/* Hayes Portfolio Group: shared styles for index.html, owners.html, associations.html */

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
:root {
  --bg:       #FAFAF8;   /* off-white */
  --bg2:      #F4F1EB;
  --bg3:      #EDE9E0;
  --stone:    #C4B49A;
  --dark:     #1A1A1A;
  --darker:   #111110;
  --photo:    #2A2925;   /* shown while a photo loads */
  --text:     #FAFAF8;   /* text on dark */
  --body-dk:  #D9D5CA;   /* body text on dark */
  --muted-dk: #B5B0A4;   /* secondary text on dark */
  --ink:      #1A1A1A;   /* text on light */
  --muted:    #4F4B44;   /* secondary text on light (7:1 or better on all light grounds) */
  --gold:     #D4BC96;   /* accent, dark backgrounds only */
  --gold-lt:  #E3D1B2;
  --gold-ink: #6E5A38;   /* accent tone for labels on light (5.4:1 or better) */
  --rule-dk:  rgba(212,188,150,0.38);
  --rule-lt:  rgba(26,26,26,0.14);
  --serif: 'Playfair Display', Georgia, serif;
  --sans:  'Lato', 'Helvetica Neue', Arial, sans-serif;
  --pad: 72px;
}
html { scroll-behavior: smooth; }
body {
  font-family: var(--sans); font-size: 17px; font-weight: 300; line-height: 1.75;
  background: var(--bg); color: var(--ink);
  -webkit-font-smoothing: antialiased; overflow-x: hidden;
}
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; color: inherit; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; }
.light :focus-visible { outline-color: var(--gold-ink); }
[hidden] { display: none !important; }
.wrap { max-width: 1280px; margin: 0 auto; padding: 0 var(--pad); }

.eyebrow {
  font-size: 13px; font-weight: 700; letter-spacing: 0.2em;
  text-transform: uppercase; color: var(--gold);
}
.light .eyebrow { color: var(--gold-ink); }
h1, h2, h3 { font-family: var(--serif); font-weight: 400; text-wrap: balance; }
h2 { font-size: clamp(30px, 3.4vw, 42px); line-height: 1.12; }
h3 { font-size: clamp(22px, 2.2vw, 28px); line-height: 1.22; }

/* BUTTONS */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 54px; padding: 0 30px; border: 1px solid var(--gold);
  background: var(--gold); color: var(--darker); cursor: pointer;
  font-size: 13px; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase;
  transition: background 0.2s ease, border-color 0.2s ease, color 0.2s ease;
}
.btn:hover { background: var(--gold-lt); border-color: var(--gold-lt); }
.btn.ghost { background: transparent; color: var(--text); border-color: rgba(250,250,248,0.5); }
.btn.ghost:hover { border-color: var(--text); background: rgba(250,250,248,0.06); }
.btn.on-stone { background: var(--dark); border-color: var(--dark); color: var(--text); }
.btn.on-stone:hover { background: #2E2D2A; border-color: #2E2D2A; }

/* HEADER */
.top {
  position: fixed; top: 0; left: 0; right: 0; z-index: 50;
  transition: background 0.3s ease, box-shadow 0.3s ease;
}
.top.scrolled { background: rgba(17,17,16,0.96); box-shadow: 0 1px 0 rgba(255,255,255,0.06); }
.top-in {
  display: flex; align-items: center; justify-content: space-between; gap: 24px;
  padding: 22px var(--pad); max-width: 1280px; margin: 0 auto; transition: padding 0.3s ease;
}
.top.scrolled .top-in { padding-top: 12px; padding-bottom: 12px; }
/* The SVG has 40 units of padding round the mark; this height gives the mark about 46px, as in the mockup */
.logo { height: 60px; width: auto; display: block; margin: -7px 0 -7px -8px; }
.nav { display: flex; align-items: center; gap: 36px; font-size: 13px; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; color: var(--text); }
.nav a:not(.btn) { padding: 8px 0; color: var(--text); font-weight: 400; letter-spacing: 0.08em; border-bottom: 1px solid transparent; transition: color 0.2s ease, border-color 0.2s ease; }
.nav a:not(.btn):hover { color: var(--gold); }
.nav a[aria-current="page"] { color: var(--gold); border-bottom-color: var(--gold); }
.nav a.quiet { color: var(--muted-dk); }
.nav .btn { min-height: 46px; padding: 0 24px; }
.menu-btn {
  display: none; background: none; border: 1px solid rgba(250,250,248,0.45); color: var(--text);
  min-height: 44px; padding: 0 16px; font-size: 13px; font-weight: 700; letter-spacing: 0.14em;
  text-transform: uppercase; cursor: pointer;
}

/* HERO */
.hero { position: relative; min-height: 720px; display: flex; align-items: flex-end; background: var(--photo); overflow: hidden; color: var(--text); }
.hero.short { min-height: 540px; }
.hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 60%; }
.hero::after {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(17,17,16,0.6) 0, rgba(17,17,16,0) 180px), /* keeps the header legible over bright photos */
    linear-gradient(90deg, rgba(17,17,16,0.9) 0%, rgba(17,17,16,0.62) 46%, rgba(17,17,16,0.12) 100%);
}
.hero-in { position: relative; z-index: 1; width: 100%; max-width: 1280px; margin: 0 auto; padding: 150px var(--pad) 88px; }
.hero.short .hero-in { padding-bottom: 72px; }
.hero-copy { max-width: 620px; display: flex; flex-direction: column; align-items: flex-start; gap: 24px; }
.hero h1 { font-size: clamp(40px, 5.4vw, 68px); line-height: 1.06; }
.hero.short h1 { font-size: clamp(36px, 4.6vw, 58px); }
.hero p { font-size: 19px; color: #E4E0D6; max-width: 480px; }
.btn-row { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 8px; }

/* SECTIONS */
section { scroll-margin-top: 80px; }
.sec { padding: 88px 0; }
.sec-head { display: flex; flex-direction: column; gap: 12px; margin-bottom: 32px; }
.bg-light  { background: var(--bg);  color: var(--ink); }
.bg-light2 { background: var(--bg2); color: var(--ink); }
.bg-light3 { background: var(--bg3); color: var(--ink); }
.bg-stone  { background: var(--stone); color: var(--ink); }
.bg-dark   { background: var(--dark); color: var(--text); }

/* OFFER TILES */
.offer { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px; }
.panel { position: relative; min-height: 420px; display: flex; align-items: flex-end; background: var(--photo); overflow: hidden; color: var(--text); }
.panel img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 0.6s ease; }
.panel::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(17,17,16,0.05) 25%, rgba(17,17,16,0.9) 82%); }
.panel-copy { position: relative; z-index: 1; padding: 32px; display: flex; flex-direction: column; gap: 10px; }
.panel-copy .eyebrow { font-size: 12px; color: var(--gold); }
.panel-copy p { color: #E4E0D6; max-width: 46ch; }
.panel:focus-visible { outline-color: var(--gold-ink); outline-offset: 4px; }

/* FEATURED PROPERTY */
.property { display: grid; grid-template-columns: 1fr 1fr; min-height: 460px; }
.prop-img { position: relative; overflow: hidden; min-height: 380px; background: var(--photo); }
.prop-img img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0.86; transition: transform 0.6s ease, opacity 0.4s ease; }
.prop-photo-label {
  position: absolute; bottom: 16px; left: 16px; z-index: 1;
  font-size: 12px; font-weight: 400; letter-spacing: 0.12em; text-transform: uppercase; color: var(--text);
  background: rgba(17,17,16,0.7); padding: 4px 10px;
}
.prop-details { padding: 64px var(--pad) 64px 56px; display: flex; flex-direction: column; justify-content: center; align-items: flex-start; }
.prop-badge {
  background: var(--gold); color: var(--darker);
  font-size: 12px; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase;
  padding: 6px 12px; margin-bottom: 20px;
}
.prop-h { font-size: clamp(30px, 3.4vw, 42px); line-height: 1.12; margin-bottom: 8px; }
.prop-location { color: var(--gold); font-size: 13px; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; margin-bottom: 32px; }
.prop-stats { display: grid; grid-template-columns: 1fr 1fr; gap: 24px 40px; margin-bottom: 32px; }
.stat-lbl { font-size: 12px; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; color: var(--muted-dk); margin-bottom: 4px; }
.stat-val { font-family: var(--serif); font-size: 20px; font-weight: 400; }
.prop-links { display: flex; gap: 12px; flex-wrap: wrap; margin-bottom: 28px; }
.prop-links .btn { min-height: 46px; padding: 0 22px; }
.prop-note { font-size: 15px; color: var(--body-dk); max-width: 46ch; border-top: 1px solid var(--rule-dk); padding-top: 20px; }

/* ABOUT */
.about { display: flex; align-items: center; gap: 44px; }
.about-who { display: flex; flex-direction: column; gap: 8px; flex-shrink: 0; }
.about-who .name { font-family: var(--serif); font-size: 32px; font-weight: 400; line-height: 1.1; }
.about-who .eyebrow { font-size: 12px; }
.about p { flex-grow: 1; font-size: 18px; color: var(--muted); max-width: 52ch; text-wrap: balance; }
.about .btn { flex-shrink: 0; }

/* HOW WE HELP */
.help { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); }
.help > div { display: flex; flex-direction: column; gap: 10px; padding: 4px 36px; border-left: 1px solid var(--rule-lt); }
.help > div:first-child { padding-left: 0; border-left: 0; }
.help > div:last-child { padding-right: 0; }
.help p { color: var(--muted); }
.fine { margin-top: 48px; padding-top: 20px; border-top: 1px solid var(--rule-lt); font-size: 13px; line-height: 1.7; color: var(--muted); max-width: 90ch; }

/* FIRST STEP (stone band) */
.step { display: flex; align-items: center; justify-content: space-between; gap: 40px; }
.step-copy { display: flex; flex-direction: column; gap: 10px; }
.step-copy p { font-size: 18px; color: var(--ink); }
.step .btn { flex-shrink: 0; }

/* CONTACT */
.contact { display: grid; grid-template-columns: minmax(0, 0.8fr) minmax(0, 1.2fr); gap: 64px; align-items: start; }
.contact-lead { display: flex; flex-direction: column; gap: 14px; }
.contact-lead p { color: var(--body-dk); }
.contact form { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 14px; }
.f { display: flex; flex-direction: column; gap: 7px; }
.f.full { grid-column: 1 / -1; }
.f label { font-size: 12px; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; color: var(--muted-dk); }
.f input, .f select, .f textarea {
  width: 100%; min-height: 50px; padding: 12px 14px; border-radius: 0;
  background: rgba(250,250,248,0.06); border: 1px solid rgba(250,250,248,0.2);
  color: var(--text); outline: none; -webkit-appearance: none; appearance: none;
  transition: border-color 0.2s ease, background 0.2s ease;
}
.f select {
  background-image: linear-gradient(45deg, transparent 50%, var(--gold) 50%), linear-gradient(135deg, var(--gold) 50%, transparent 50%);
  background-position: calc(100% - 20px) 50%, calc(100% - 14px) 50%; background-size: 6px 6px; background-repeat: no-repeat;
  padding-right: 36px;
}
.f select option { background: var(--dark); color: var(--text); }
.f textarea { min-height: 120px; resize: vertical; line-height: 1.5; }
.f input:focus, .f select:focus, .f textarea:focus { border-color: var(--gold); background: rgba(250,250,248,0.09); }
.form-foot { grid-column: 1 / -1; display: flex; align-items: center; gap: 20px; flex-wrap: wrap; margin-top: 4px; }
.form-msg { color: #F0B9A8; font-size: 15px; }
.form-done { font-family: var(--serif); font-size: 26px; font-weight: 400; line-height: 1.3; color: var(--gold-lt); padding: 12px 0; }

/* FOOTER: copied from the live site's values; weights are pinned so the page's Light body text does not change it */
footer { background: var(--darker); padding: 32px 60px; font-size: 14px; font-weight: 400; line-height: 1.7; color: var(--dark); }
.footer-inner { display: flex; justify-content: space-between; align-items: center; max-width: 1160px; margin: 0 auto; flex-wrap: wrap; gap: 16px; }
.footer-left { display: flex; flex-direction: column; gap: 6px; }
.footer-brand { font-family: var(--serif); color: rgba(250,250,248,0.65); font-size: 14px; display: flex; align-items: center; gap: 10px; }
.footer-tagline { font-size: 11px; color: rgba(250,250,248,0.32); font-weight: 300; }
.footer-right { font-size: 10px; color: rgba(250,250,248,0.22); max-width: 340px; text-align: right; line-height: 1.7; }
.footer-portal {
  display: inline-block; margin-top: 10px; font-size: 10px; font-weight: 400; letter-spacing: 0.12em; text-transform: uppercase;
  color: rgba(250,250,248,0.45); border: 1px solid rgba(250,250,248,0.18); padding: 8px 18px;
  transition: color 0.2s, border-color 0.2s;
}
@media (max-width: 900px) {
  footer { padding: 28px 30px; }
  .footer-right { text-align: left; max-width: 100%; }
}
.footer-portal:hover { color: rgba(196,180,154,0.9); border-color: rgba(196,180,154,0.5); }

/* MOTION: content is fully visible without it */
@media (prefers-reduced-motion: no-preference) {
  .hero-copy > * { animation: rise 0.7s ease both; }
  .hero-copy > *:nth-child(2) { animation-delay: 0.08s; }
  .hero-copy > *:nth-child(3) { animation-delay: 0.16s; }
  .hero-copy > *:nth-child(4) { animation-delay: 0.24s; }
  @keyframes rise { from { opacity: 0; transform: translateY(14px); } to { opacity: 1; transform: none; } }
  .panel:hover img, .panel:focus-visible img { transform: scale(1.04); }
  .prop-img:hover img { transform: scale(1.04); opacity: 0.92; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition: none !important; animation: none !important; }
}

/* RESPONSIVE */
@media (max-width: 960px) {
  :root { --pad: 28px; }
  .sec { padding: 64px 0; }
  .hero { min-height: 620px; }
  .hero.short { min-height: 500px; }
  .hero-in, .hero.short .hero-in { padding-bottom: 64px; }
  .offer, .contact { grid-template-columns: minmax(0, 1fr); }
  .contact { gap: 32px; }
  .panel { min-height: 360px; }
  .property { grid-template-columns: minmax(0, 1fr); }
  .prop-img { min-height: 280px; }
  .prop-details { padding: 48px var(--pad); }
  .help { grid-template-columns: minmax(0, 1fr); }
  .help > div, .help > div:first-child, .help > div:last-child { padding: 22px 0; border-left: 0; border-top: 1px solid var(--rule-lt); }
  .help > div:first-child { border-top: 0; padding-top: 0; }
  .about, .step { flex-direction: column; align-items: flex-start; gap: 22px; }
  .menu-btn { display: block; }
  .nav {
    display: none; position: absolute; top: 100%; left: 0; right: 0;
    flex-direction: column; align-items: stretch; gap: 0; padding: 8px 28px 24px; background: var(--darker);
  }
  .nav.open { display: flex; }
  .nav a:not(.btn) { padding: 16px 0; border-bottom: 1px solid rgba(255,255,255,0.08); }
  .nav a[aria-current="page"] { border-bottom-color: rgba(255,255,255,0.08); }
  .nav .btn { margin-top: 18px; min-height: 52px; }
  .logo { height: 52px; margin: -6px 0 -6px -7px; }
}
@media (max-width: 600px) {
  body { font-size: 16.5px; }
  /* hero copy spans the full width here, so shade the photo evenly instead of left to right */
  .hero::after {
    background:
      linear-gradient(180deg, rgba(17,17,16,0.6) 0, rgba(17,17,16,0) 180px),
      linear-gradient(90deg, rgba(17,17,16,0.86) 0%, rgba(17,17,16,0.74) 100%);
  }
  .contact form { grid-template-columns: minmax(0, 1fr); }
  .btn-row .btn { flex: 1 1 100%; }
  .panel-copy { padding: 24px; }
  .prop-stats { gap: 20px 24px; }
}