/* Jeffrey Schnabel — Austin Broker. Realty Austin palette, editorial luxury. */
:root {
  --ra-blue: #0085ad;
  --ra-blue-deep: #006486;
  --coral: #e1523d;
  --ink: #0b1f2a;          /* deep navy-ink */
  --ink-2: #102b39;
  --paper: #fafaf7;
  --paper-2: #f1f0ea;
  --slate: #7f8e9b;
  --hair: rgba(11, 31, 42, 0.14);
  --hair-l: rgba(250, 250, 247, 0.18);
  --gold: #d9a441;
}
* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  background: var(--paper);
  color: var(--ink);
  font-family: "Archivo", sans-serif;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
h1, h2, h3, blockquote p { font-family: "Cormorant Garamond", serif; }

.wrap { max-width: 1180px; margin: 0 auto; padding: 0 26px; }

/* ── kicker / type ── */
.kicker {
  display: flex; align-items: center; gap: 12px;
  font-size: 12.5px; font-weight: 700; letter-spacing: .24em; text-transform: uppercase;
  color: rgba(250,250,247,.75);
}
.kicker.dark { color: var(--slate); }
.tick { width: 26px; height: 3px; background: var(--ra-blue); }
.tick.coral { background: var(--coral); }
h1 { font-size: clamp(46px, 6vw, 80px); font-weight: 500; line-height: 1.0; letter-spacing: -0.01em; margin: 22px 0 20px; }
h1 em, h2 em { font-style: italic; color: var(--coral); }
.dark h2 em, .hero em { color: var(--coral); }
h2 { font-size: clamp(38px, 5vw, 64px); font-weight: 500; line-height: 1.02; margin: 18px 0 26px; }
h3 { font-size: 26px; font-weight: 600; line-height: 1.15; }
.body-lg { font-size: 17.5px; line-height: 1.65; color: rgba(11,31,42,.78); max-width: 560px; }

/* ── buttons ── */
.btn {
  display: inline-flex; align-items: center; gap: 12px;
  white-space: nowrap;
  font-weight: 700; font-size: 15.5px; letter-spacing: .02em;
  padding: 17px 32px; border-radius: 4px;
  transition: transform .16s ease, box-shadow .16s ease, background .16s ease;
}
.btn.solid { background: var(--coral); color: #fff; box-shadow: 0 14px 30px -12px rgba(225,82,61,.55); }
.btn.solid:hover { transform: translateY(-2px); background: #e8604c; }
.btn.ghost { border: 1.5px solid var(--hair); color: var(--ink); background: transparent; }
.btn.ghost.light { border-color: var(--hair-l); color: var(--paper); }
.btn.ghost:hover { transform: translateY(-2px); }
.btn.xl { font-size: 22px; padding: 22px 44px; }
.arr { font-family: "Cormorant Garamond", serif; font-size: 1.2em; line-height: 0; }

/* ── topbar ── */
.topbar {
  position: fixed; top: 0; left: 0; right: 0; z-index: 60;
  padding: 16px 0; transition: background .25s ease, box-shadow .25s ease;
}
.topbar.scrolled { background: rgba(11,31,42,.92); backdrop-filter: blur(10px); box-shadow: 0 8px 30px -16px rgba(0,0,0,.5); }
.bar-grid { display: flex; align-items: center; justify-content: space-between; }
.brand { display: flex; flex-direction: column; color: var(--paper); }
.brand-name { font-family: "Cormorant Garamond", serif; font-size: 21px; font-weight: 600; letter-spacing: .02em; }
.brand-role { font-size: 10.5px; letter-spacing: .22em; text-transform: uppercase; color: rgba(250,250,247,.6); }
.bar-links { display: flex; align-items: center; gap: 28px; font-size: 14px; font-weight: 600; color: rgba(250,250,247,.85); }
.bar-links a:hover { color: #fff; }
.bar-cta { background: var(--coral); color: #fff; padding: 10px 20px; border-radius: 4px; white-space: nowrap; }
@media (max-width: 880px) { .bar-links a:not(.bar-cta) { display: none; } }

/* ── hero ── */
.hero { position: relative; display: flex; align-items: center; padding: 128px 0 84px; color: var(--paper); }
.hero-bg, .hero-bg img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hero-scrim { position: absolute; inset: 0; background:
  linear-gradient(100deg, rgba(11,31,42,.96) 32%, rgba(11,31,42,.82) 55%, rgba(11,31,42,.55) 100%); }
.hero-grid { position: relative; z-index: 2; display: grid; grid-template-columns: 1.15fr .85fr; gap: 50px; align-items: center; width: 100%; }
.hero-sub { font-size: 17.5px; line-height: 1.6; color: rgba(250,250,247,.82); max-width: 500px; margin-bottom: 30px; }
.hero-actions { display: flex; gap: 16px; margin-bottom: 34px; flex-wrap: wrap; }
.hero-proof { display: flex; align-items: center; gap: 12px; font-size: 14px; color: rgba(250,250,247,.75); flex-wrap: wrap; }
.stars { color: var(--gold); letter-spacing: 3px; font-size: 16px; }
.dark-stars { color: var(--gold); }

.photo-card { position: relative; max-width: 340px; margin-left: auto; }
.photo-card::before {
  content: ""; position: absolute; inset: 18px -18px -18px 18px;
  border: 2px solid var(--coral); border-radius: 6px; z-index: 0;
}
.photo-card img { position: relative; z-index: 1; border-radius: 6px; background: #fff; }
.photo-tag {
  position: absolute; z-index: 2; left: -26px; bottom: 26px;
  background: var(--ra-blue); color: #fff; padding: 14px 22px; border-radius: 4px;
  font-size: 16px; font-weight: 700; line-height: 1.3;
  box-shadow: 0 18px 40px -14px rgba(0,0,0,.45);
}
.photo-tag span { font-size: 11.5px; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: rgba(255,255,255,.8); }

/* ── stats band ── */
.stats { background: var(--ra-blue); color: #fff; padding: 34px 0; }
.stats-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 20px; }
.stat { text-align: center; border-left: 1px solid rgba(255,255,255,.25); }
.stat:first-child { border-left: none; }
.stat b { font-family: "Cormorant Garamond", serif; font-size: 46px; font-weight: 600; display: block; line-height: 1; }
.stat span { font-size: 11.5px; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.78); display: block; margin-top: 6px; }

/* ── sections ── */
.sect { padding: 110px 0; }
.sect.dark { background: var(--ink); color: var(--paper); }
.sect.dark h2 { color: var(--paper); }
.sect-head { display: grid; grid-template-columns: 1.2fr .8fr; gap: 40px; align-items: end; margin-bottom: 56px; }
.sect-side { font-size: 16px; line-height: 1.6; color: var(--slate); padding-bottom: 10px; }
.sect.dark .sect-side { color: rgba(250,250,247,.65); }

/* standard */
.std-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px; margin-top: 50px; }
.std { border-top: 3px solid var(--ra-blue); padding-top: 24px; }
.std-num { font-family: "Cormorant Garamond", serif; font-size: 54px; font-weight: 500; font-style: italic; color: var(--coral); line-height: 1; margin-bottom: 14px; }
.std h3 { margin-bottom: 12px; }
.std p { font-size: 15.5px; line-height: 1.65; color: rgba(11,31,42,.72); }

/* listings */
.listings { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }
.listing { background: var(--ink-2); border: 1px solid rgba(250,250,247,.08); border-radius: 8px; overflow: hidden; transition: transform .2s ease, box-shadow .2s ease; }
.listing:hover { transform: translateY(-6px); box-shadow: 0 30px 60px -28px rgba(0,0,0,.7); }
.l-img { position: relative; aspect-ratio: 4 / 3; overflow: hidden; }
.l-img img { width: 100%; height: 100%; object-fit: cover; }
.l-price {
  position: absolute; left: 14px; bottom: 14px;
  background: var(--coral); color: #fff; font-weight: 800; font-size: 17px;
  padding: 8px 16px; border-radius: 4px; letter-spacing: .02em;
}
.l-body { padding: 24px 22px 26px; }
.l-body h3 { font-family: "Archivo", sans-serif; font-size: 17px; font-weight: 700; margin-bottom: 10px; }
.l-body p { font-size: 14.5px; line-height: 1.6; color: rgba(250,250,247,.72); margin-bottom: 14px; }
.l-meta { font-size: 11px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--ra-blue); }
.listing .l-meta { color: #5fc3e0; }
.listings-foot { margin-top: 44px; text-align: center; }

/* careers */
.careers-grid { display: grid; grid-template-columns: 1.1fr .9fr; gap: 60px; align-items: center; }
.logo-chips { display: flex; gap: 10px; flex-wrap: wrap; margin-top: 28px; }
.logo-chips span {
  border: 1.5px solid var(--hair); border-radius: 999px; padding: 9px 18px;
  font-size: 13px; font-weight: 700; letter-spacing: .06em; color: rgba(11,31,42,.75);
  background: #fff;
}
.careers-list { display: flex; flex-direction: column; }
.c-item { display: flex; justify-content: space-between; align-items: baseline; gap: 18px; padding: 18px 0; border-bottom: 1px solid var(--hair); }
.c-item:first-child { border-top: 1px solid var(--hair); }
.c-item b { font-size: 16.5px; white-space: nowrap; }
.c-item span { font-size: 14px; color: var(--slate); text-align: right; }

/* awards */
.awards { display: grid; grid-template-columns: repeat(5, 1fr); gap: 18px; margin-top: 50px; }
.award {
  border: 1px solid rgba(250,250,247,.12); border-radius: 6px; padding: 22px 18px;
  background: linear-gradient(160deg, rgba(0,133,173,.16), rgba(0,133,173,0) 55%);
  transition: border-color .2s ease, transform .2s ease;
}
.award:hover { border-color: var(--coral); transform: translateY(-4px); }
.award b { display: block; font-size: 15px; line-height: 1.3; margin-bottom: 8px; }
.award span { font-size: 12px; letter-spacing: .1em; text-transform: uppercase; color: rgba(250,250,247,.6); }

/* quotes */
.quotes { display: grid; grid-template-columns: repeat(2, 1fr); gap: 26px; }
blockquote {
  background: #fff; border: 1px solid var(--hair); border-left: 4px solid var(--ra-blue);
  border-radius: 6px; padding: 34px 34px 28px;
}
blockquote p { font-size: 23px; font-weight: 500; line-height: 1.35; margin-bottom: 18px; }
blockquote cite { font-style: normal; font-size: 12.5px; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--slate); }

/* contact */
.contact { background: linear-gradient(120deg, var(--ra-blue-deep), var(--ra-blue)); color: var(--paper); padding: 100px 0; }
.contact h2 { color: #fff; }
.contact em { color: #ffd9d2; }
.light-sub { color: rgba(255,255,255,.8); }
.contact-grid { display: grid; grid-template-columns: 1.2fr .8fr; gap: 50px; align-items: center; }
.contact-actions { display: flex; flex-direction: column; gap: 16px; align-items: flex-start; }
.contact .btn.solid { box-shadow: 0 18px 40px -14px rgba(0,0,0,.4); }

/* footer */
footer { background: var(--ink); color: rgba(250,250,247,.7); padding: 50px 0 60px; font-size: 13.5px; line-height: 1.7; }
.foot-grid { display: grid; grid-template-columns: 1.2fr .8fr; gap: 30px; }
footer b { color: var(--paper); }
.foot-links { display: flex; gap: 22px; align-items: center; justify-content: flex-end; flex-wrap: wrap; font-weight: 600; }
.foot-links a:hover { color: #fff; }
.foot-legal { grid-column: 1 / -1; border-top: 1px solid rgba(250,250,247,.12); padding-top: 22px; margin-top: 10px; font-size: 12px; color: rgba(250,250,247,.45); }

/* reveal */
.reveal { opacity: 0; transform: translateY(24px); transition: opacity .65s ease, transform .65s ease; }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; transition: none; } }

/* mobile */
/* call/text chooser sheet */
.sheet-veil { position: fixed; inset: 0; z-index: 200; background: rgba(8,16,22,.55); opacity: 0; pointer-events: none; transition: opacity .25s ease; }
.sheet { position: fixed; left: 12px; right: 12px; bottom: 12px; z-index: 201;
  background: var(--paper); border-radius: 18px; padding: 14px;
  transform: translateY(120%); transition: transform .3s cubic-bezier(.2,.9,.25,1); }
.sheet.on { transform: none; }
.sheet-veil.on { opacity: 1; pointer-events: auto; }
.sheet a, .sheet button { display: block; width: 100%; text-align: center; font-family: "Archivo", sans-serif;
  font-weight: 700; font-size: 17px; padding: 16px; border-radius: 12px; border: none; cursor: pointer; }
.sheet a.s-call { background: var(--coral); color: #fff; margin-bottom: 10px; }
.sheet a.s-text { background: var(--ink); color: var(--paper); margin-bottom: 10px; }
.sheet button.s-cancel { background: transparent; color: var(--slate); font-weight: 600; }

@media (max-width: 940px) {
  .btn.xl { font-size: 18px; padding: 18px 32px; }
  .hero { padding-top: 110px; min-height: 0; }
  .hero-grid { grid-template-columns: 1fr; gap: 56px; }
  .photo-card { margin: 0 auto; max-width: 330px; }
  .stats-grid { grid-template-columns: repeat(2, 1fr); gap: 28px 12px; }
  .stat { border-left: none; }
  .stat:last-child { grid-column: 1 / -1; }
  .sect { padding: 72px 0; }
  .sect-head { grid-template-columns: 1fr; gap: 14px; margin-bottom: 36px; }
  .std-grid, .listings, .quotes { grid-template-columns: 1fr; }
  .careers-grid, .contact-grid, .foot-grid { grid-template-columns: 1fr; }
  .awards { grid-template-columns: repeat(2, 1fr); }
  .foot-links { justify-content: flex-start; }
  blockquote p { font-size: 20px; }
}