/* Outfit, self-hosted: Latin subset, weight 300-900 */
@font-face { font-family: "Outfit"; src: url("fonts/outfit.woff2") format("woff2"); font-weight: 300 900; font-style: normal; font-display: swap; }
/* Pointer Commercial Real Estate — site styles */
:root {
  /* Black & Pointer Green */
  --pine: #1c1c1c;        /* charcoal: hero, page heads, dark buttons */
  --pine-deep: #000000;   /* black: header, sign, footer */
  --asphalt: #2a2a2a;
  --concrete: #e6e6e3;
  --paper: #f2f2f0;
  --stripe: #4bd605;      /* Pointer green accent */
  --link: #2b7a0b;        /* darker green for links on light backgrounds */
  --ink: #1c1c1c;
  --muted: #5f5f5c;
  --rule: #d2d2ce;
  --white: #ffffff;

  --wide: "Outfit", "Helvetica Neue", Arial, sans-serif;
  --measure: 66ch;
  --gutter: clamp(16px, 4vw, 48px);
  --max: 1200px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--wide);
  font-size: 1.0625rem;
  line-height: 1.6;
}
img { max-width: 100%; display: block; }
a { color: var(--link); text-underline-offset: 3px; }
a:hover { color: var(--ink); }
:focus-visible { outline: 3px solid var(--stripe); outline-offset: 3px; }

.wrap { max-width: var(--max); margin: 0 auto; padding: 0 var(--gutter); }

/* Type scale (1.25 ratio) */
h1, h2, h3 { line-height: 1.1; margin: 0 0 .5em; letter-spacing: -.005em; }
h1 { font-size: clamp(2.2rem, 5.2vw, 3.8rem); font-weight: 800; }
h2 { font-size: clamp(1.7rem, 3.4vw, 2.45rem); font-weight: 750; }
h3 { font-size: 1.35rem; font-weight: 700; }
p { margin: 0 0 1em; max-width: var(--measure); }
.lede { font-size: 1.25rem; line-height: 1.5; color: var(--asphalt); }
.muted { color: var(--muted); }

.skip { position: absolute; left: -999px; top: 0; background: var(--stripe); color: var(--ink); padding: 8px 14px; z-index: 10; }
.skip:focus { left: 8px; top: 8px; }

/* Header */
.site-header { background: var(--pine-deep); color: var(--white); }
.brand img { height: 58px; width: auto; }
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; min-height: 76px; }
.brand { color: var(--white); text-decoration: none; display: flex; flex-direction: column; line-height: 1; }
.brand:hover { color: var(--white); }
.brand-mark { font-weight: 900; font-size: 1.7rem; letter-spacing: .02em; }
.brand-sub { font-size: .78rem; opacity: .8; margin-top: 4px; letter-spacing: .01em; }
.nav ul { list-style: none; margin: 0; padding: 0; display: flex; gap: 4px; }
.nav a { color: var(--white); text-decoration: none; padding: 10px 14px 12px; display: block; font-weight: 500; position: relative; }
/* Double rule under menu items, echoing the paired lines in the logo */
.nav a::after { content: ""; position: absolute; left: 14px; right: 14px; bottom: 2px; height: 4px; border-top: 1px solid currentColor; border-bottom: 1px solid currentColor; opacity: 0; transform: scaleX(.6); transition: opacity .2s, transform .2s; }
.nav a:hover { color: var(--white); }
.nav a:hover::after { opacity: .55; transform: scaleX(1); }
.nav a[aria-current="page"]::after { opacity: 1; transform: scaleX(1); border-color: var(--stripe); }
.nav-toggle { display: none; background: none; border: 1px solid rgba(255,255,255,.5); color: var(--white); font: inherit; padding: 8px 12px; border-radius: 4px; cursor: pointer; }

@media (max-width: 760px) {
  .nav-toggle { display: block; }
  .nav { position: absolute; left: 0; right: 0; top: 76px; background: rgba(0,0,0,.55); -webkit-backdrop-filter: blur(16px) saturate(140%); backdrop-filter: blur(16px) saturate(140%); border-bottom: 1px solid rgba(255,255,255,.12); display: none; z-index: 20; }
  @supports not ((backdrop-filter: blur(1px)) or (-webkit-backdrop-filter: blur(1px))) { .nav { background: rgba(0,0,0,.88); } }
  .nav.open { display: block; }
  .nav ul { flex-direction: column; padding: 8px var(--gutter) 16px; }
  .nav a { border-bottom: 1px solid rgba(255,255,255,.12); }
  .nav a::after { left: 0; right: auto; width: 40px; bottom: 6px; transform: none; }
  .site-header { position: relative; }
}

/* Hero with pylon sign */
.hero { background: var(--pine); color: var(--white); padding: clamp(40px, 7vw, 88px) 0 0; overflow: hidden; }
.hero .wrap { display: grid; grid-template-columns: 1.15fr .85fr; gap: clamp(32px, 6vw, 80px); align-items: end; }
.hero h1 { color: var(--white); max-width: 14ch; }
.hero .lede { color: rgba(255,255,255,.86); max-width: 44ch; }
.hero-copy { padding-bottom: clamp(40px, 6vw, 80px); }
.actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }
.btn { display: inline-block; padding: 13px 22px; font-weight: 650; text-decoration: none; border-radius: 3px; border: 2px solid transparent; }
.btn-primary { background: var(--stripe); color: var(--ink); }
.btn-primary:hover { background: #63e41f; color: var(--ink); }
.btn-ghost { border-color: rgba(255,255,255,.55); color: var(--white); }
.btn-ghost:hover { border-color: var(--white); color: var(--white); }
.btn-dark { background: var(--pine); color: var(--white); }
.btn-dark:hover { background: var(--pine-deep); color: var(--white); }

.pylon { justify-self: center; width: min(100%, 360px); }
.pylon-cap { background: var(--pine-deep); color: var(--white); text-align: center; padding: 18px 16px 14px; border-radius: 6px 6px 0 0; }
.pylon-cap img { width: 72%; height: auto; margin: 0 auto 8px; }
.pylon-cap span { font-weight: 900; font-size: 1.6rem; letter-spacing: .04em; display: block; }
.pylon-cap small { font-size: .8rem; opacity: .75; }
.pylon-body { background: var(--pine-deep); padding: 0 12px 12px; display: grid; gap: 8px; }
.panel { background: var(--white); color: var(--ink); text-decoration: none; display: block; padding: 14px 16px; border-left: 8px solid var(--muted); }
.panel:hover { color: var(--ink); background: #fbfbf8; }
.panel strong { display: block; font-size: 1.15rem; font-weight: 800; line-height: 1.15; }
.panel .where { font-size: .85rem; color: var(--muted); }
.panel .status { display: inline-block; margin-top: 8px; font-size: .85rem; font-weight: 650; }
.panel.available { border-left-color: var(--stripe); }
.panel.available .status { background: var(--stripe); padding: 2px 8px; }
.pylon-posts { display: flex; justify-content: space-between; padding: 0 22%; }
.pylon-posts i { width: 22px; height: 56px; background: var(--pine-deep); }
.pylon-base { height: 22px; background: #333; border-radius: 3px 3px 0 0; margin: 0 12%; }

@media (max-width: 860px) {
  .hero .wrap { grid-template-columns: 1fr; }
  .pylon { justify-self: start; }
}

/* Sections */
.section { padding: clamp(56px, 8vw, 104px) 0; }
.section-alt { background: var(--concrete); }
.section-head { margin-bottom: 40px; }
.two-col { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(28px, 5vw, 72px); align-items: start; }
@media (max-width: 760px) { .two-col { grid-template-columns: 1fr; } }

.firms { list-style: none; padding: 0; margin: 0; columns: 2; column-gap: 24px; }
.firms li { padding: 10px 0; border-bottom: 1px solid var(--rule); break-inside: avoid; font-weight: 500; }

/* Property listings */
.property { display: grid; grid-template-columns: 1.1fr .9fr; gap: clamp(24px, 4vw, 56px); padding: 40px 0; border-top: 1px solid var(--rule); }
.property:last-of-type { border-bottom: 1px solid var(--rule); }
.property-photo { background: var(--concrete); aspect-ratio: 4 / 3; overflow: hidden; }
.property-photo img { width: 100%; height: 100%; object-fit: cover; }
.property h3 { font-size: clamp(1.6rem, 3vw, 2.1rem); margin-bottom: 4px; }
.address { color: var(--muted); margin-bottom: 20px; }
.avail-flag { display: inline-block; font-weight: 700; padding: 6px 12px; margin-bottom: 20px; }
.avail-flag.open { background: var(--stripe); color: var(--ink); }
.avail-flag.full { background: var(--concrete); color: var(--asphalt); }
.facts { display: grid; grid-template-columns: 1fr 1fr; gap: 0; margin: 0 0 24px; }
.facts div { padding: 12px 0; border-bottom: 1px solid var(--rule); }
.facts dt { font-size: .85rem; color: var(--muted); }
.facts dd { margin: 2px 0 0; font-weight: 700; font-size: 1.2rem; font-variant-numeric: tabular-nums; }
.facts .note { grid-column: 1 / -1; }
.links { display: flex; flex-wrap: wrap; gap: 10px 22px; font-weight: 600; }
@media (max-width: 760px) { .property { grid-template-columns: 1fr; } }

.gallery { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; margin-top: 48px; }
.gallery figure { margin: 0; }
.gallery .ph { aspect-ratio: 4 / 3; background: var(--concrete); overflow: hidden; }
.gallery img { width: 100%; height: 100%; object-fit: cover; }
.gallery figcaption { padding-top: 8px; font-weight: 600; font-size: .95rem; }
@media (max-width: 860px) { .gallery { grid-template-columns: 1fr 1fr; } }

.properties-head { display: grid; grid-template-columns: 1fr minmax(0, 460px); gap: 32px 56px; align-items: start; }
.map-figure { margin: 0; }
.map-figure a { display: block; }
.map-figure a:hover img { border-color: var(--link); }
@media (max-width: 760px) { .properties-head { grid-template-columns: 1fr; } .map-figure { max-width: 460px; } }
.map-figure img { width: 100%; border: 1px solid var(--rule); background: var(--white); }
.map-figure figcaption { font-size: .9rem; color: var(--muted); padding-top: 8px; }

/* Page title band */
.page-head { background: var(--pine); color: var(--white); padding: clamp(40px, 6vw, 72px) 0 clamp(32px, 5vw, 56px); }
.page-head h1 { color: var(--white); }
.page-head p { color: rgba(255,255,255,.85); font-size: 1.2rem; max-width: 52ch; margin: 0; }

/* Services */
.services { display: grid; grid-template-columns: 1fr 1fr; gap: 0 clamp(28px, 5vw, 72px); }
.service { padding: 32px 0; border-top: 1px solid var(--rule); }
.service p:last-child { margin-bottom: 0; }
@media (max-width: 760px) { .services { grid-template-columns: 1fr; } }
.licenses { display: flex; gap: 8px; flex-wrap: wrap; margin-top: 8px; }
.licenses span { border: 1.5px solid var(--link); color: var(--link); padding: 3px 10px; font-weight: 650; font-size: .9rem; }

/* Team */
.person { display: grid; grid-template-columns: 280px 1fr; gap: clamp(24px, 4vw, 56px); padding: 48px 0; border-top: 1px solid var(--rule); }
.person-photo { background: var(--concrete); aspect-ratio: 4 / 5; overflow: hidden; }
.person-photo img { width: 100%; height: 100%; object-fit: cover; }
.role { color: var(--muted); font-weight: 600; margin-bottom: 20px; }
.person h2 { margin-bottom: 4px; }
.person h3 { font-size: 1.05rem; margin: 24px 0 6px; }
.person-contact { display: flex; flex-wrap: wrap; gap: 8px 20px; margin-top: 20px; font-weight: 600; }
.highlights { padding-left: 1.1em; margin: 0 0 1em; max-width: var(--measure); }
.highlights li { margin-bottom: 6px; }
@media (max-width: 760px) { .person { grid-template-columns: 1fr; } .person-photo { max-width: 280px; } }

.credits { display: grid; grid-template-columns: 1fr 1fr; gap: 32px; }
.credits h3 { margin-bottom: 2px; }
@media (max-width: 760px) { .credits { grid-template-columns: 1fr; } }

/* Contact */
.contacts { display: grid; grid-template-columns: 1fr 1fr; gap: 0 clamp(28px, 5vw, 72px); }
.contact-card { border-top: 1px solid var(--rule); padding: 28px 0; }
.contact-card dl { margin: 16px 0 0; display: grid; grid-template-columns: 70px 1fr; gap: 8px 12px; }
.contact-card dt { color: var(--muted); }
.contact-card dd { margin: 0; font-weight: 600; font-variant-numeric: tabular-nums; }
.mail-address { margin-top: 48px; padding: 28px; background: var(--white); border-left: 8px solid var(--stripe); }
.mail-address address { font-style: normal; font-weight: 600; font-size: 1.15rem; line-height: 1.5; }
@media (max-width: 760px) { .contacts { grid-template-columns: 1fr; } }

/* CTA band */
.cta-band { background: var(--pine); border-top: 4px solid var(--stripe); color: var(--white); padding: 56px 0; }
.cta-band .wrap { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 24px; }
.cta-band h2 { color: var(--white); margin: 0; font-size: clamp(1.5rem, 3vw, 2rem); }
.cta-band p { margin: 6px 0 0; color: rgba(255,255,255,.78); }

/* Footer */
.site-footer { background: var(--pine-deep); color: rgba(255,255,255,.75); font-size: .9rem; padding: 40px 0; }
.site-footer .wrap { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 16px 32px; }
.site-footer a { color: var(--white); }
.site-footer p { margin: 0; }

@media (prefers-reduced-motion: no-preference) {
  .pylon { animation: rise .7s cubic-bezier(.2,.7,.2,1) backwards .1s; }
  @keyframes rise { from { transform: translateY(40px); opacity: 0; } to { transform: none; opacity: 1; } }
}

/* Parallax */
.photo-band { position: relative; overflow: hidden; color: var(--white); min-height: clamp(380px, 60vh, 620px); display: flex; align-items: flex-end; padding: 56px 0; background: var(--asphalt); }
.photo-band-bg, .page-head-bg { position: absolute; inset: 0; overflow: hidden; }
.photo-band-bg img, .page-head-bg img { position: absolute; left: 0; width: 100%; top: -20%; height: 140%; object-fit: cover; will-change: transform; }
.photo-band::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(0,0,0,.88), rgba(0,0,0,.15) 65%); }
.photo-band .wrap { position: relative; z-index: 1; width: 100%; display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: 24px; }
.band-line { font-weight: 800; font-size: clamp(1.8rem, 4vw, 3rem); line-height: 1.1; margin: 0; color: var(--white); max-width: none; }
.band-line span { display: inline-block; margin-top: 10px; font-weight: 500; font-size: 1.15rem; color: rgba(255,255,255,.88); }

.page-head { position: relative; overflow: hidden; }
.page-head-bg img { opacity: .28; top: -35%; height: 170%; }
.page-head .wrap { position: relative; z-index: 1; }

.property-photo { position: relative; }
.has-parallax .property-photo img { position: absolute; left: 0; top: -12%; height: 124%; will-change: transform; }
.pylon { will-change: transform; }
@media (max-width: 860px) { .pylon[data-parallax] { transform: none !important; } }

.small { font-size: .92rem; }

/* Brian's block + initials fallback when no photo is present */
.person-alt { border-top: 0; padding: 0; }
.person-photo.initials { position: relative; }
.person-photo.initials::before { content: attr(data-initials); position: absolute; inset: 0; display: grid; place-items: center; background: var(--pine); color: var(--white); font-weight: 800; font-size: 4rem; }
.person-photo.initials img { position: relative; z-index: 1; }

/* Property area map (inline SVG) */
.area-map { width: 100%; height: auto; display: block;
  -webkit-mask-image: linear-gradient(to bottom, transparent 0, #000 16%); mask-image: linear-gradient(to bottom, transparent 0, #000 16%); }
.area-map .st { fill: #cfcfcb; transition: fill .15s; }
.area-map .st.on { fill: var(--stripe); }
.area-map .st:hover { fill: #bdbdb8; }
.area-map .st.on:hover { fill: #63e41f; }
.area-map .borders { fill: none; stroke: #fff; stroke-width: 1; stroke-linejoin: round; pointer-events: none; }
.area-map .abbr text { font-family: var(--wide); font-size: 16px; font-weight: 700; fill: #0b1a05; text-anchor: middle; dominant-baseline: middle; pointer-events: none; }
.area-map .hq { pointer-events: none; }
.area-map .hq-ring { fill: #000; opacity: .2; }
.area-map .hq-dot { fill: #000; stroke: #fff; stroke-width: 2.5; }
.area-map .hq text { font-family: var(--wide); font-size: 19px; font-weight: 800; fill: #000; paint-order: stroke; stroke: #fff; stroke-width: 5px; stroke-linejoin: round; }
.map-legend { display: flex; flex-wrap: wrap; gap: 8px 22px; padding-top: 6px; font-size: .92rem; color: var(--ink); }
.map-legend span { display: inline-flex; align-items: center; gap: 8px; }
.map-legend i { width: 14px; height: 14px; display: inline-block; }
.key-area { background: var(--stripe); }
.key-hq { background: #000; border: 2px solid #fff; border-radius: 50%; box-shadow: 0 0 0 1px #000; }

/* Divider: thin grey rule with a short Pointer-green mark at the left */
.property, .service, .person, .contact-card { position: relative; }
.property::before, .service::before, .person::before, .contact-card::before {
  content: ""; position: absolute; left: 0; top: -1px; width: 56px; height: 4px; background: var(--stripe); }
.person-alt::before { display: none; }

/* FAQ */
.faq { max-width: 860px; margin-top: 8px; }
.faq-item { border-top: 1px solid var(--rule); }
.faq-item:last-child { border-bottom: 1px solid var(--rule); }
.faq-item summary { cursor: pointer; list-style: none; display: flex; justify-content: space-between; align-items: center; gap: 24px; padding: 20px 0; }
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item summary h3 { margin: 0; font-size: 1.2rem; }
.faq-item summary::after { content: "+"; font-size: 1.6rem; font-weight: 500; line-height: 1; color: var(--link); flex: none; }
.faq-item[open] summary::after { content: "\2212"; }
.faq-item p { margin: 0 0 22px; color: var(--asphalt); }
.faq-item summary:hover h3 { color: var(--link); }

/* Footer social link */
.site-footer .wrap { align-items: center; }
.footer-social { order: 3; }
.social { display: inline-flex; align-items: center; gap: 10px; color: var(--white); text-decoration: none; font-weight: 500; }
.social svg { width: 36px; height: 36px; padding: 8px; border: 1.5px solid rgba(255,255,255,.35); border-radius: 50%; transition: background .15s, border-color .15s, color .15s; }
.social:hover { color: var(--white); }
.social:hover svg { background: var(--stripe); border-color: var(--stripe); color: #000; }
.follow { margin: 14px 0 0; }


/* Footer text links: plain underline, green on hover */
.site-footer p a { color: var(--white); transition: color .2s; }
.site-footer p a:hover, .site-footer p a:focus-visible { color: var(--stripe); }