/* Carrington Real Estate Corporation
   Palette: soft ivory paper, navy, champagne, stone, slate.
   Type: Inter Tight, medium weight and tight for headlines. Jost is kept for the logo wordmark only.
   Layout: editorial. Heavy rules open each section, small labels name it, big type does the talking. */
:root {
  --paper: #EFECE6;
  --white: #F7F5F0;
  --navy: #0E1A2B;
  --champagne: #9C7C4A;
  --champagne-light: #D3B98A;
  --stone: #D5D0C6;
  --slate: #566170;
  --mist: #E3DED5;
  --error: #9B2C2C;
  --gutter: clamp(20px, 3.4vw, 48px);
  --max: 1440px;
  --font: 'Inter Tight', 'Helvetica Neue', Helvetica, Arial, sans-serif;
  --logo-font: 'Jost', Futura, 'Century Gothic', sans-serif;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; scroll-padding-top: 100px; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--navy);
  font-family: var(--font);
  font-size: 1.0625rem;
  font-weight: 400;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
}
img, svg { max-width: 100%; display: block; }
a { color: inherit; text-decoration-thickness: 1px; text-underline-offset: 0.22em; }
a:hover { color: var(--champagne); }
:focus-visible { outline: 2px solid var(--champagne); outline-offset: 3px; }
.band-dark :focus-visible, .site-footer :focus-visible { outline-color: var(--champagne-light); }

h1, h2, h3 { font-weight: 500; margin: 0; }
h1 { font-size: clamp(3rem, 8.6vw, 7.75rem); line-height: 0.94; letter-spacing: -0.045em; }
h2 { font-size: clamp(2.2rem, 5.2vw, 4.5rem); line-height: 0.98; letter-spacing: -0.04em; }
h3 { font-size: 1.25rem; line-height: 1.25; letter-spacing: -0.01em; }
p { margin: 0 0 1em; max-width: 58ch; }
.lede { font-size: clamp(1.1rem, 1.5vw, 1.3rem); color: var(--slate); max-width: 44ch; line-height: 1.45; }
.small { font-size: 0.9rem; color: var(--slate); }

.wrap { max-width: var(--max); margin: 0 auto; padding-left: var(--gutter); padding-right: var(--gutter); }
.band { padding-top: clamp(28px, 4vw, 48px); padding-bottom: clamp(72px, 10vw, 144px); }
.band-white { background: var(--white); }
.band-mist { background: var(--mist); }
.band-dark { background: var(--navy); color: var(--paper); }
.band-dark .lede, .band-dark .small { color: #B7C0CC; }
.band-dark a:hover { color: var(--champagne-light); }

/* Section opener: a heavy rule and a small label */
.section-head {
  border-top: 2px solid var(--navy); padding-top: 12px; margin-bottom: clamp(48px, 7vw, 104px);
  font-size: 0.72rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--slate);
}
.band-dark .section-head { color: #B7C0CC; border-top: 1px solid rgba(246,247,248,.5); }

.skip { position: absolute; left: -9999px; }
.skip:focus { left: 16px; top: 16px; background: var(--white); padding: 8px 14px; z-index: 50; }

/* Header */
.site-header { position: sticky; top: 0; z-index: 30; background: rgba(239,236,230,.92); -webkit-backdrop-filter: blur(10px); backdrop-filter: blur(10px); transition: box-shadow .3s; }
.site-header.scrolled { box-shadow: 0 6px 24px rgba(14,26,43,.08); }
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; min-height: 76px; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; font-family: var(--logo-font); }
.brand img { height: 36px; width: auto; }
.brand-name { display: block; font-size: 1.05rem; letter-spacing: 0.3em; line-height: 1.1; }
.brand-sub { display: block; font-size: 0.56rem; letter-spacing: 0.26em; color: var(--slate); margin-top: 5px; }
.brand:hover { color: inherit; }
.nav { display: flex; align-items: center; gap: clamp(16px, 2.4vw, 36px); }
.nav a { text-decoration: none; font-size: 0.95rem; }
.nav a:not(.btn) { background: linear-gradient(var(--champagne), var(--champagne)) no-repeat 0 100% / 0 1px; transition: background-size .3s ease, color .15s; padding-bottom: 3px; }
.nav a:not(.btn):hover, .nav a[aria-current="page"] { background-size: 100% 1px; }
.nav-toggle { display: none; background: none; border: 1px solid var(--navy); font: inherit; font-size: 0.95rem; color: inherit; padding: 9px 16px; cursor: pointer; }

.btn {
  display: inline-block; font: inherit; font-size: 0.98rem; font-weight: 500; text-decoration: none; cursor: pointer;
  padding: 15px 28px; border: 1px solid var(--navy); background: var(--navy); color: var(--paper);
  transition: background-color .2s, color .2s, border-color .2s;
}
.btn:hover { background: var(--champagne-light); border-color: var(--champagne-light); color: var(--navy); }
.btn:active { transform: translateY(1px); }
.btn-quiet { background: transparent; color: var(--navy); }
.btn-quiet:hover { background: var(--navy); border-color: var(--navy); color: var(--paper); }
.band-dark .btn { background: var(--paper); border-color: var(--paper); color: var(--navy); }
.band-dark .btn:hover { background: var(--champagne-light); border-color: var(--champagne-light); color: var(--navy); }
.nav .btn { padding: 10px 18px; background: transparent; color: var(--navy); }
.nav .btn:hover { background: var(--navy); border-color: var(--navy); color: var(--paper); }
.actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 32px; }

/* Home hero: headline left, tall photo right, both hung from a heavy rule */
.hero .wrap {
  display: grid; grid-template-columns: minmax(0, 2.05fr) minmax(260px, 1fr); gap: 0 clamp(16px, 1.6vw, 24px);
  min-height: min(calc(100vh - 76px), 900px); padding-bottom: 28px;
}
.hero-copy, .hero-figure { border-top: 2px solid var(--navy); padding-top: 12px; display: flex; flex-direction: column; }
.hero-label { display: flex; justify-content: space-between; gap: 16px; font-size: 0.72rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--slate); }
.hero h1 { margin-top: auto; padding-top: 64px; max-width: 9.5em; }
.hero-sub { font-size: clamp(1.15rem, 1.9vw, 1.6rem); font-weight: 500; letter-spacing: -0.015em; margin: 22px 0 0; max-width: none; }
.hero-foot { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 24px 40px; align-items: end; border-top: 1px solid var(--stone); margin-top: 28px; padding-top: 24px; }
.hero-foot p { margin: 0; max-width: 40ch; }
.hero-foot .actions { margin-top: 0; }
.hero-figure { margin: 0; }
.hero-figure .frame { flex: 1; min-height: 340px; overflow: hidden; position: relative; }
.hero-figure img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 56% 22%; }
.hero-figure figcaption { display: flex; justify-content: space-between; gap: 16px; padding-top: 10px; font-size: 0.72rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--slate); }

/* Home hero: a single rule across the top, portrait smaller and set bottom right */
.hero-home .wrap { grid-template-rows: auto 1fr; grid-template-columns: minmax(0, 1fr) auto; column-gap: clamp(24px, 4vw, 64px); }
.hero-home .wrap::before { content: ''; grid-column: 1 / -1; border-top: 2px solid var(--navy); }
.hero-home .hero-copy, .hero-home .hero-figure { border-top: 0; }
.hero-home .hero-figure { align-self: end; width: clamp(300px, 36vw, 520px); padding-top: 0; }
.hero-home .hero-figure .frame { flex: none; min-height: 0; aspect-ratio: 4 / 3; }
.hero-figure video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.about-figure { margin: 0; width: 100%; max-width: 400px; justify-self: end; align-self: end; }
.about-figure .portrait img { object-position: 56% 20%; }
.about-figure figcaption { display: flex; justify-content: space-between; gap: 16px; padding-top: 10px; font-size: 0.72rem; letter-spacing: 0.14em; text-transform: uppercase; color: #B7C0CC; }

/* Inner pages reuse the hero at a smaller scale */
.hero-inner .wrap { min-height: min(calc(100vh - 76px), 660px); }
.hero-inner h1 { font-size: clamp(2.6rem, 6.6vw, 6rem); max-width: 8.5em; }
.hero-inner .hero-figure img { object-position: 50% 50%; }
h2.sub { font-size: clamp(1.6rem, 2.6vw, 2.2rem); letter-spacing: -0.03em; line-height: 1.05; }

/* Page intro (inner pages) */
.intro { padding-top: clamp(20px, 2vw, 28px); padding-bottom: clamp(48px, 6vw, 88px); }
.intro .wrap::before { content: ''; display: block; border-top: 2px solid var(--navy); margin-bottom: 12px; }
.intro h1 { margin-top: clamp(56px, 8vw, 120px); }
.intro h1 { font-size: clamp(2.6rem, 6.6vw, 6rem); max-width: 12em; }
.intro .lede { margin-top: 26px; }

/* Photos */
.photo-band { margin: 0; overflow: hidden; }
.photo-band img { width: 100%; height: clamp(260px, 46vw, 640px); object-fit: cover; object-position: center 62%; }
.photo { width: 100%; height: auto; aspect-ratio: 3 / 2; object-fit: cover; margin-top: 40px; }

/* Services: ruled rows, name large */
.section-title { display: grid; grid-template-columns: minmax(0, 1.6fr) minmax(0, 1fr); gap: 32px; align-items: end; margin-bottom: clamp(40px, 6vw, 80px); }
.section-title p { margin: 0; }
.paths { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--navy); border-bottom: 2px solid var(--navy); }
.paths li + li { border-top: 1px solid var(--stone); }
.paths a, .paths .row { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, 1fr) auto; gap: 16px 40px; align-items: start; padding: 34px 0; text-decoration: none; transition: padding-left .35s cubic-bezier(.2,.7,.2,1); }
.paths .path-name { font-size: clamp(1.7rem, 3.4vw, 2.75rem); font-weight: 500; letter-spacing: -0.035em; line-height: 1; transition: color .2s; }
.paths .path-what { color: var(--slate); max-width: 38ch; }
.paths .path-go { font-weight: 500; text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 0.22em; white-space: nowrap; }
.paths .row { grid-template-columns: minmax(0, 1.25fr) minmax(0, 1.4fr); }
.paths .row .path-what { max-width: 52ch; }
.ventures { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 40px clamp(24px, 4vw, 64px); }
.venture { border-top: 1px solid var(--navy); padding-top: 24px; display: flex; flex-direction: column; align-items: flex-start; }
.venture .logo { height: 44px; width: 100%; display: flex; align-items: center; margin-bottom: 24px; }
.venture .logo img { max-height: 100%; max-width: min(100%, 190px); width: auto; height: auto; }
.venture h3 { font-size: 1.1rem; letter-spacing: -0.015em; line-height: 1.2; }
.venture .role { font-size: 0.66rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--champagne); margin: 6px 0 12px; }
.venture p { color: var(--slate); font-size: 0.9rem; line-height: 1.5; margin-bottom: 22px; max-width: 34ch; }
.venture .btn, .venture .soon { margin-top: auto; margin-bottom: 0; }
.venture .btn { padding: 8px 14px; font-size: 0.8rem; white-space: nowrap; }
.venture .soon { font-size: 0.8rem; padding: 9px 0; }
.brand-link { display: flex; flex-wrap: wrap; align-items: center; gap: 20px 28px; margin-top: 40px; }
.brand-link img { height: 64px; width: auto; }
.paths a:hover { padding-left: 14px; }
.paths a:hover .path-name { color: var(--champagne); }

/* Two-column text */
.split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.15fr); gap: clamp(32px, 6vw, 96px); align-items: start; }

/* Steps (a real sequence, so numbered) */
.steps { list-style: none; margin: 0; padding: 0; counter-reset: step; }
.steps li { counter-increment: step; display: grid; grid-template-columns: 3rem minmax(0, 1fr); gap: 8px; padding: 22px 0; border-top: 1px solid var(--stone); }
.band-dark .steps li { border-top-color: rgba(246,247,248,.22); }
.steps li::before { content: counter(step, decimal-leading-zero); font-size: 0.8rem; letter-spacing: 0.1em; color: var(--champagne); line-height: 1.9; }
.band-dark .steps li::before { color: var(--champagne-light); }
.steps h3 { margin-bottom: 4px; }
.steps p { margin: 0; color: var(--slate); }
.band-dark .steps p { color: #B7C0CC; }

/* Areas */
.areas { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 2px 26px; font-size: clamp(1.5rem, 3vw, 2.6rem); font-weight: 500; letter-spacing: -0.035em; line-height: 1.25; }
.areas li:nth-child(3n+1) { color: var(--champagne); }

/* About */
.portrait { aspect-ratio: 4 / 5; background: var(--mist); display: grid; place-items: center; color: var(--slate); font-size: 0.9rem; text-align: center; overflow: hidden; }
.band-dark .portrait { background: rgba(246,247,248,.08); color: #B7C0CC; }
.portrait img, .portrait video { width: 100%; height: 100%; object-fit: cover; display: block; }
.portrait.wide { aspect-ratio: 4 / 3; align-self: end; }

/* Plain lists */
.checks { list-style: none; margin: 0 0 1em; padding: 0; max-width: 58ch; border-bottom: 1px solid var(--stone); }
.checks li { padding: 16px 0 16px 26px; border-top: 1px solid var(--stone); position: relative; }
.checks li::before { content: ''; position: absolute; left: 0; top: 1.5em; width: 8px; height: 8px; background: var(--champagne); }

/* Guides: questions that open */
.jump { display: flex; flex-wrap: wrap; gap: 10px 28px; margin-top: 32px; }
.faq { border-bottom: 2px solid var(--navy); }
.faq details { border-top: 1px solid var(--stone); }
.faq details:first-child { border-top-color: var(--navy); }
.faq summary { cursor: pointer; list-style: none; display: flex; justify-content: space-between; gap: 20px; align-items: baseline; padding: 22px 0; font-size: 1.25rem; font-weight: 500; letter-spacing: -0.015em; line-height: 1.3; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: '+'; font-weight: 400; font-size: 1.5rem; line-height: 1; color: var(--champagne); }
.faq details[open] summary::after { content: '\2212'; }
.faq summary:hover { color: var(--champagne); }
.faq details p { margin: 0 0 26px; color: var(--slate); max-width: 58ch; }

/* Forms: underlined fields, no boxes */
.form-panel { border-top: 2px solid var(--navy); padding-top: 28px; }
.form-panel h2 { font-size: clamp(1.6rem, 2.6vw, 2.2rem); letter-spacing: -0.03em; line-height: 1.05; margin-bottom: 8px; }
.fields { display: grid; grid-template-columns: 1fr 1fr; gap: 26px 20px; margin-top: 28px; }
.field { display: flex; flex-direction: column; gap: 4px; min-width: 0; }
.field.wide { grid-column: 1 / -1; }
label, legend { font-size: 0.72rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--slate); }
.optional { text-transform: none; letter-spacing: 0; }
input[type="text"], input[type="email"], input[type="tel"], select, textarea {
  font: inherit; font-size: 1.05rem; color: var(--navy); background: transparent;
  border: 0; border-bottom: 1px solid var(--navy); border-radius: 0; padding: 10px 0; width: 100%; min-height: 46px;
}
select { -webkit-appearance: none; appearance: none; padding-right: 22px; background: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%230E1A2B' stroke-width='1.5'/%3E%3C/svg%3E") no-repeat right 2px center / 12px 8px; }
textarea { min-height: 110px; resize: vertical; }
input::placeholder { color: #8b93a0; }
input:focus-visible, select:focus-visible, textarea:focus-visible { outline: 0; border-bottom: 2px solid var(--champagne); padding-bottom: 9px; }
[aria-invalid="true"] { border-bottom-color: var(--error) !important; }
.field-error { color: var(--error); font-size: 0.88rem; }
.chips { border: 0; margin: 0; padding: 0; min-width: 0; }
.chips legend { padding: 0; margin-bottom: 12px; }
.chips div { display: flex; flex-wrap: wrap; gap: 8px; }
.chip { letter-spacing: 0; text-transform: none; font-size: 0.98rem; color: var(--navy); cursor: pointer; }
.chip input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.chip span { display: block; padding: 12px 16px; border: 1px solid var(--navy); font-weight: 500; transition: background-color .15s, color .15s; }
.chip:hover span { background: var(--stone); }
.chip input:checked + span { background: var(--navy); color: var(--paper); }
.chip input:focus-visible + span { outline: 2px solid var(--champagne); outline-offset: 3px; }
.consent { display: grid; grid-template-columns: auto 1fr; gap: 12px; align-items: start; font-size: 0.92rem; letter-spacing: 0; text-transform: none; color: var(--slate); }
.consent input { width: 20px; height: 20px; margin-top: 2px; accent-color: var(--navy); }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form-status { margin-top: 16px; color: var(--error); }
.form-done h2 { margin-bottom: 14px; }
.form-done .preview-note { margin-top: 18px; padding: 12px 14px; background: var(--mist); font-size: 0.92rem; }
.band-mist .form-done .preview-note { background: var(--paper); }

/* Footer */
.site-footer { background: var(--navy); color: var(--paper); padding: 28px 0; font-size: 0.98rem; overflow: hidden; }
.site-footer .cols { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 40px; border-top: 1px solid rgba(246,247,248,.5); padding-top: 28px; }
.site-footer h2 { font-size: 0.72rem; font-weight: 400; letter-spacing: 0.14em; text-transform: uppercase; color: #B7C0CC; margin-bottom: 16px; line-height: 1.4; }
.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin-bottom: 8px; }
.site-footer a { text-decoration: none; }
.site-footer a:hover { color: var(--champagne-light); text-decoration: underline; }
.site-footer .brand img { height: 40px; }
.site-footer .brand-sub { color: #B7C0CC; }
.site-footer .brokerage { margin-top: 22px; }
.wordmark { font-size: clamp(3.2rem, 15.6vw, 15rem); font-weight: 500; letter-spacing: -0.035em; line-height: 0.86; margin: clamp(56px, 9vw, 128px) 0 0 -0.04em; white-space: nowrap; }
.legal { margin-top: 28px; padding-top: 18px; border-top: 1px solid rgba(246,247,248,.22); font-size: 0.82rem; color: #B7C0CC; display: flex; flex-wrap: wrap; gap: 6px 32px; justify-content: space-between; }
.legal p { margin: 0; max-width: none; }

@media (max-width: 900px) {
  .nav-toggle { display: block; }
  .nav { display: none; position: absolute; left: 0; right: 0; top: 76px; z-index: 20; background: var(--paper); border-bottom: 1px solid var(--stone); flex-direction: column; align-items: flex-start; padding: 12px var(--gutter) 28px; gap: 4px; }
  .nav.open { display: flex; }
  .nav a:not(.btn) { display: block; width: 100%; padding: 12px 0; font-size: 1.35rem; font-weight: 500; letter-spacing: -0.02em; }
  .nav .btn { margin-top: 12px; padding: 14px 26px; }
  .hero .wrap { grid-template-columns: 1fr; min-height: 0; gap: 20px; }
  .hero h1 { padding-top: 56px; }
  .hero-foot { grid-template-columns: 1fr; }
  .hero-figure .frame { min-height: 0; aspect-ratio: 4 / 5; }
  .hero-home .wrap { grid-template-columns: 1fr; grid-template-rows: none; }
  .hero-home .hero-figure { width: 100%; }
  .about-figure { max-width: 300px; justify-self: start; }
  .hero-inner .hero-figure .frame { aspect-ratio: 3 / 2; }
  .section-title { grid-template-columns: 1fr; gap: 18px; }
  .split { grid-template-columns: 1fr; }
  .paths a, .paths .row { grid-template-columns: 1fr; gap: 8px; padding: 26px 0; }
  .fields { grid-template-columns: 1fr; }
  .site-footer .cols { grid-template-columns: 1fr; gap: 32px; }
}
/* Ventures stay in a row: three columns down to tablet, a swipeable row on phones */
@media (max-width: 900px) {
  .ventures { gap: 32px 20px; }
}
@media (max-width: 680px) {
  .ventures { display: flex; gap: 16px; overflow-x: auto; scroll-snap-type: x mandatory; -webkit-overflow-scrolling: touch; margin-right: calc(var(--gutter) * -1); padding: 0 var(--gutter) 16px 0; scroll-padding-left: 0; }
  .venture { flex: 0 0 76%; scroll-snap-align: start; }
}
@media (max-width: 420px) {
  .brand-name { font-size: 0.92rem; letter-spacing: 0.24em; }
  .brand-sub { font-size: 0.5rem; letter-spacing: 0.2em; }
  .brand img { height: 32px; }
  .btn { padding: 15px 22px; }
}

/* Motion: small, once, and off for anyone who has asked for reduced motion.
   Content is only hidden when the script is running (html.js), so nothing is lost without it. */
@media (prefers-reduced-motion: no-preference) {
  .js .hero h1, .js .hero-sub, .js .hero-foot, .js .intro h1, .js .intro .lede, .js .intro .jump {
    opacity: 0; animation: rise .9s cubic-bezier(.2,.7,.2,1) forwards;
  }
  .js .hero-sub, .js .intro .lede { animation-delay: .12s; }
  .js .hero-foot, .js .intro .jump { animation-delay: .24s; }
  .js .hero-figure img { animation: settle 1.8s cubic-bezier(.2,.7,.2,1) both; }
  @keyframes rise { from { opacity: 0; transform: translateY(18px); } to { opacity: 1; transform: none; } }
  @keyframes settle { from { transform: scale(1.08); } to { transform: none; } }

  .js [data-reveal] { opacity: 0; transform: translateY(16px); transition: opacity .7s ease, transform .7s cubic-bezier(.2,.7,.2,1); transition-delay: var(--d, 0ms); }
  .js [data-reveal].in { opacity: 1; transform: none; }
  .js .photo-band img { transform: scale(1.07); transition: transform 1.8s cubic-bezier(.2,.7,.2,1); }
  .js .photo-band.in img { transform: none; }
  .js .photo-band[data-reveal] { transform: none; }

  .faq details[open] p { animation: rise .35s ease; }
}