/* ────────────────────────────────────────────────────────────────
   balanced real estate · design system
   ──────────────────────────────────────────────────────────────── */

:root {
  /* Brand palette */
  --ink: #181715;
  --ink-soft: #2a2722;
  --bone: #F0E9DC;
  --bone-warm: #E8DFC9;
  --bone-deep: #DDD3BD;
  --slate: #444A4E;
  --stone: #8E867A;
  --clay: #B5694B;
  --clay-deep: #8A4D35;

  /* Typography */
  --font-serif: 'Fraunces', 'Iowan Old Style', 'Apple Garamond', Georgia, serif;
  --font-sans: 'Inter', -apple-system, BlinkMacSystemFont, system-ui, 'Helvetica Neue', Arial, sans-serif;

  /* Type scale — fluid with clamp */
  --text-eyebrow: clamp(0.75rem, 0.3vw + 0.7rem, 0.875rem);
  --text-small: clamp(0.8125rem, 0.3vw + 0.75rem, 0.9375rem);
  --text-base: clamp(1rem, 0.3vw + 0.95rem, 1.125rem);
  --text-lede: clamp(1.125rem, 0.6vw + 1rem, 1.4375rem);
  --text-h3: clamp(1.5rem, 1.2vw + 1.25rem, 2.25rem);
  --text-h2: clamp(2.25rem, 3vw + 1.5rem, 4rem);
  --text-h1: clamp(3.25rem, 9vw + 1rem, 9rem);
  --text-display: clamp(4rem, 12vw + 1rem, 12rem);

  /* Spatial scale */
  --gutter: clamp(1.25rem, 3vw, 2.5rem);
  --section: clamp(4rem, 8vw, 8rem);
  --section-tight: clamp(2.5rem, 5vw, 4rem);

  /* Layout */
  --max-width: 1440px;
  --content-width: 1140px;
  --reading-width: 680px;

  /* Motion */
  --ease: cubic-bezier(0.2, 0.8, 0.2, 1);
  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
  --transition-fast: 180ms var(--ease);
  --transition-medium: 380ms var(--ease);
  --transition-slow: 800ms var(--ease-out);
}

/* ────────────────────────── reset / base ────────────────────────── */

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

html {
  font-size: 17px;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
  scroll-behavior: smooth;
  scroll-padding-top: 6rem;
}

@media (min-width: 1024px) {
  html { font-size: 18px; }
}

body {
  background: var(--bone);
  color: var(--ink);
  font-family: var(--font-sans);
  font-size: var(--text-base);
  line-height: 1.55;
  font-feature-settings: "ss01", "kern", "liga";
  font-weight: 400;
  min-height: 100vh;
  overflow-x: hidden;
}

::selection {
  background: var(--ink);
  color: var(--bone);
}

img, svg, video {
  display: block;
  max-width: 100%;
  height: auto;
}

ul, ol { list-style: none; }

a {
  color: inherit;
  text-decoration: none;
  text-underline-offset: 0.18em;
  text-decoration-thickness: 1px;
}

button {
  font: inherit;
  color: inherit;
  background: none;
  border: none;
  cursor: pointer;
}

input, textarea, select {
  font: inherit;
  color: inherit;
  background: transparent;
  border: none;
  outline: none;
  width: 100%;
}

/* ─────────────────────── typography utilities ─────────────────────── */

.eyebrow {
  font-family: var(--font-sans);
  font-size: var(--text-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
}

.eyebrow--ink { color: var(--ink); }
.eyebrow--bone { color: var(--bone); }
.eyebrow--clay { color: var(--clay); }

.serif { font-family: var(--font-serif); }
.serif-italic { font-family: var(--font-serif); font-style: italic; }

.sans { font-family: var(--font-sans); }

/* ─────────────────────── brand mark (CSS only) ────────────────────── */

.mark {
  display: inline-block;
  position: relative;
  width: 1em;
  height: 1em;
  vertical-align: -0.18em;
  flex-shrink: 0;
}

.mark::before,
.mark::after {
  content: '';
  position: absolute;
  left: 0;
  width: 100%;
  background: var(--ink);
}

/* Golden-ratio band, calculated:
   total = 1, band = 0.07
   top = (1 - 0.07) / (φ + 1) = 0.3553
   bot = 1 - top - band = 0.5747 */
.mark::before { top: 0; height: 35.53%; }
.mark::after { bottom: 0; height: 57.47%; }

.mark--inverse::before,
.mark--inverse::after {
  background: var(--bone);
}

/* ────────────────────────── site header ───────────────────────────── */

.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(240, 233, 220, 0.85);
  backdrop-filter: blur(12px) saturate(1.2);
  -webkit-backdrop-filter: blur(12px) saturate(1.2);
  border-bottom: 1px solid rgba(24, 23, 21, 0.08);
}

.site-header__inner {
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 1.1rem var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 0.5em;
  font-family: var(--font-serif);
  font-size: clamp(1.0625rem, 1.4vw + 0.7rem, 1.75rem);
  font-weight: 400;
  letter-spacing: -0.015em;
  color: var(--ink);
  text-decoration: none;
  transition: opacity var(--transition-fast);
  line-height: 1;
  white-space: nowrap;
}

.brand:hover { opacity: 0.7; }
.brand .mark { width: 1.05em; height: 1.05em; vertical-align: -0.2em; }

.site-header__inner {
  padding-block: clamp(0.9rem, 0.6vw + 0.7rem, 1.35rem);
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 1.75rem;
  font-size: var(--text-small);
  font-weight: 500;
}

.site-nav a {
  position: relative;
  color: var(--ink);
  padding: 0.25rem 0;
  transition: color var(--transition-fast);
}

.site-nav a::after {
  content: '';
  position: absolute;
  left: 0;
  right: 0;
  bottom: -2px;
  height: 1px;
  background: var(--clay);
  transform: scaleX(0);
  transform-origin: left center;
  transition: transform 380ms var(--ease-out);
}

.site-nav a:hover::after,
.site-nav a:focus-visible::after,
.site-nav a[aria-current='page']::after {
  transform: scaleX(1);
}

.site-nav a[aria-current='page'] {
  color: var(--clay);
}

@media (max-width: 720px) {
  .site-nav { gap: 1.1rem; font-size: 0.8125rem; }
  .site-nav a:not(:last-child) { display: none; }
  .site-nav a:last-child {
    padding: 0.45em 1em;
    border: 1px solid var(--ink);
    border-radius: 999px;
    font-weight: 500;
  }
  .site-nav a:last-child::after { display: none; }
}

/* ─────────────────────────── containers ───────────────────────────── */

.container {
  max-width: var(--max-width);
  margin-inline: auto;
  padding-inline: var(--gutter);
}

.container--narrow {
  max-width: var(--content-width);
  margin-inline: auto;
  padding-inline: var(--gutter);
}

.container--reading {
  max-width: var(--reading-width);
  margin-inline: auto;
  padding-inline: var(--gutter);
}

/* ─────────────────────────── hero section ─────────────────────────── */

.hero {
  padding: clamp(4rem, 10vw, 9rem) var(--gutter) clamp(3.5rem, 8vw, 7rem);
  max-width: var(--max-width);
  margin-inline: auto;
  position: relative;
}

.hero__eyebrow {
  font-size: var(--text-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
  margin-bottom: clamp(1.5rem, 3vw, 2.5rem);
  opacity: 0;
  animation: reveal 700ms 100ms var(--ease-out) forwards;
}

.hero__title {
  font-family: var(--font-serif);
  font-size: var(--text-h1);
  font-weight: 400;
  line-height: 0.92;
  letter-spacing: -0.035em;
  color: var(--ink);
  margin-bottom: clamp(1.5rem, 3vw, 2.5rem);
}

.hero__title span {
  display: block;
  opacity: 0;
  animation: reveal 900ms var(--ease-out) forwards;
}

.hero__title span:nth-child(1) { animation-delay: 200ms; }
.hero__title span:nth-child(2) {
  animation-delay: 380ms;
  font-style: italic;
  padding-left: clamp(2rem, 6vw, 6rem);
  color: var(--ink);
}

.hero__lede {
  font-family: var(--font-sans);
  font-size: clamp(1.125rem, 0.5vw + 1rem, 1.3125rem);
  font-weight: 400;
  line-height: 1.55;
  letter-spacing: -0.005em;
  color: var(--slate);
  max-width: 46ch;
  margin-bottom: clamp(2rem, 4vw, 3rem);
  opacity: 0;
  animation: reveal 900ms 600ms var(--ease-out) forwards;
}

.hero__cta {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
  opacity: 0;
  animation: reveal 900ms 800ms var(--ease-out) forwards;
}

@keyframes reveal {
  from {
    opacity: 0;
    transform: translateY(1rem);
  }
  to {
    opacity: 1;
    transform: translateY(0);
  }
}

/* ────────────────────────── buttons ──────────────────────────────── */

.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.5em;
  padding: 0.95em 1.5em;
  font-family: var(--font-sans);
  font-size: var(--text-small);
  font-weight: 500;
  letter-spacing: 0.02em;
  border-radius: 999px;
  cursor: pointer;
  transition: all var(--transition-medium);
  text-decoration: none;
  border: 1px solid transparent;
  white-space: nowrap;
}

.btn--primary {
  background: var(--ink);
  color: var(--bone);
}

.btn--primary:hover {
  background: var(--clay-deep);
  transform: translateY(-1px);
}

.btn--secondary {
  background: transparent;
  color: var(--ink);
  border-color: rgba(24, 23, 21, 0.25);
}

.btn--secondary:hover {
  border-color: var(--ink);
  background: rgba(24, 23, 21, 0.04);
  transform: translateY(-1px);
}

.btn--full-bone {
  background: var(--bone);
  color: var(--ink);
}

.btn--full-bone:hover {
  background: var(--bone-deep);
  transform: translateY(-1px);
}

.btn--large {
  padding: 1.15em 2em;
  font-size: var(--text-base);
}

/* ───────────────────── ink band (signature element) ─────────────── */

.ink-band {
  background: var(--ink);
  color: var(--bone);
  padding: clamp(4rem, 10vw, 9rem) var(--gutter);
  position: relative;
  overflow: hidden;
}

.ink-band__inner {
  max-width: 1080px;
  margin-inline: auto;
  position: relative;
}

.ink-band__statement {
  font-family: var(--font-serif);
  font-style: italic;
  font-weight: 400;
  font-size: clamp(1.875rem, 4vw + 0.5rem, 3.75rem);
  line-height: 1.18;
  letter-spacing: -0.02em;
  color: var(--bone);
  text-wrap: balance;
}

.ink-band__statement em {
  color: var(--bone-deep);
  font-style: normal;
  font-weight: 400;
}

.ink-band__eyebrow {
  color: var(--bone-deep);
  font-family: var(--font-sans);
  font-size: var(--text-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  margin-bottom: clamp(1.25rem, 3vw, 2rem);
}

/* ───────────────────────── section: corridor ───────────────────── */

.section {
  padding: var(--section) var(--gutter);
  max-width: var(--max-width);
  margin-inline: auto;
}

.section__eyebrow {
  font-size: var(--text-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
  margin-bottom: 1.5rem;
}

.section__title {
  font-family: var(--font-serif);
  font-size: var(--text-h2);
  font-weight: 400;
  line-height: 1.02;
  letter-spacing: -0.025em;
  color: var(--ink);
  margin-bottom: 2rem;
  text-wrap: balance;
}

.section__body {
  font-family: var(--font-sans);
  font-size: clamp(1.0625rem, 0.4vw + 1rem, 1.1875rem);
  line-height: 1.65;
  color: var(--slate);
  max-width: 50ch;
}

.section__body p + p { margin-top: 1.25em; }

.corridor {
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(2rem, 5vw, 4rem);
}

@media (min-width: 880px) {
  .corridor {
    grid-template-columns: minmax(0, 1.5fr) minmax(0, 1fr);
    align-items: start;
  }
}

.corridor__list {
  font-family: var(--font-serif);
  font-size: clamp(1.125rem, 1vw + 0.875rem, 1.5rem);
  line-height: 1.7;
  color: var(--ink);
  border-top: 1px solid rgba(24, 23, 21, 0.15);
}

.corridor__list li {
  padding: 0.85em 0;
  border-bottom: 1px solid rgba(24, 23, 21, 0.15);
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 1em;
  align-items: baseline;
}

.corridor__list li > span:last-child {
  text-align: right;
  font-size: 0.7em;
  letter-spacing: 0.06em;
  color: var(--stone);
  font-feature-settings: "tnum";
}

/* ───────────────────────── three doors ──────────────────────────── */

.doors {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1px;
  background: rgba(24, 23, 21, 0.12);
  border-top: 1px solid rgba(24, 23, 21, 0.12);
  border-bottom: 1px solid rgba(24, 23, 21, 0.12);
}

@media (min-width: 880px) {
  .doors { grid-template-columns: repeat(3, 1fr); }
}

.door {
  background: var(--bone);
  padding: clamp(2.5rem, 5vw, 4rem) clamp(2rem, 4vw, 3rem);
  display: flex;
  flex-direction: column;
  gap: 1.25rem;
  text-decoration: none;
  color: var(--ink);
  transition: background var(--transition-medium);
  min-height: clamp(280px, 35vw, 420px);
}

.door:hover {
  background: var(--bone-warm);
}

.door__title {
  font-family: var(--font-serif);
  font-size: var(--text-h3);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.025em;
  color: var(--ink);
}

.door__body {
  font-family: var(--font-sans);
  font-size: var(--text-base);
  line-height: 1.55;
  color: var(--slate);
  flex: 1;
}

.door__cta {
  font-family: var(--font-sans);
  font-size: var(--text-small);
  font-weight: 500;
  color: var(--clay);
  letter-spacing: 0.01em;
  transition: transform var(--transition-fast);
}

.door:hover .door__cta {
  transform: translateX(0.25rem);
}

/* ───────────────────────── about preview ──────────────────────────── */

.about-preview {
  display: grid;
  gap: 2rem;
  max-width: var(--reading-width);
}

.about-preview__bio {
  font-family: var(--font-sans);
  font-size: clamp(1.0625rem, 0.4vw + 1rem, 1.1875rem);
  line-height: 1.65;
  color: var(--slate);
}

.link-cta {
  font-family: var(--font-sans);
  font-size: var(--text-small);
  font-weight: 500;
  color: var(--clay);
  letter-spacing: 0.02em;
  position: relative;
  display: inline-flex;
  gap: 0.4em;
  align-items: baseline;
}

.link-cta::after {
  content: '';
  position: absolute;
  left: 0;
  right: 0;
  bottom: -2px;
  height: 1px;
  background: currentColor;
  transform: scaleX(0.4);
  transform-origin: left center;
  transition: transform 380ms var(--ease-out);
}

.link-cta:hover::after { transform: scaleX(1); }

/* ─────────────────────── final CTA section ─────────────────────── */

.cta-section {
  background: var(--ink);
  color: var(--bone);
  padding: var(--section) var(--gutter);
}

.cta-section__inner {
  max-width: var(--content-width);
  margin-inline: auto;
  display: grid;
  gap: clamp(2rem, 4vw, 3rem);
}

.cta-section__title {
  font-family: var(--font-serif);
  font-size: clamp(2.5rem, 6vw, 5rem);
  font-weight: 400;
  line-height: 0.95;
  letter-spacing: -0.03em;
  color: var(--bone);
}

.cta-section__body {
  font-family: var(--font-sans);
  font-size: clamp(1.0625rem, 0.4vw + 1rem, 1.1875rem);
  line-height: 1.6;
  color: var(--bone-deep);
  max-width: 50ch;
}

.cta-options {
  display: grid;
  gap: 1px;
  background: rgba(240, 233, 220, 0.18);
  border-top: 1px solid rgba(240, 233, 220, 0.18);
  border-bottom: 1px solid rgba(240, 233, 220, 0.18);
  margin-top: 1rem;
}

@media (min-width: 720px) {
  .cta-options { grid-template-columns: repeat(3, 1fr); }
}

.cta-option {
  background: var(--ink);
  padding: 1.75rem 1.5rem;
  display: flex;
  flex-direction: column;
  gap: 0.4rem;
  text-decoration: none;
  color: var(--bone);
  transition: background var(--transition-medium);
}

.cta-option:hover {
  background: var(--ink-soft);
}

.cta-option__label {
  font-family: var(--font-sans);
  font-size: var(--text-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--bone-deep);
}

.cta-option__value {
  font-family: var(--font-serif);
  font-size: clamp(1.125rem, 1.5vw + 0.5rem, 1.5rem);
  font-weight: 400;
  color: var(--bone);
  letter-spacing: -0.01em;
}

/* ───────────────────────── site footer ──────────────────────────── */

.site-footer {
  background: var(--ink);
  color: var(--bone);
  padding: clamp(3rem, 6vw, 5rem) var(--gutter) 2rem;
  border-top: 1px solid rgba(240, 233, 220, 0.08);
}

.site-footer__inner {
  max-width: var(--max-width);
  margin-inline: auto;
  display: grid;
  gap: clamp(2rem, 4vw, 4rem);
}

@media (min-width: 880px) {
  .site-footer__inner {
    grid-template-columns: 1.5fr 1fr 1.5fr;
    align-items: start;
  }
}

.footer__brand {
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
}

.footer__wordmark {
  font-family: var(--font-serif);
  font-size: 1.125rem;
  font-weight: 400;
  letter-spacing: -0.01em;
  color: var(--bone);
  display: flex;
  align-items: center;
  gap: 0.55em;
}

.footer__wordmark .mark { width: 0.95em; height: 0.95em; }

.footer__tagline {
  font-family: var(--font-serif);
  font-style: italic;
  font-size: var(--text-small);
  color: var(--bone-deep);
}

.footer__nav ul {
  display: flex;
  flex-direction: column;
  gap: 0.5em;
  font-size: var(--text-small);
}

.footer__nav a {
  color: var(--bone);
  transition: color var(--transition-fast);
}

.footer__nav a:hover { color: var(--clay); }

.footer__meta {
  display: flex;
  flex-direction: column;
  gap: 1rem;
  font-size: var(--text-small);
  color: var(--bone-deep);
  line-height: 1.5;
}

.footer__attribution {
  font-family: var(--font-sans);
  font-size: var(--text-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--bone-deep);
}

.footer__attribution strong {
  color: var(--bone);
  font-weight: 500;
}

.footer__disclaimer {
  font-size: 0.75rem;
  line-height: 1.6;
  color: rgba(240, 233, 220, 0.55);
}

.footer__copyright {
  font-size: var(--text-eyebrow);
  letter-spacing: 0.04em;
  color: rgba(240, 233, 220, 0.55);
  margin-top: 0.5rem;
}

/* ───────────────────────── forms ────────────────────────────────── */

.form-page {
  padding: clamp(2rem, 5vw, 5rem) var(--gutter) clamp(4rem, 8vw, 7rem);
  max-width: var(--reading-width);
  margin-inline: auto;
}

.form-page__heading {
  margin-bottom: clamp(2rem, 5vw, 3.5rem);
}

.form-page__eyebrow {
  font-size: var(--text-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
  margin-bottom: 1rem;
}

.form-page__title {
  font-family: var(--font-serif);
  font-size: clamp(2.5rem, 5vw + 1rem, 4.5rem);
  font-weight: 400;
  line-height: 0.98;
  letter-spacing: -0.03em;
  color: var(--ink);
  margin-bottom: 1.25rem;
}

.form-page__lede {
  font-family: var(--font-sans);
  font-size: clamp(1.125rem, 0.5vw + 1rem, 1.3125rem);
  line-height: 1.55;
  color: var(--slate);
  max-width: 50ch;
}

.form {
  display: flex;
  flex-direction: column;
  gap: clamp(1.75rem, 3vw, 2.5rem);
}

.field {
  display: flex;
  flex-direction: column;
  gap: 0.6rem;
  position: relative;
}

.field__label {
  font-family: var(--font-sans);
  font-size: var(--text-eyebrow);
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--stone);
}

.field__hint {
  font-size: 0.8125rem;
  color: var(--stone);
  font-style: italic;
  margin-top: -0.25rem;
}

.field input[type='text'],
.field input[type='email'],
.field input[type='tel'],
.field textarea {
  font-family: var(--font-sans);
  font-size: 1.0625rem;
  color: var(--ink);
  padding: 0.7em 0;
  border-bottom: 1px solid rgba(24, 23, 21, 0.25);
  transition: border-color var(--transition-fast);
  width: 100%;
  line-height: 1.5;
}

.field input::placeholder,
.field textarea::placeholder {
  color: rgba(68, 74, 78, 0.42);
  font-style: normal;
}

.field input:focus,
.field textarea:focus {
  border-color: var(--ink);
}

.field textarea {
  min-height: 6em;
  resize: vertical;
}

.field__chips {
  display: flex;
  flex-wrap: wrap;
  gap: 0.65rem;
}

.chip {
  display: inline-flex;
  align-items: center;
  padding: 0.55em 1.15em;
  font-family: var(--font-sans);
  font-size: var(--text-small);
  font-weight: 500;
  letter-spacing: 0.01em;
  border: 1px solid rgba(24, 23, 21, 0.25);
  border-radius: 999px;
  background: transparent;
  color: var(--slate);
  cursor: pointer;
  transition: all var(--transition-fast);
  user-select: none;
}

.chip:hover {
  border-color: var(--ink);
  color: var(--ink);
}

.chip input {
  position: absolute;
  opacity: 0;
  pointer-events: none;
}

.chip:has(input:checked) {
  background: var(--ink);
  color: var(--bone);
  border-color: var(--ink);
}

/* Variant: chips that sit on an Ink background */
.chip--on-ink {
  border-color: rgba(240, 233, 220, 0.32);
  color: var(--bone-deep);
  background: transparent;
}

.chip--on-ink:hover {
  border-color: var(--bone);
  color: var(--bone);
}

.chip--on-ink:has(input:checked) {
  background: var(--bone);
  color: var(--ink);
  border-color: var(--bone);
}

/* Form fields living on an Ink background */
.ink-band .field input[type='text'],
.ink-band .field input[type='email'],
.ink-band .field input[type='tel'],
.ink-band .field textarea {
  color: var(--bone);
  border-bottom-color: rgba(240, 233, 220, 0.32);
  background: transparent;
}

.ink-band .field input:focus,
.ink-band .field textarea:focus {
  border-bottom-color: var(--bone);
}

.ink-band .field input::placeholder,
.ink-band .field textarea::placeholder {
  color: rgba(240, 233, 220, 0.42);
}

.ink-band .form__error {
  background: rgba(181, 105, 75, 0.18);
  color: var(--bone);
  border-left-color: var(--clay);
}

.ink-band .form__success {
  background: rgba(240, 233, 220, 0.08);
  color: var(--bone);
  border-left-color: var(--bone);
}

.form__turnstile {
  margin-top: 0.5rem;
}

.form__submit {
  margin-top: 1rem;
  align-self: flex-start;
}

.form__error,
.form__success {
  font-family: var(--font-serif);
  font-style: italic;
  font-size: var(--text-base);
  padding: 1rem 1.25rem;
  border-left: 2px solid var(--clay);
  background: rgba(181, 105, 75, 0.06);
  color: var(--ink);
  display: none;
}

.form__error.is-visible,
.form__success.is-visible {
  display: block;
}

.form__success {
  border-left-color: var(--ink);
  background: rgba(24, 23, 21, 0.04);
}

/* ───────────────────────── thank you page ─────────────────────── */

.thank-you {
  min-height: 70vh;
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  text-align: center;
  padding: var(--section) var(--gutter);
  max-width: var(--reading-width);
  margin-inline: auto;
}

.thank-you__title {
  font-family: var(--font-serif);
  font-size: clamp(3rem, 8vw, 7rem);
  font-weight: 400;
  font-style: italic;
  line-height: 0.95;
  letter-spacing: -0.03em;
  color: var(--ink);
  margin-bottom: 1.5rem;
}

.thank-you__body {
  font-family: var(--font-serif);
  font-size: var(--text-lede);
  line-height: 1.5;
  color: var(--slate);
  margin-bottom: 2.5rem;
  max-width: 32ch;
}

/* ────────────────── anchored single-page sections ───────────────── */

section[id] {
  scroll-margin-top: 5.5rem;
}

/* ────────────────── markets grid (Texas) ────────────────────────── */

.markets {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1px;
  background: rgba(24, 23, 21, 0.12);
  border-top: 1px solid rgba(24, 23, 21, 0.12);
  border-bottom: 1px solid rgba(24, 23, 21, 0.12);
  margin-top: clamp(2rem, 4vw, 3rem);
}

@media (min-width: 720px) {
  .markets { grid-template-columns: repeat(2, 1fr); }
}

@media (min-width: 1080px) {
  .markets { grid-template-columns: repeat(4, 1fr); }
}

.market {
  background: var(--bone);
  padding: clamp(1.75rem, 3vw, 2.5rem) clamp(1.5rem, 2.5vw, 2rem);
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
  min-height: 200px;
}

.market__label {
  font-family: var(--font-sans);
  font-size: var(--text-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
}

.market__title {
  font-family: var(--font-serif);
  font-size: clamp(1.5rem, 1.5vw + 1rem, 1.875rem);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.02em;
  color: var(--ink);
  margin-bottom: 0.25rem;
}

.market__cities {
  font-family: var(--font-sans);
  font-size: 0.9375rem;
  line-height: 1.55;
  color: var(--slate);
}

/* ─────────────── inquiry type switcher (single form) ─────────────── */

.inquiry-type {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  margin-top: 0.4rem;
}

/* ─────────────── divider rule (used between sections) ────────────── */

.rule {
  height: 1px;
  background: rgba(24, 23, 21, 0.12);
  border: 0;
  margin: 0;
  max-width: var(--max-width);
  margin-inline: auto;
}

/* ───────────────────────── essay / editorial pages ─────────────── */

.essay {
  padding: clamp(3rem, 6vw, 6rem) var(--gutter) clamp(3rem, 6vw, 5rem);
  max-width: var(--reading-width);
  margin-inline: auto;
}

.essay__header {
  margin-bottom: clamp(2.5rem, 6vw, 4.5rem);
}

.essay__eyebrow {
  font-size: var(--text-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
  margin-bottom: 1.25rem;
}

.essay__title {
  font-family: var(--font-serif);
  font-size: clamp(2.75rem, 7vw + 1rem, 6rem);
  font-weight: 400;
  line-height: 0.98;
  letter-spacing: -0.03em;
  color: var(--ink);
  margin-bottom: clamp(1.5rem, 3vw, 2rem);
}

.essay__title em {
  font-style: italic;
}

.essay__lede {
  font-family: var(--font-sans);
  font-size: clamp(1.125rem, 0.5vw + 1rem, 1.3125rem);
  font-weight: 400;
  line-height: 1.55;
  color: var(--slate);
  letter-spacing: -0.005em;
  max-width: 50ch;
}

.essay__body {
  font-family: var(--font-sans);
  font-size: clamp(1.0625rem, 0.4vw + 1rem, 1.1875rem);
  line-height: 1.7;
  color: var(--ink);
}

.essay__body p {
  margin-bottom: 1.4em;
}

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

.essay__body h2 {
  font-family: var(--font-serif);
  font-size: clamp(1.5rem, 1.5vw + 1rem, 2rem);
  font-weight: 400;
  line-height: 1.15;
  letter-spacing: -0.02em;
  color: var(--ink);
  margin-top: 2.5em;
  margin-bottom: 0.6em;
  text-wrap: balance;
}

.essay__body h2:first-child {
  margin-top: 0;
}

.essay__body a {
  color: var(--clay);
  text-decoration: underline;
  text-underline-offset: 0.18em;
  text-decoration-thickness: 1px;
  transition: color var(--transition-fast);
}

.essay__body a:hover {
  color: var(--clay-deep);
}

.essay__footer {
  margin-top: clamp(2.5rem, 5vw, 4rem);
  padding-top: 2rem;
  border-top: 1px solid rgba(24, 23, 21, 0.15);
}

.essay__sig {
  font-family: var(--font-sans);
  font-style: italic;
  font-size: var(--text-small);
  color: var(--stone);
  letter-spacing: 0.01em;
}

/* ───────────────────────── motion / reveal ─────────────────────── */

.reveal {
  opacity: 0;
  transform: translateY(2rem);
  transition: opacity 1s var(--ease-out), transform 1s var(--ease-out);
}

.reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
    scroll-behavior: auto !important;
  }
  .hero__eyebrow, .hero__title span, .hero__lede, .hero__cta,
  .reveal {
    opacity: 1;
    transform: none;
  }
}

/* ───────────────────────── accessibility ───────────────────────── */

:focus-visible {
  outline: 2px solid var(--clay);
  outline-offset: 3px;
  border-radius: 2px;
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.skip-link {
  position: absolute;
  top: -100px;
  left: 1rem;
  padding: 0.75rem 1.25rem;
  background: var(--ink);
  color: var(--bone);
  font-size: var(--text-small);
  font-weight: 500;
  z-index: 200;
  transition: top var(--transition-fast);
}

.skip-link:focus { top: 1rem; }