/* Scott Semer Real Estate — quiet luxury, black & white */
:root{
  --ink:#141414;
  --ink-soft:#3d3d3d;
  --muted:#6f6f6f;
  --hairline:#e4e4e4;
  --paper:#ffffff;
  --paper-warm:#f7f7f5;
  --black:#0c0c0c;
  --max:1240px;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  font-family:'Inter',-apple-system,sans-serif;
  color:var(--ink);
  background:var(--paper);
  font-size:16px;
  line-height:1.7;
  font-weight:300;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
ul{list-style:none}
address{font-style:normal}
.wrap{max-width:var(--max);margin:0 auto;padding:0 32px}
.skip-link{position:absolute;left:-9999px;top:0;background:var(--black);color:#fff;padding:10px 18px;z-index:200}
.skip-link:focus{left:0}

/* Typography */
.h1{font-size:clamp(2.4rem,5.2vw,4.2rem);font-weight:200;letter-spacing:-.015em;line-height:1.12}
.h2{font-size:clamp(1.7rem,3.2vw,2.6rem);font-weight:250;letter-spacing:-.01em;line-height:1.2;margin-bottom:24px}
.h3{font-size:1.25rem;font-weight:400;letter-spacing:0;line-height:1.35}
.eyebrow{font-size:.7rem;font-weight:500;letter-spacing:.32em;text-transform:uppercase;color:var(--muted);margin-bottom:18px}
.eyebrow-light{color:rgba(255,255,255,.75)}
.lede{font-size:1.15rem;line-height:1.8;color:var(--ink-soft);font-weight:300}
p+p{margin-top:1em}

/* Buttons */
.btn{
  display:inline-block;font-size:.72rem;font-weight:500;letter-spacing:.22em;
  text-transform:uppercase;padding:17px 38px;border:1px solid var(--ink);
  color:var(--ink);background:transparent;transition:all .35s ease;cursor:pointer
}
.btn:hover{background:var(--ink);color:#fff}
.btn-light{border-color:#fff;color:#fff}
.btn-light:hover{background:#fff;color:var(--ink)}
.btn-solid{background:var(--ink);color:#fff}
.btn-solid:hover{background:transparent;color:var(--ink)}
.btn-nav{padding:12px 26px;white-space:nowrap}

/* Header */
.site-header{
  position:sticky;top:0;z-index:100;background:rgba(255,255,255,.94);
  backdrop-filter:blur(12px);border-bottom:1px solid var(--hairline)
}
.header-inner{max-width:var(--max);margin:0 auto;padding:0 32px;height:84px;display:flex;align-items:center;gap:32px}
.logo-lockup{display:flex;align-items:center;gap:20px;flex-shrink:0}
.logo-apex{width:101px;height:auto}
.logo-light{display:none}
.logo-rule{width:1px;height:44px;background:var(--hairline);display:block}
.logo-lockup-footer .logo-rule{background:rgba(255,255,255,.25)}
.logo-name{display:flex;flex-direction:column;line-height:1.3}
.logo-name strong{font-size:.92rem;font-weight:600;letter-spacing:.18em}
.logo-name em{font-style:normal;font-size:.6rem;font-weight:400;letter-spacing:.3em;text-transform:uppercase;color:var(--muted)}
.name-mark{display:flex;flex-direction:column;line-height:1.3;flex-shrink:0}
.name-mark strong{font-size:1.56rem;font-weight:300;letter-spacing:.16em;color:var(--ink)}
.name-mark em{font-style:normal;font-size:.66rem;font-weight:400;letter-spacing:.42em;text-transform:uppercase;color:var(--muted)}
.apex-mark{flex-shrink:0}
.apex-mark img{width:114px;height:auto}
.site-nav{margin-left:auto}
.site-nav ul{display:flex;gap:30px}
.site-nav a{
  font-size:.72rem;font-weight:400;letter-spacing:.18em;text-transform:uppercase;
  padding:8px 0;border-bottom:1px solid transparent;transition:border-color .3s
}
.site-nav a:hover,.site-nav a.active{border-bottom-color:var(--ink)}
.nav-toggle{display:none;background:none;border:none;width:44px;height:44px;position:relative;cursor:pointer}
.nav-toggle span{position:absolute;left:10px;right:10px;height:1.5px;background:var(--ink);transition:all .3s ease}
.nav-toggle span:first-child{top:18px}
.nav-toggle span:last-child{top:26px}
body.menu-open .nav-toggle span:first-child{top:22px;transform:rotate(45deg)}
body.menu-open .nav-toggle span:last-child{top:22px;transform:rotate(-45deg)}

/* Mobile menu */
.mobile-menu{
  position:fixed;inset:84px 0 0 0;background:var(--paper);z-index:99;
  transform:translateY(-102%);transition:transform .45s cubic-bezier(.65,0,.35,1);
  overflow-y:auto;padding:48px 32px
}
body.menu-open .mobile-menu{transform:translateY(0)}
.mobile-menu ul li{border-bottom:1px solid var(--hairline)}
.mobile-menu ul a{display:block;padding:20px 0;font-size:1.05rem;font-weight:300;letter-spacing:.06em}
.mobile-menu-contact{margin-top:36px;display:flex;flex-direction:column;gap:10px}
.mobile-menu-contact a{font-size:.85rem;letter-spacing:.08em;color:var(--muted)}

/* Hero */
.hero{position:relative;background-size:cover;background-position:center;display:flex;align-items:flex-end;color:#fff}
.hero-tall{min-height:88vh}
.hero-short{min-height:56vh}
.hero-scrim{position:absolute;inset:0;background:linear-gradient(to top,rgba(10,10,10,.72) 0%,rgba(10,10,10,.25) 45%,rgba(10,10,10,.18) 100%)}
.hero-ltr .hero-scrim{background:
  linear-gradient(to right,rgba(10,10,10,.62) 0%,rgba(10,10,10,.34) 42%,rgba(10,10,10,.06) 78%),
  linear-gradient(to top,rgba(10,10,10,.66) 0%,rgba(10,10,10,.2) 45%,rgba(10,10,10,.12) 100%)}
.hero-content{position:relative;width:100%;padding-top:120px;padding-bottom:88px}
.hero-sub{max-width:620px;margin-top:22px;font-size:1.05rem;line-height:1.8;color:rgba(255,255,255,.88)}
.hero-cta{margin-top:36px;display:flex;gap:16px;flex-wrap:wrap}

/* Sections */
.section{padding:104px 0}
.section-tight{padding:72px 0}
.section-dark{background:var(--black);color:#fff}
.section-dark .eyebrow{color:rgba(255,255,255,.6)}
.section-dark .lede,.section-dark p{color:rgba(255,255,255,.82)}
.section-warm{background:var(--paper-warm)}
.center{text-align:center}
.center .eyebrow{margin-left:auto;margin-right:auto}

/* Two-column feature */
.split{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:center}
.split-text .h2{margin-bottom:20px}
.split img{width:100%;height:100%;object-fit:cover;aspect-ratio:4/3}
.split-tall img{aspect-ratio:3/4}

/* Card grids */
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}
.card{display:block;position:relative;overflow:hidden}
.card figure{position:relative;overflow:hidden;aspect-ratio:4/5;margin:0}
.card-wide figure{aspect-ratio:16/10}
.card img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s cubic-bezier(.22,1,.36,1)}
.card:hover img{transform:scale(1.045)}
.card-label{padding:20px 0 0}
.card-label .eyebrow{margin-bottom:6px}
.card-label h3{font-size:1.3rem;font-weight:300;letter-spacing:.01em}
.card-label p{font-size:.9rem;color:var(--muted);margin-top:6px}
.card-arrow{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;margin-top:14px;display:inline-block;border-bottom:1px solid var(--ink);padding-bottom:3px}

/* Stats strip */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--hairline);border-top:1px solid var(--hairline);border-bottom:1px solid var(--hairline)}
.stat{background:var(--paper);padding:44px 24px;text-align:center}
.stat b{display:block;font-size:2rem;font-weight:200;letter-spacing:-.01em}
.stat span{font-size:.68rem;letter-spacing:.24em;text-transform:uppercase;color:var(--muted)}

/* FAQ */
.faq-section .h2{margin-bottom:40px}
.faq-list{border-top:1px solid var(--hairline)}
.faq-item{border-bottom:1px solid var(--hairline)}
.faq-item summary{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:26px 0;cursor:pointer;list-style:none}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary h3{font-size:1.05rem;font-weight:400;line-height:1.5}
.faq-x{position:relative;width:14px;height:14px;flex-shrink:0}
.faq-x::before,.faq-x::after{content:"";position:absolute;background:var(--ink);transition:transform .3s}
.faq-x::before{left:0;right:0;top:6.25px;height:1.5px}
.faq-x::after{top:0;bottom:0;left:6.25px;width:1.5px}
.faq-item[open] .faq-x::after{transform:rotate(90deg)}
.faq-a{padding:0 40px 28px 0;color:var(--ink-soft);max-width:820px}

/* Contact rows */
.contact-list{display:flex;flex-direction:column;gap:0;border-top:1px solid var(--hairline)}
.contact-row{display:flex;justify-content:space-between;align-items:baseline;gap:24px;padding:24px 0;border-bottom:1px solid var(--hairline);flex-wrap:wrap}
.contact-row span{font-size:.7rem;letter-spacing:.26em;text-transform:uppercase;color:var(--muted)}
.contact-row a,.contact-row address{font-size:1.15rem;font-weight:300;text-align:right}

/* Reel */
.reel-block{display:grid;grid-template-columns:minmax(280px,420px) 1fr;gap:72px;align-items:center}
.reel-frame{position:relative;aspect-ratio:9/16;background:#000;overflow:hidden}
.reel-frame video{width:100%;height:100%;object-fit:cover}

/* Prose (blog) */
.prose{max-width:760px;margin:0 auto}
.prose h2{font-size:1.6rem;font-weight:350;margin:2.2em 0 .7em;letter-spacing:-.01em;line-height:1.3}
.prose h3{font-size:1.2rem;font-weight:450;margin:1.8em 0 .6em}
.prose p{margin:1.1em 0;color:var(--ink-soft)}
.prose ul{list-style:none;margin:1.1em 0;padding:0}
.prose ul li{padding:10px 0 10px 26px;position:relative;color:var(--ink-soft);border-bottom:1px solid var(--hairline)}
.prose ul li::before{content:"";position:absolute;left:2px;top:22px;width:12px;height:1px;background:var(--ink)}
.prose figure{margin:2.4em 0}
.prose figure img{width:100%}
.prose figcaption{font-size:.78rem;letter-spacing:.1em;color:var(--muted);margin-top:10px;text-transform:uppercase}
.prose blockquote{border-left:1px solid var(--ink);padding-left:28px;margin:2em 0;font-size:1.2rem;font-weight:250;line-height:1.6}
.post-meta{font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;color:var(--muted)}
.post-head{padding:88px 0 56px;text-align:center}
.post-head .h1{font-size:clamp(2rem,4vw,3.2rem);max-width:900px;margin:18px auto 0}

/* Breadcrumb */
.crumbs{padding:20px 0 0;font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.crumbs a{border-bottom:1px solid transparent}
.crumbs a:hover{border-bottom-color:var(--muted)}
.crumbs span{margin:0 8px}

/* CTA band */
.cta-band{background:var(--paper-warm);color:var(--ink);text-align:center;padding:112px 0;border-top:1px solid var(--hairline)}
.cta-band .h2{margin-bottom:14px}
.cta-band p{color:var(--ink-soft);max-width:560px;margin:0 auto 36px}
.cta-band .btn-light{border-color:var(--ink);color:var(--ink)}
.cta-band .btn-light:hover{background:var(--ink);color:#fff}

/* Footer */
.site-footer{background:var(--black);color:rgba(255,255,255,.82);padding:88px 0 44px}
.footer-grid{display:grid;grid-template-columns:1.6fr 1fr 1.2fr 1.2fr;gap:56px;padding-bottom:64px;border-bottom:1px solid rgba(255,255,255,.12)}
.footer-brand .logo-name strong{color:#fff}
.footer-brand .logo-name em{color:rgba(255,255,255,.55)}
.footer-tag{margin-top:24px;font-size:.9rem;line-height:1.8;color:rgba(255,255,255,.6);max-width:320px}
.footer-h{font-size:.68rem;letter-spacing:.28em;text-transform:uppercase;color:rgba(255,255,255,.5);margin-bottom:20px}
.footer-col ul li{margin-bottom:12px}
.footer-col a{font-size:.9rem;color:rgba(255,255,255,.82);border-bottom:1px solid transparent;transition:border-color .3s}
.footer-col a:hover{border-bottom-color:rgba(255,255,255,.6)}
.footer-contact address{font-size:.9rem;line-height:1.8;color:rgba(255,255,255,.6)}
.footer-social{display:flex;gap:14px;margin-top:26px;align-items:center}
.footer-social{align-items:center}
.footer-social img{height:22px;width:auto;transition:opacity .3s}
.footer-social a:hover img{opacity:.7}

.footer-bottom{display:flex;align-items:center;gap:32px;padding-top:40px;flex-wrap:wrap}
.footer-bottom img{width:110px;height:auto;opacity:.85}
.footer-bottom p{font-size:.72rem;color:rgba(255,255,255,.45);line-height:1.8}

/* Reveal animation */
.rv{opacity:0;transform:translateY(24px);transition:opacity .9s ease,transform .9s ease}
.rv.in{opacity:1;transform:none}

/* Responsive */
@media (max-width:1180px){
  .name-mark strong{font-size:1.27rem}
  .site-nav ul{gap:20px}
}
@media (max-width:1080px){
  .site-nav{display:none}
  .btn-nav{display:none}
  .apex-mark{margin-left:auto}
  .nav-toggle{display:block}
  .split,.reel-block{grid-template-columns:1fr;gap:44px}
  .grid-3{grid-template-columns:1fr 1fr}
  .footer-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:680px){
  .wrap{padding:0 22px}
  .header-inner{padding:0 22px;height:76px;gap:16px}
  .mobile-menu{inset:76px 0 0 0}
  .name-mark strong{font-size:1.1rem}
  .name-mark em{font-size:.55rem;letter-spacing:.3em}
  .apex-mark img{width:88px}
  .section{padding:72px 0}
  .grid-3,.grid-2{grid-template-columns:1fr}
  .stats{grid-template-columns:1fr 1fr}
  .footer-grid{grid-template-columns:1fr;gap:40px}
  .hero-tall{min-height:76vh}
  .contact-row a,.contact-row address{text-align:left}
}