/* =========================================================================
   Empress Realty - design system  ("Modern Regal")
   Deep teal + ivory + soft gold. Cormorant (display) over Inter (body).
   Hand-coded, no framework. Built by DV8 Web.
   ========================================================================= */

:root{
  /* palette - Empress Realty brand: Teal, Black & White */
  --cream:#f4f2ee;
  --paper:#faf9f6;
  --white:#ffffff;
  --ink:#141414;
  --black:#0b0b0b;
  --teal:#1c716b;
  --teal-deep:#0f4643;
  --teal-tint:#e3efee;
  --teal-light:#5cbcb2;
  --sand:#e8e5df;
  --line:rgba(20,60,58,.14);
  --muted:#5b6764;

  /* type */
  --display:"Cormorant Garamond",Georgia,"Times New Roman",serif;
  --body:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,sans-serif;

  /* system */
  --wrap:1180px;
  --radius:14px;
  --radius-lg:22px;
  --shadow:0 18px 50px -22px rgba(14,56,55,.35);
  --shadow-soft:0 10px 30px -18px rgba(14,56,55,.4);
  --ease:cubic-bezier(.22,.61,.36,1);
}

*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{
  margin:0;
  font-family:var(--body);
  color:var(--ink);
  background:var(--paper);
  line-height:1.65;
  font-size:17px;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button{font-family:inherit}

/* ---- typography ---- */
h1,h2,h3,h4{font-family:var(--display);font-weight:600;line-height:1.06;margin:0;letter-spacing:.01em}
.display{font-family:var(--display);font-weight:600;line-height:1.02}
h1{font-size:clamp(2.7rem,6vw,4.6rem)}
h2{font-size:clamp(2.1rem,4.4vw,3.3rem)}
h3{font-size:clamp(1.45rem,2.4vw,1.8rem)}
p{margin:0 0 1rem}
.lede{font-size:clamp(1.1rem,1.7vw,1.32rem);color:var(--muted);line-height:1.7}
.eyebrow{
  font-family:var(--body);font-weight:600;font-size:.78rem;letter-spacing:.22em;
  text-transform:uppercase;color:var(--teal);margin:0 0 .9rem;display:inline-block;
}
.eyebrow--light{color:#cfe8e4}
.serif-accent{font-family:var(--display);font-style:italic;color:var(--teal)}

/* ---- layout ---- */
.wrap{width:100%;max-width:var(--wrap);margin:0 auto;padding:0 clamp(1.15rem,4vw,2rem)}
.section{padding:clamp(4rem,8vw,7rem) 0}
.section--tight{padding:clamp(2.6rem,5vw,4rem) 0}
.section--cream{background:var(--cream)}
.section--teal{background:var(--teal-deep);color:var(--cream)}
.section--teal h1,.section--teal h2,.section--teal h3{color:#fff}
.center{text-align:center}
.section-head{max-width:720px;margin:0 auto clamp(2.2rem,4vw,3.4rem)}
.section-head.left{margin-left:0;text-align:left}

/* ---- buttons ---- */
.btn{
  display:inline-flex;align-items:center;gap:.55rem;
  font-family:var(--body);font-weight:600;font-size:.98rem;letter-spacing:.01em;
  padding:.92rem 1.7rem;border-radius:100px;border:1.5px solid transparent;
  cursor:pointer;transition:transform .25s var(--ease),background .25s var(--ease),
    color .25s var(--ease),border-color .25s var(--ease),box-shadow .25s var(--ease);
}
.btn:hover{transform:translateY(-2px)}
.btn-white{background:#fff;color:var(--teal-deep);box-shadow:0 14px 30px -16px rgba(0,0,0,.4)}
.btn-white:hover{background:var(--cream);color:var(--teal-deep)}
.btn-black{background:var(--ink);color:#fff}
.btn-black:hover{background:#000}
.btn-teal{background:var(--teal);color:#fff}
.btn-teal:hover{background:var(--teal-deep)}
.btn-ghost{background:transparent;color:var(--teal);border-color:var(--teal)}
.btn-ghost:hover{background:var(--teal);color:#fff}
.btn-ghost-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.55)}
.btn-ghost-light:hover{background:#fff;color:var(--teal-deep);border-color:#fff}
.btn-lg{padding:1.05rem 2rem;font-size:1.02rem}
.btn .ico{width:18px;height:18px}
.btn-row{display:flex;flex-wrap:wrap;gap:.85rem;align-items:center}

/* ---- icons ---- */
.i{width:24px;height:24px;fill:none;stroke:currentColor;stroke-width:1.6;
   stroke-linecap:round;stroke-linejoin:round;flex:none}
.i-lg{width:34px;height:34px}

/* =======================  ANNOUNCE + HEADER  ======================= */
.announce{
  background:var(--teal-deep);color:var(--cream);font-size:.83rem;letter-spacing:.02em;
  text-align:center;padding:.5rem 1rem;
}
.announce b{color:var(--teal-light)}
.announce a{border-bottom:1px solid rgba(255,255,255,.45)}

.site-header{
  position:sticky;top:0;z-index:60;background:rgba(253,251,246,.82);
  backdrop-filter:saturate(150%) blur(14px);border-bottom:1px solid var(--line);
  transition:background .3s var(--ease),box-shadow .3s var(--ease);
}
.site-header.scrolled{background:rgba(253,251,246,.96);box-shadow:0 8px 30px -22px rgba(14,56,55,.5)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:1.5rem;
     height:76px}
.brand{display:flex;align-items:center;gap:.6rem;line-height:1}
.brand svg{width:34px;height:auto;flex:none}
.brand .bname{font-family:var(--display);font-weight:600;font-size:1.5rem;color:var(--teal);letter-spacing:.02em}
.brand .bname small{display:block;font-family:var(--body);font-weight:600;font-size:.56rem;
  letter-spacing:.34em;text-transform:uppercase;color:var(--teal);margin-top:2px}
.nav-links{display:flex;align-items:center;gap:2rem;list-style:none;margin:0;padding:0}
.nav-links a{font-size:.96rem;font-weight:500;color:var(--ink);position:relative;padding:.3rem 0}
.nav-links a::after{content:"";position:absolute;left:0;bottom:-2px;width:0;height:1.5px;
  background:var(--teal);transition:width .3s var(--ease)}
.nav-links a:hover::after,.nav-links a.active::after{width:100%}
.nav-links a.active{color:var(--teal)}
.nav-cta{display:flex;align-items:center;gap:1rem}
.nav-phone{display:inline-flex;align-items:center;gap:.45rem;font-weight:600;font-size:.95rem;color:var(--teal)}
.nav-phone .i{width:18px;height:18px}
.menu-btn{display:none;background:none;border:0;cursor:pointer;color:var(--teal);padding:.3rem}
.menu-btn .i{width:28px;height:28px}

/* =======================  HERO  ======================= */
.hero{position:relative;min-height:clamp(560px,86vh,860px);display:flex;align-items:flex-end;
  color:#fff;overflow:hidden;isolation:isolate}
.hero-media{position:absolute;inset:0;z-index:-2}
.hero-media img{width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(14,56,55,.28) 0%,rgba(14,56,55,.12) 38%,rgba(11,40,39,.86) 100%)}
.hero-inner{padding-bottom:clamp(3rem,7vw,6rem);padding-top:6rem;max-width:830px}
.hero h1{color:#fff;text-shadow:0 2px 30px rgba(0,0,0,.25)}
.hero .lede{color:rgba(255,255,255,.9);max-width:620px;margin-top:1.2rem}
.hero .btn-row{margin-top:2rem}

/* trust strip under hero */
.trust{background:var(--ink);color:#fff}
.trust .wrap{display:flex;flex-wrap:wrap;justify-content:center;gap:clamp(1rem,4vw,3.2rem);
  padding-top:1.4rem;padding-bottom:1.4rem;text-align:center}
.trust-item{display:flex;align-items:center;gap:.6rem;font-size:.92rem;font-weight:500}
.trust-item .i{width:22px;height:22px;color:var(--teal-light)}
.trust-item b{color:#fff;font-weight:600}

/* =======================  DIFFERENTIATOR  ======================= */
.diff{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}
.diff-media{position:relative}
.diff-media img{border-radius:var(--radius-lg);box-shadow:var(--shadow);width:100%;
  aspect-ratio:4/5;object-fit:cover}
.diff-badge{position:absolute;bottom:-26px;left:-26px;background:var(--white);
  border-radius:var(--radius);box-shadow:var(--shadow-soft);padding:1.1rem 1.4rem;
  display:flex;align-items:center;gap:.9rem;border:1px solid var(--line)}
.diff-badge .seal{width:46px;height:46px;color:var(--teal)}
.diff-badge .bg-t{font-family:var(--display);font-size:1.5rem;color:var(--teal);line-height:1}
.diff-badge .bg-s{font-size:.76rem;color:var(--muted);letter-spacing:.04em}

/* =======================  SERVICES  ======================= */
.cards{display:grid;gap:1.4rem}
.cards-3{grid-template-columns:repeat(3,1fr)}
.cards-2{grid-template-columns:repeat(2,1fr)}
.card{
  background:var(--white);border:1px solid var(--line);border-radius:var(--radius-lg);
  padding:2rem 1.9rem;transition:transform .35s var(--ease),box-shadow .35s var(--ease),border-color .35s;
  position:relative;overflow:hidden;
}
.card:hover{transform:translateY(-6px);box-shadow:var(--shadow);border-color:transparent}
.card .card-ico{width:54px;height:54px;border-radius:12px;display:grid;place-items:center;
  background:var(--teal-tint);color:var(--teal);margin-bottom:1.3rem}
.card .card-ico .i{width:28px;height:28px}
.card h3{margin-bottom:.5rem}
.card p{color:var(--muted);margin:0;font-size:.98rem}
.card .more{display:inline-flex;align-items:center;gap:.4rem;margin-top:1.1rem;
  font-weight:600;font-size:.9rem;color:var(--teal)}
.card .more .i{width:16px;height:16px;transition:transform .3s var(--ease)}
.card:hover .more .i{transform:translateX(4px)}
.card--feature{background:linear-gradient(160deg,var(--teal) 0%,var(--teal-deep) 100%);color:#fff}
.card--feature h3{color:#fff}.card--feature p{color:rgba(255,255,255,.82)}
.card--feature .card-ico{background:rgba(255,255,255,.16);color:#fff}
.card--feature .more{color:#cfe8e4}

/* =======================  VALUATION LEAD MAGNET  ======================= */
.valuation{position:relative;overflow:hidden;background:var(--teal-deep);color:var(--cream)}
.valuation::before{content:"";position:absolute;inset:0;opacity:.16;z-index:0;
  background:radial-gradient(60% 90% at 88% 15%,var(--teal) 0%,transparent 55%),
             radial-gradient(50% 70% at 5% 90%,var(--teal) 0%,transparent 60%)}
.valuation .wrap{position:relative;z-index:1;display:grid;grid-template-columns:1fr 1fr;
  gap:clamp(2rem,5vw,4.5rem);align-items:center}
.valuation h2{color:#fff}
.valuation .lede{color:rgba(255,255,255,.85)}
.val-points{list-style:none;margin:1.5rem 0 0;padding:0;display:grid;gap:.75rem}
.val-points li{display:flex;gap:.7rem;align-items:flex-start;font-size:1rem}
.val-points .i{color:var(--teal-light);width:22px;height:22px;flex:none;margin-top:2px}

/* =======================  FORMS  ======================= */
.form-card{background:var(--white);color:var(--ink);border-radius:var(--radius-lg);
  padding:clamp(1.6rem,3vw,2.4rem);box-shadow:var(--shadow)}
.form-card h3{color:var(--teal);margin-bottom:.35rem}
.form-card .fine{font-size:.86rem;color:var(--muted);margin-top:1rem}
.field{margin-bottom:1rem}
.field label{display:block;font-size:.82rem;font-weight:600;letter-spacing:.02em;
  color:var(--ink);margin-bottom:.4rem}
.field input,.field select,.field textarea{
  width:100%;font-family:var(--body);font-size:1rem;color:var(--ink);
  padding:.85rem 1rem;border:1.5px solid var(--line);border-radius:10px;background:var(--paper);
  transition:border-color .25s var(--ease),box-shadow .25s var(--ease);
}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;
  border-color:var(--teal);box-shadow:0 0 0 4px rgba(20,80,78,.1)}
.field textarea{min-height:120px;resize:vertical}
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:0 1rem}
.form-note{display:none;margin-top:1rem;padding:.9rem 1.1rem;border-radius:10px;font-size:.92rem}
.form-note.ok{display:block;background:var(--teal-tint);color:var(--teal-deep)}
.form-note.err{display:block;background:#fbe9e5;color:#8a2b1a}

/* =======================  STATS  ======================= */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;text-align:center}
.stat .num{font-family:var(--display);font-size:clamp(2.6rem,5vw,3.8rem);color:var(--teal);line-height:1}
.section--teal .stat .num{color:var(--teal-light)}
.stat .lab{font-size:.9rem;color:var(--muted);letter-spacing:.03em;margin-top:.3rem}
.section--teal .stat .lab{color:rgba(255,255,255,.8)}

/* =======================  AREAS  ======================= */
.areas{display:grid;grid-template-columns:repeat(3,1fr);gap:.8rem}
.area{display:flex;align-items:center;gap:.7rem;padding:1rem 1.2rem;background:var(--white);
  border:1px solid var(--line);border-radius:12px;font-weight:500;transition:.3s var(--ease)}
.area:hover{border-color:var(--teal);transform:translateX(4px)}
.area .i{width:20px;height:20px;color:var(--teal)}

/* =======================  TESTIMONIALS  ======================= */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem}
.quote{background:var(--white);border:1px solid var(--line);border-radius:var(--radius-lg);
  padding:2rem 1.9rem;position:relative}
.quote .stars{display:flex;gap:.15rem;color:var(--teal);margin-bottom:1rem}
.quote .stars .i{width:18px;height:18px;fill:var(--teal);stroke:var(--teal)}
.quote p{font-family:var(--display);font-size:1.28rem;line-height:1.4;color:var(--ink);font-style:italic}
.quote .who{display:flex;align-items:center;gap:.8rem;margin-top:1.3rem}
.quote .who .av{width:42px;height:42px;border-radius:50%;background:var(--teal-tint);color:var(--teal);
  display:grid;place-items:center;font-family:var(--display);font-weight:600;font-size:1.1rem}
.quote .who b{display:block;font-family:var(--body);font-size:.92rem}
.quote .who span{font-size:.82rem;color:var(--muted)}

/* =======================  SPLIT / ABOUT  ======================= */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}
.split--reverse .split-media{order:2}
.split-media img{border-radius:var(--radius-lg);box-shadow:var(--shadow);width:100%;
  aspect-ratio:5/6;object-fit:cover}
.split-media .portrait-ph{aspect-ratio:5/6;border-radius:var(--radius-lg);border:1px solid var(--line);
  background:linear-gradient(160deg,var(--cream),var(--sand));display:grid;place-items:center;
  box-shadow:var(--shadow-soft)}
.portrait-ph .mono{font-family:var(--display);font-size:4.5rem;color:var(--teal);opacity:.5}
.portrait-ph .cap{position:absolute;bottom:14px;font-size:.72rem;letter-spacing:.16em;
  text-transform:uppercase;color:var(--teal)}
.creds{list-style:none;margin:1.5rem 0 0;padding:0;display:grid;gap:.7rem}
.creds li{display:flex;gap:.7rem;align-items:flex-start}
.creds .i{color:var(--teal);width:22px;height:22px;flex:none;margin-top:2px}

/* =======================  CTA BAND  ======================= */
.cta-band{background:
  linear-gradient(180deg,rgba(14,56,55,.86),rgba(14,56,55,.86));color:#fff;text-align:center;position:relative;overflow:hidden}
.cta-band .wrap{position:relative;z-index:1}
.cta-band h2{color:#fff;max-width:760px;margin:0 auto}
.cta-band .lede{color:rgba(255,255,255,.85);max-width:560px;margin:1rem auto 0}

/* =======================  CONTACT  ======================= */
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(2rem,5vw,4rem)}
.contact-info{display:grid;gap:1.3rem;align-content:start}
.ci-item{display:flex;gap:1rem;align-items:flex-start}
.ci-item .ci-ico{width:46px;height:46px;border-radius:11px;background:var(--teal-tint);color:var(--teal);
  display:grid;place-items:center;flex:none}
.ci-item .ci-ico .i{width:22px;height:22px}
.ci-item b{display:block;font-size:.8rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.ci-item a,.ci-item p{font-size:1.12rem;color:var(--ink);margin:.15rem 0 0;font-weight:500}

/* =======================  FOOTER  ======================= */
.site-footer{background:var(--ink);color:rgba(255,255,255,.72);padding:clamp(3.5rem,6vw,5rem) 0 2rem}
.footer-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:2rem;margin-bottom:3rem}
.footer-brand .brand .bname{color:#fff}
.footer-brand p{margin-top:1rem;font-size:.95rem;max-width:320px}
.footer-col h4{font-family:var(--body);font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;
  color:var(--teal-light);margin-bottom:1.1rem;font-weight:600}
.footer-col ul{list-style:none;margin:0;padding:0;display:grid;gap:.6rem}
.footer-col a{font-size:.95rem;transition:color .25s}
.footer-col a:hover{color:#fff}
.footer-bottom{border-top:1px solid rgba(255,255,255,.12);padding-top:1.6rem;
  display:flex;flex-wrap:wrap;justify-content:space-between;gap:1rem;align-items:center;font-size:.85rem}
.footer-legal{font-size:.78rem;color:rgba(255,255,255,.45);max-width:640px;margin-top:1rem;line-height:1.6}

/* =======================  REVEAL  ======================= */
[data-reveal]{opacity:0;transform:translateY(24px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
[data-reveal].in{opacity:1;transform:none}
[data-reveal-delay="1"]{transition-delay:.08s}
[data-reveal-delay="2"]{transition-delay:.16s}
[data-reveal-delay="3"]{transition-delay:.24s}
@media (prefers-reduced-motion:reduce){
  [data-reveal]{opacity:1;transform:none;transition:none}
  html{scroll-behavior:auto}
}

/* =======================  RESPONSIVE  ======================= */
@media (max-width:960px){
  .diff,.valuation .wrap,.split,.contact-grid{grid-template-columns:1fr}
  .split--reverse .split-media{order:0}
  .diff-media{max-width:460px;margin:0 auto}
  .cards-3,.quotes{grid-template-columns:1fr 1fr}
  .footer-top{grid-template-columns:1fr 1fr}
  .stats{grid-template-columns:1fr 1fr;gap:2rem}
}
@media (max-width:720px){
  .nav-links,.nav-phone{display:none}
  .menu-btn{display:block}
  .nav-cta .btn{display:none}
  /* mobile drawer */
  .mobile-nav{position:fixed;inset:0 0 0 auto;width:min(84vw,340px);background:var(--paper);
    z-index:80;transform:translateX(100%);transition:transform .38s var(--ease);
    box-shadow:-20px 0 60px -30px rgba(0,0,0,.5);padding:1.4rem;display:flex;flex-direction:column}
  .mobile-nav.open{transform:none}
  .cards-3,.cards-2,.quotes,.areas{grid-template-columns:1fr}
  .grid-2{grid-template-columns:1fr}
  .footer-top{grid-template-columns:1fr}
  .stats{grid-template-columns:1fr 1fr}
  .diff-badge{left:50%;transform:translateX(-50%);bottom:-30px}
}
.mobile-nav{display:none}
@media (max-width:720px){.mobile-nav{display:flex}}
.mobile-nav .mn-head{display:flex;justify-content:space-between;align-items:center;margin-bottom:2rem}
.mobile-nav .mn-head .close{background:none;border:0;color:var(--teal);cursor:pointer}
.mobile-nav a{padding:.9rem 0;font-size:1.15rem;font-family:var(--display);color:var(--ink);
  border-bottom:1px solid var(--line)}
.mobile-nav .btn{margin-top:1.6rem;justify-content:center}
.mobile-nav .mn-phone{margin-top:auto;padding-top:1.4rem;color:var(--teal);font-weight:600;
  display:flex;align-items:center;gap:.5rem}
.scrim{position:fixed;inset:0;background:rgba(14,32,31,.5);z-index:70;opacity:0;visibility:hidden;
  transition:opacity .35s var(--ease)}
.scrim.open{opacity:1;visibility:visible}

/* (DV8 footer credit intentionally omitted for this build.) */


/* ---- auto-fit service grid (holds the full service list cleanly) ---- */
.cards-auto{grid-template-columns:repeat(auto-fit,minmax(248px,1fr))}
.card--sm{padding:1.7rem 1.6rem}
.card--sm .card-ico{width:48px;height:48px;margin-bottom:1rem}
.card--sm h3{font-size:1.35rem}
.card--sm p{font-size:.94rem}

/* ---- two offices showcase ---- */
.offices{display:grid;grid-template-columns:1fr 1fr;gap:1.6rem}
.office-card{position:relative;border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow);
  min-height:340px;display:flex;align-items:flex-end;isolation:isolate}
.office-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.office-card::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(11,11,11,.05) 0%,rgba(11,11,11,.35) 45%,rgba(11,11,11,.9) 100%)}
.office-card .oc-body{padding:1.8rem 1.9rem;color:#fff;width:100%}
.office-card .oc-state{font-family:var(--body);font-weight:600;font-size:.74rem;letter-spacing:.2em;
  text-transform:uppercase;color:var(--teal-light);display:block;margin-bottom:.4rem}
.office-card h3{color:#fff;font-size:1.9rem;margin-bottom:.5rem}
.office-card p{color:rgba(255,255,255,.85);margin:0 0 .3rem;font-size:.96rem}
.office-card a{color:#fff;font-weight:600;display:inline-flex;align-items:center;gap:.4rem;margin-top:.6rem}
.office-card a .i{width:18px;height:18px;color:var(--teal-light)}
@media (max-width:760px){.offices{grid-template-columns:1fr}}