/* Mike Feehley Real Estate — brand: black #0A0A0A, cream #F2EDE9, serif display Cormorant Garamond (Christie's style), Montserrat (Radnika Next substitute). No teal. */
:root{
  --navy:#0A0A0A;
  --serif:'Playfair Display',Georgia,serif;
  --cream:#F5F5F5;
  --ink:#111111;
  --gray:#6b6b6b;
  --line:rgba(0,0,0,.14);
  --line-light:rgba(255,255,255,.18);
  --max:1180px;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:'Montserrat',system-ui,sans-serif;color:var(--ink);background:#fff;line-height:1.7;font-size:16px;font-weight:300}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
.kicker{font-size:.72rem;letter-spacing:.42em;text-transform:uppercase;font-weight:500;color:var(--gray)}
.on-dark .kicker{color:rgba(255,255,255,.65)}
h1,h2{font-family:var(--serif);font-weight:400;letter-spacing:.015em;text-transform:none;line-height:1.16;color:var(--navy)}
h3{font-weight:500;letter-spacing:.14em;text-transform:uppercase;line-height:1.3;color:var(--navy)}
h1{font-size:clamp(2.2rem,5vw,3.9rem)}
h2{font-size:clamp(1.6rem,3vw,2.4rem)}
h3{font-size:1.02rem;letter-spacing:.12em}
.on-dark h1,.on-dark h2,.on-dark h3{color:#fff}
p.lead{font-size:1.12rem;color:#333}
.rule{width:56px;height:2px;background:var(--navy);margin:22px 0}
.on-dark .rule{background:var(--cream)}
/* ---------- header ---------- */
header.site{position:sticky;top:0;z-index:50;background:var(--navy);border-bottom:1px solid var(--line-light)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px}
.nav .logo img{height:50px;width:auto}
.nav ul{display:flex;gap:20px;list-style:none;align-items:center}
.nav a.nl{color:rgba(255,255,255,.85);font-size:.67rem;letter-spacing:.16em;text-transform:uppercase;font-weight:500;padding:6px 0;border-bottom:1px solid transparent;transition:.2s;white-space:nowrap}
.nav a.nl:hover,.nav a.nl.active{color:#fff;border-bottom-color:var(--cream)}
.nav .cta{background:var(--cream);color:var(--navy);padding:11px 18px;font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600;transition:.2s;white-space:nowrap}
.nav .cta:hover{background:#fff}
.burger{display:none;background:none;border:0;cursor:pointer;padding:8px}
.burger span{display:block;width:24px;height:2px;background:#fff;margin:5px 0;transition:.25s}
@media(max-width:1080px){
  .nav ul{position:fixed;inset:76px 0 auto 0;background:var(--navy);flex-direction:column;padding:28px 24px 36px;gap:20px;display:none;border-bottom:1px solid var(--line-light)}
  .nav ul.open{display:flex}
  .burger{display:block}
}
/* ---------- hero ---------- */
.hero{background:var(--navy);color:#fff;position:relative;overflow:hidden}
.hero .inner{display:grid;grid-template-columns:1.15fr .85fr;gap:48px;align-items:center;padding:88px 24px 96px;min-height:66vh}
.hero .tag{font-size:.74rem;letter-spacing:.44em;text-transform:uppercase;color:var(--cream);font-weight:500;margin-bottom:22px}
.hero h1{color:#fff;margin-bottom:20px;font-size:clamp(2rem,4.2vw,3.3rem)}
.hero p{color:rgba(255,255,255,.82);max-width:52ch;font-size:1.06rem}
.hero .btns{margin-top:34px;display:flex;gap:16px;flex-wrap:wrap}
.hero .portrait{justify-self:end;position:relative}
.hero .portrait img{width:min(400px,100%);border:1px solid var(--line-light)}
.hero .portrait .credential{position:absolute;left:-28px;bottom:26px;background:var(--cream);color:var(--navy);padding:14px 20px;font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;font-weight:600;line-height:1.9}
@media(max-width:860px){.hero .inner{grid-template-columns:1fr;padding:64px 24px}.hero .portrait{justify-self:start}.hero .portrait .credential{left:12px}}
/* ---------- buttons ---------- */
.btn{display:inline-block;padding:15px 30px;font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;font-weight:600;transition:.2s;border:1px solid var(--navy);color:var(--navy);background:transparent}
.btn:hover{background:var(--navy);color:#fff}
.btn.solid{background:var(--navy);color:#fff}
.btn.solid:hover{background:#2a2a2a}
.on-dark .btn{border-color:var(--cream);color:var(--cream)}
.on-dark .btn:hover{background:var(--cream);color:var(--navy)}
.on-dark .btn.solid{background:var(--cream);color:var(--navy);border-color:var(--cream)}
.on-dark .btn.solid:hover{background:#fff}
/* ---------- sections ---------- */
section{padding:84px 0}
section.cream{background:var(--cream);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
section.dark{background:var(--navy);color:#fff}
section.dark p{color:rgba(255,255,255,.82)}
.section-head{max-width:70ch;margin-bottom:44px}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:44px}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
@media(max-width:900px){.grid2,.grid3{grid-template-columns:1fr}}
/* stat band */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;text-align:center}
.stats .n{font-family:var(--serif);font-size:clamp(2rem,3.6vw,3rem);font-weight:400;letter-spacing:.02em;color:var(--navy)}
.dark .stats .n{color:var(--cream)}
.stats .l{font-size:.7rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gray);margin-top:8px}
.dark .stats .l{color:rgba(255,255,255,.6)}
@media(max-width:760px){.stats{grid-template-columns:repeat(2,1fr)}}
/* cards */
.card{border:1px solid var(--line);padding:34px 30px;background:#fff;display:flex;flex-direction:column;gap:14px;transition:.25s}
.card:hover{border-color:var(--navy);transform:translateY(-3px)}
.card .ph{aspect-ratio:16/10;background:linear-gradient(135deg,#1c1c1c 0%,#0A0A0A 55%,#000 100%);display:flex;align-items:flex-end;padding:18px;margin:-34px -30px 8px}
.card .ph span{color:var(--cream);font-size:.66rem;letter-spacing:.3em;text-transform:uppercase;font-weight:500;opacity:.85}
.card .ph.img{background-size:cover;background-position:center;position:relative}
.card .ph.img::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.08) 35%,rgba(0,0,0,.74) 100%)}
.card .ph.img span{position:relative;z-index:1}

.card h3{margin:0}
.card p{color:#444;font-size:.95rem}
.card .go{margin-top:auto;font-size:.7rem;letter-spacing:.26em;text-transform:uppercase;font-weight:600;color:var(--navy)}
.cream .card{background:#fff}
/* pillar band */
.pillars{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line-light);border:1px solid var(--line-light)}
.pillars>div{background:var(--navy);padding:48px 42px}
@media(max-width:820px){.pillars{grid-template-columns:1fr}}
/* quote */
blockquote.pull{background:#fff;border:1px solid var(--line);border-left:2px solid var(--navy);padding:30px 34px;font-family:var(--serif);font-size:1.45rem;line-height:1.65;color:#222;font-weight:400;font-style:italic}
blockquote.pull cite{display:block;margin-top:14px;font-style:normal;font-size:.72rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gray)}
.dark blockquote.pull{background:transparent;border-color:transparent;border-left:2px solid var(--cream);color:#fff;padding:8px 0 8px 28px}
.dark blockquote.pull cite{color:rgba(255,255,255,.6)}
/* prose (blog/about body) */
.prose{max-width:74ch}
.prose p{margin:0 0 1.35em;color:#2a2a2a}
.prose h2{margin:2em 0 .8em}
.prose h3{margin:1.8em 0 .7em}
.prose ul{margin:0 0 1.35em 1.2em}
.prose li{margin-bottom:.5em}
.prose strong{font-weight:600}
.meta-line{font-size:.72rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gray);margin-bottom:18px}
/* forms */
form.qcrs{display:grid;gap:18px;max-width:640px}
form.qcrs label{font-size:.7rem;letter-spacing:.26em;text-transform:uppercase;font-weight:600;color:var(--navy)}
form.qcrs input,form.qcrs select,form.qcrs textarea{width:100%;padding:14px 16px;border:1px solid var(--line);font-family:inherit;font-size:1rem;background:#fff;color:var(--ink)}
form.qcrs input:focus,form.qcrs select:focus,form.qcrs textarea:focus{outline:2px solid var(--navy)}
.dark form.qcrs label{color:var(--cream)}
/* footer */
footer.site{background:#000;color:rgba(255,255,255,.75);padding:64px 0 40px;font-size:.88rem}
footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:44px;margin-bottom:44px}
@media(max-width:820px){footer .cols{grid-template-columns:1fr}}
footer img.flogo{height:52px;width:auto;margin-bottom:20px}
footer h4{color:#fff;font-size:.72rem;letter-spacing:.3em;text-transform:uppercase;font-weight:600;margin-bottom:16px}
footer a:hover{color:#fff}
footer ul{list-style:none}
footer li{margin-bottom:9px}
.legal{border-top:1px solid var(--line-light);padding-top:28px;font-size:.76rem;line-height:1.9;color:rgba(255,255,255,.55)}
.legal .eho{display:flex;gap:10px;align-items:center;margin-top:14px;font-size:.72rem;letter-spacing:.08em}
.eho svg{flex:none}
/* utility */
.tight{margin-bottom:10px}
.mt{margin-top:28px}
.center{text-align:center}
.crumbs{font-size:.7rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gray);padding:22px 0 0}
.crumbs a:hover{color:var(--navy)}
.page-head{padding:64px 0 56px}
.page-head.dark{padding:72px 0}
.note{font-size:.85rem;color:var(--gray);border:1px solid var(--line);padding:16px 20px;background:var(--cream)}

/* ---------- hero media (image or video drop-in) ---------- */
.hero{position:relative}
.hero-media{position:absolute;inset:0;overflow:hidden}
.hero-media img,.hero-media video{width:100%;height:100%;object-fit:cover}
.hero-scrim{position:absolute;inset:0;background:linear-gradient(100deg,rgba(0,0,0,.86) 22%,rgba(0,0,0,.38) 62%,rgba(0,0,0,.5) 100%)}
.hero .inner{position:relative;z-index:1}

/* text-forward community cards */
.card .locale{font-size:.64rem;letter-spacing:.32em;text-transform:uppercase;font-weight:600;color:#9a917f;border-bottom:1px solid var(--line);padding-bottom:14px;margin:-4px 0 2px}

/* solo hero + meet section */
.hero .inner.solo{display:block;max-width:880px}
.meet{display:grid;grid-template-columns:1fr .92fr;gap:60px;align-items:center;padding:8px 0}
.meet-photo img{width:100%;border:1px solid var(--line);display:block}
.credential-line{font-size:.68rem;letter-spacing:.22em;text-transform:uppercase;font-weight:600;color:#9a917f;margin-bottom:16px}
@media(max-width:880px){.meet{grid-template-columns:1fr;gap:36px}}

/* light CTA band + motion */
section.band-light{background:#F5F5F5;border-top:1px solid var(--line)}
.reveal{opacity:0;transform:translateY(16px);transition:opacity .7s cubic-bezier(.2,.6,.2,1),transform .7s cubic-bezier(.2,.6,.2,1)}
.reveal.in{opacity:1;transform:none}
@keyframes heroZoom{from{transform:scale(1.02)}to{transform:scale(1.08)}}
.hero-media img{animation:heroZoom 16s ease-out forwards}
@media(prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}.hero-media img{animation:none}}