-decoration: none;
  border-bottom: 1px solid var(--navy);
  padding-bottom: 1px;
  transition: color 0.2s var(--ease), border-color 0.2s var(--ease);
}

.pm-link:hover {
  color: var(--accent-text);
  border-bottom-color: var(--accent-text);
}

.pm-cta {
  display: flex;
  align-items: center;
  gap: 12px;
  width: 100%;
  margin-top: 28px;
  padding: 16px 24px;
  font-family: inherit;
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: #fff;
  background: var(--navy);
  border: 1px solid var(--navy);
  cursor: pointer;
  transition: background 0.2s var(--ease);
}

.pm-cta:hover {
  background: var(--navy-700);
}

.pm-cta-label {
  flex: 1;
  text-align: left;
}

.pm-cta-arrow {
  flex-shrink: 0;
  font-size: 16px;
  opacity: 0.7;
}

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

.site-footer {
  padding: 64px var(--gutter) 34px;
  background: var(--ink);
  border-top: 1px solid var(--on-dark-rule);
  color: var(--on-dark-600);
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr;
  gap: 48px;
  max-width: var(--measure);
  padding-bottom: 44px;
  border-bottom: 1px solid var(--on-dark-rule);
}

.footer-lockup {
  --lw: 132px;
  color: var(--on-dark);
}

.footer-blurb {
  max-width: 34ch;
  margin-top: 22px;
  font-size: 13.5px;
  line-height: 1.75;
  color: var(--on-dark-400);
}

.footer-col h2 {
  margin-bottom: 16px;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--on-dark-400);
}

.footer-col ul {
  list-style: none;
}

.footer-col li {
  margin-bottom: 9px;
  font-size: 13.5px;
  line-height: 1.6;
}

.footer-col a {
  color: var(--on-dark-600);
  text-decoration: none;
  transition: color 0.2s var(--ease);
}

.footer-col a:hover {
  color: var(--on-dark);
}

.footer-address {
  font-size: 13.5px;
  line-height: 1.75;
  color: var(--on-dark-600);
  font-style: normal;
}

.footer-bottom {
  display: flex;
  flex-wrap: wrap;
  gap: 10px 28px;
  justify-content: space-between;
  align-items: center;
  max-width: var(--measure);
  padding-top: 26px;
}

.footer-bottom p {
  font-size: 12px;
  color: var(--on-dark-400);
}

/* --- Reveal on scroll ----------------------------------------------------- */

/* Only hide the pre-animation state where script can actually reveal it, so a
   blocked or broken bundle can never leave this content invisible. */
@media (scripting: enabled) {
  .reveal {
    opacity: 0;
    transform: translateY(18px);
    transition: opacity 0.7s var(--ease), transform 0.7s var(--ease);
  }
}

.reveal.is-visible {
  opacity: 1;
  transform: none;
}

/* --- Responsive ----------------------------------------------------------- */

@media (max-width: 1100px) {
  .footer-grid {
    grid-template-columns: 1fr 1fr;
  }
  .footer-lockup-col {
    grid-column: 1 / -1;
  }
}

@media (max-width: 940px) {
  .portfolio-grid,
  .team-grid {
    grid-template-columns: repeat(2, 1fr);
  }
  .about-grid,
  .contact-grid {
    gap: 56px;
  }
}

@media (max-width: 860px) {
  :root {
    --gutter: 6vw;
  }

  section {
    padding: 76px var(--gutter);
  }

  .about-grid,
  .contact-grid,
  .form-row,
  .svc-item,
  .agents-grid {
    grid-template-columns: 1fr;
    gap: 28px;
  }

  .svc-item {
    gap: 14px;
  }

  .hero-stats {
    gap: 30px 40px;
  }

  .nav-toggle {
    display: flex;
  }

  .nav-cta {
    display: none;
  }

  .nav-links {
    position: absolute;
    top: var(--nav-h);
    left: 0;
    right: 0;
    display: none;
    flex-direction: column;
    gap: 0;
    margin: 0;
    padding: 18px var(--gutter) 24px;
    background: rgba(255, 255, 255, 0.98);
    backdrop-filter: blur(10px);
    border-bottom: 1px solid var(--rule);
    box-shadow: 0 8px 20px -8px rgba(31, 31, 31, 0.14);
  }

  .nav-links.is-open {
    display: flex;
  }

  .nav-links li {
    padding: 13px 0;
    border-bottom: 1px solid var(--rule);
  }

  .nav-links li:last-child {
    border-bottom: none;
  }

  .nav-links a {
    font-size: 15px;
  }

  .bio-header {
    padding: 36px 26px 0;
    gap: 16px;
  }

  .bio-body {
    padding: 22px 26px 36px;
  }

  .bio-portrait {
    width: 76px;
    height: 96px;
  }

  .pm-inner {
    padding: 28px 24px 32px;
  }

  .pm-stats {
    gap: 10px;
  }
}

@media (max-width: 560px) {
  .portfolio-grid,
  .team-grid {
    grid-template-columns: 1fr;
    gap: 20px;
  }

  .footer-grid {
    grid-template-columns: 1fr;
    gap: 34px;
  }

  .pm-stats {
    grid-template-columns: 1fr;
  }

  .modal-overlay {
    padding: 0;
    align-items: stretch;
  }

  .modal {
    max-width: none;
    max-height: 100%;
  }
}

/* --- Motion and print ----------------------------------------------------- */

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  *,
  *::before,
  *::after {
    animation-duration: 0.001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.001ms !important;
  }

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

  .prop-card:hover,
  .team-card:hover {
    transform: none;
  }
}

@media print {
  .site-nav,
  #intro,
  .agents-section,
  .contact-form,
  .modal-overlay {
    display: none !important;
  }

  body {
    color: #000;
  }

  section {
    padding: 24px 0;
    background: #fff !important;
  }
}

/* --- Standalone pages (form fallback, errors) ----------------------------- */

.standalone {
  min-height: 100svh;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 40px;
  padding: 64px var(--gutter);
  text-align: center;
  background: var(--canvas);
}

.standalone .lockup {
  --lw: 172px;
}

.standalone-body {
  max-width: 520px;
}

.standalone-body h1 {
  font-family: var(--font-display);
  font-size: clamp(30px, 5vw, 44px);
  font-weight: 400;
  line-height: 1.15;
  letter-spacing: -0.01em;
  color: var(--navy);
}

.standalone-body h1 em {
  font-style: italic;
  color: var(--accent-text);
}

.standalone-body p {
  margin-top: 18px;
  font-size: 16px;
  line-height: 1.75;
  color: var(--ink-600);
}

.standalone-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
  justify-content: center;
  margin-top: 32px;
}

.standalone-contact {
  font-size: 13px;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--ink-400);
}

.standalone-contact a {
  color: var(--ink-600);
  border-bottom: 1px solid var(--rule);
}

.standalone-contact a:hover {
  color: var(--accent-text);
  border-bottom-color: currentColor;
}

/* Fallback copy for the two data-driven grids when script is unavailable. */
.noscript-note {
  max-width: 62ch;
  font-size: 15px;
  line-height: 1.8;
  color: var(--ink-600);
}

.noscript-note a {
  color: var(--accent-text);
  border-bottom: 1px solid currentColor;
}