/* ============================================================
   Fat Property — design system
   Orange + slate, Houston inner-loop, mobile-first.
   One stylesheet for every page.
   ============================================================ */

:root {
  --orange: #E85A1A;
  --orange-hover: #C94A12;
  --orange-ink: #8A2F0A;
  --orange-soft: #FDE8DC;
  --slate: #3D5166;
  --slate-deep: #1C2834;
  --slate-mid: #5A738C;
  --slate-logo: #90A8C0;
  --paper: #F6F2EA;
  --cream: #FFFCF7;
  --ink: #1C2834;
  --muted: #5C6B7A;
  --line: #D7DEE6;
  --shadow: 0 10px 30px rgba(28, 40, 52, 0.08);
  --radius: 14px;
  --wrap: 1120px;
  --header-h: 72px;
  --font-display: "Fraunces", "Iowan Old Style", Georgia, serif;
  --font-body: "Figtree", "Segoe UI", system-ui, sans-serif;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
html, body { margin: 0; padding: 0; }
body {
  font-family: var(--font-body);
  color: var(--ink);
  background: var(--paper);
  line-height: 1.55;
  font-size: 17px;
  min-height: 100vh;
  display: flex;
  flex-direction: column;
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--orange); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--orange-hover); }
h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 560;
  letter-spacing: -0.02em;
  line-height: 1.15;
  color: var(--slate-deep);
  margin: 0 0 0.5em;
}
p { margin: 0 0 1em; }
main { flex: 1; }

.wrap {
  width: min(var(--wrap), calc(100% - 32px));
  margin-inline: auto;
}
.skip {
  position: absolute; left: -999px; top: 8px;
}
.skip:focus {
  left: 12px; z-index: 100; background: var(--cream);
  padding: 8px 12px; border-radius: 8px;
}

/* ---- Header / nav ---- */
.site-header {
  position: sticky; top: 0; z-index: 40;
  background: rgba(255, 252, 247, 0.92);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}
.header-inner {
  display: flex; align-items: center; justify-content: space-between;
  min-height: var(--header-h); gap: 16px;
}
.brand {
  display: flex; align-items: center; gap: 10px;
  color: var(--slate-deep); text-decoration: none; font-weight: 700;
  font-size: 1.15rem; letter-spacing: -0.03em;
}
.brand img { width: 40px; height: 40px; }
.brand:hover { color: var(--orange); }
.nav { display: flex; align-items: center; gap: 6px 18px; flex-wrap: wrap; }
.nav a {
  color: var(--slate); text-decoration: none; font-weight: 600; font-size: 0.95rem;
  padding: 6px 2px; border-bottom: 2px solid transparent;
}
.nav a:hover, .nav a[aria-current="page"] {
  color: var(--orange); border-bottom-color: var(--orange);
}
.nav a.nav-ext {
  background: var(--orange); color: #fff; border: 0; border-radius: 999px;
  padding: 8px 14px;
}
.nav a.nav-ext:hover { background: var(--orange-hover); color: #fff; }
.nav a.nav-ghost {
  border: 1.5px solid var(--slate-logo); border-radius: 999px; padding: 7px 12px;
}
.nav-toggle {
  display: none; background: var(--cream); border: 1px solid var(--line);
  border-radius: 10px; padding: 8px 12px; font-weight: 700; color: var(--slate);
}

@media (max-width: 820px) {
  .nav-toggle { display: inline-block; }
  .nav {
    display: none; position: absolute; left: 0; right: 0; top: var(--header-h);
    background: var(--cream); border-bottom: 1px solid var(--line);
    padding: 12px 16px 18px; flex-direction: column; align-items: stretch;
  }
  .nav.is-open { display: flex; }
  .nav a { padding: 10px 4px; }
  .nav a.nav-ext, .nav a.nav-ghost { text-align: center; }
}

/* ---- Buttons ---- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  background: var(--orange); color: #fff; border: 0; border-radius: 999px;
  padding: 12px 18px; font-weight: 700; text-decoration: none; font-size: 1rem;
  cursor: pointer;
}
.btn:hover { background: var(--orange-hover); color: #fff; }
.btn-ghost {
  background: transparent; color: var(--slate-deep);
  border: 1.5px solid var(--slate-logo);
}
.btn-ghost:hover { border-color: var(--orange); color: var(--orange); background: var(--orange-soft); }
.btn-row { display: flex; flex-wrap: wrap; gap: 10px; }

/* ---- Hero ---- */
.hero {
  position: relative; isolation: isolate;
  min-height: 72vh; display: grid; align-items: end;
  background: var(--slate-deep);
  color: #fff;
  overflow: hidden;
}
.hero::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(28,40,52,0.15) 10%, rgba(28,40,52,0.78) 100%);
  z-index: -1;
}
.hero-slides {
  position: absolute; inset: 0; z-index: -2;
}
.hero-slides img {
  position: absolute; inset: 0;
  width: 100%; height: 100%; object-fit: cover;
  opacity: 0;
  transition: opacity 1.15s ease;
}
.hero-slides img.is-on { opacity: 1; }
.hero-inner { padding: 48px 0 56px; position: relative; z-index: 1; }
.hero p.hero-quiet {
  font-size: 0.95rem; max-width: 54ch; color: #d9d2c6; margin-top: -4px;
}
.hero p.hero-quiet a { color: #fff; }
.kicker {
  display: inline-block; font-weight: 700; letter-spacing: 0.08em;
  text-transform: uppercase; font-size: 0.75rem; color: var(--orange-soft);
  margin-bottom: 10px;
}
.hero h1 {
  color: #fff; font-size: clamp(2.1rem, 6vw, 3.6rem); max-width: 16ch;
  margin-bottom: 12px;
}
.hero p.lede { font-size: 1.15rem; max-width: 42ch; color: #f3efe7; }
.page-hero {
  background: var(--slate-deep); color: #fff; padding: 40px 0 32px;
}
.page-hero h1 { color: #fff; font-size: clamp(1.8rem, 4vw, 2.6rem); }
.page-hero p { color: #e6e0d6; max-width: 52ch; }

/* ---- Sections ---- */
.section { padding: 56px 0; }
.section-head {
  display: flex; justify-content: space-between; align-items: end;
  gap: 16px; flex-wrap: wrap; margin-bottom: 24px;
}
.section-head h2 { font-size: clamp(1.5rem, 3vw, 2rem); margin: 0; }
.eyebrow {
  font-size: 0.78rem; font-weight: 700; letter-spacing: 0.1em;
  text-transform: uppercase; color: var(--orange); margin-bottom: 6px;
}
.who {
  display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 36px; align-items: center;
}
.who-card {
  background: var(--cream); border-radius: var(--radius); padding: 28px;
  box-shadow: var(--shadow); border: 1px solid var(--line);
}
.stat-row { display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; margin-top: 18px; }
.stat { background: var(--paper); border-radius: 12px; padding: 12px; text-align: center; }
.stat b { display: block; font-family: var(--font-display); font-size: 1.4rem; color: var(--orange); }
.stat span { font-size: 0.82rem; color: var(--muted); }

@media (max-width: 800px) {
  .who { grid-template-columns: 1fr; }
  .stat-row { grid-template-columns: 1fr; }
}

/* ---- Cards ---- */
.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.grid-2 { display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; }
@media (max-width: 860px) {
  .grid-3, .grid-2 { grid-template-columns: 1fr; }
}
.card {
  background: var(--cream); border-radius: var(--radius); overflow: hidden;
  border: 1px solid var(--line); box-shadow: var(--shadow);
  display: flex; flex-direction: column; text-decoration: none; color: inherit;
  transition: transform 0.18s ease, box-shadow 0.18s ease;
}
a.card:hover { transform: translateY(-3px); box-shadow: 0 16px 36px rgba(28,40,52,0.12); color: inherit; }
.card-photo { aspect-ratio: 4 / 3; overflow: hidden; background: var(--slate); position: relative; }
.card-photo img { width: 100%; height: 100%; object-fit: cover; }
.chip {
  position: absolute; left: 12px; bottom: 12px;
  background: var(--orange); color: #fff; font-size: 0.75rem; font-weight: 700;
  padding: 4px 10px; border-radius: 999px;
}
.chip-slate { background: var(--slate); }
.card-body { padding: 16px 18px 18px; display: flex; flex-direction: column; gap: 6px; flex: 1; }
.card-body h3 { font-size: 1.25rem; margin: 0; }
.meta { color: var(--muted); font-size: 0.92rem; }
.rent { font-weight: 800; color: var(--slate-deep); }
.card-cta { margin-top: auto; padding-top: 10px; font-weight: 700; color: var(--orange); }

/* ---- Property page ---- */
.gallery {
  display: grid; grid-template-columns: 2fr 1fr; gap: 8px;
  margin: 0 0 28px;
}
.gallery-main, .gallery-thumbs img, .gallery-main img {
  width: 100%; height: 100%; object-fit: cover; border-radius: 12px;
}
.gallery-main { min-height: 320px; background: var(--slate); border-radius: 12px; overflow: hidden; cursor: zoom-in; }
.gallery-thumbs { display: grid; gap: 8px; }
.gallery-thumbs button {
  border: 0; padding: 0; background: none; cursor: pointer; border-radius: 12px; overflow: hidden;
  aspect-ratio: 4 / 3;
}
.gallery-thumbs img { height: 100%; }
.placeholder-note {
  position: absolute; left: 10px; bottom: 10px; background: rgba(28,40,52,0.78);
  color: #fff; font-size: 0.75rem; padding: 4px 8px; border-radius: 6px;
}
.prop-layout { display: grid; grid-template-columns: 1.4fr 0.8fr; gap: 32px; }
.facts {
  background: var(--cream); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 20px; box-shadow: var(--shadow); position: sticky; top: 88px;
}
.facts dl { display: grid; grid-template-columns: 1fr 1fr; gap: 12px 16px; margin: 0 0 16px; }
.facts dt { font-size: 0.75rem; text-transform: uppercase; letter-spacing: 0.06em; color: var(--muted); font-weight: 700; }
.facts dd { margin: 4px 0 0; font-weight: 700; }
.amenity-list { display: flex; flex-wrap: wrap; gap: 8px; padding: 0; margin: 0 0 16px; list-style: none; }
.amenity-list li {
  background: var(--orange-soft); color: var(--orange-ink); font-size: 0.88rem; font-weight: 650;
  padding: 6px 10px; border-radius: 999px;
}
@media (max-width: 860px) {
  .gallery { grid-template-columns: 1fr; }
  .gallery-thumbs { grid-template-columns: repeat(3, 1fr); }
  .prop-layout { grid-template-columns: 1fr; }
  .facts { position: static; }
}

/* Lightbox */
.lightbox {
  display: none; position: fixed; inset: 0; background: rgba(28,40,52,0.92);
  z-index: 80; align-items: center; justify-content: center; padding: 24px;
}
.lightbox.is-open { display: flex; }
.lightbox img { max-width: min(1100px, 100%); max-height: 88vh; border-radius: 8px; }
.lightbox-close {
  position: absolute; top: 16px; right: 16px; background: #fff; border: 0;
  border-radius: 999px; width: 40px; height: 40px; font-size: 1.2rem; cursor: pointer;
}

/* ---- News ---- */
.news-list { display: grid; gap: 16px; }
.news-item {
  display: grid; grid-template-columns: 180px 1fr; gap: 18px;
  background: var(--cream); border: 1px solid var(--line); border-radius: var(--radius);
  overflow: hidden; text-decoration: none; color: inherit;
}
.news-item img, .news-thumb { width: 100%; height: 100%; object-fit: cover; min-height: 130px; background: var(--slate); }
.news-item .pad { padding: 16px 16px 16px 0; }
.news-item h3 { font-size: 1.2rem; margin: 0 0 6px; }
.news-date { color: var(--muted); font-size: 0.85rem; font-weight: 700; }
.article { max-width: 720px; }
.article .meta { margin-bottom: 18px; }
.article p { font-size: 1.05rem; }
.article h2 { font-size: 1.35rem; margin-top: 1.4em; }
@media (max-width: 700px) {
  .news-item { grid-template-columns: 1fr; }
  .news-item .pad { padding: 16px; }
  .news-thumb { min-height: 180px; max-height: 220px; }
}

/* ---- Map placeholder ---- */
.map-frame {
  border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden;
  background: var(--slate); min-height: 360px;
}
.map-frame iframe { width: 100%; height: 420px; border: 0; }
.map-note {
  background: var(--orange-soft); border-radius: 12px; padding: 14px 16px; margin-bottom: 16px;
  color: var(--orange-ink); font-size: 0.95rem;
}
.pin-list { list-style: none; padding: 0; margin: 18px 0 0; display: grid; gap: 10px; }
.pin-list li {
  background: var(--cream); border: 1px solid var(--line); border-radius: 12px; padding: 12px 14px;
}

/* ---- CTA band ---- */
.cta-band {
  background: var(--slate-deep); color: #fff; padding: 48px 0;
}
.cta-band h2 { color: #fff; }
.cta-band p { color: #d9e2ea; max-width: 46ch; }

/* ---- Footer ---- */
.site-footer {
  background: var(--slate-deep); color: #c9d4de; padding: 36px 0 20px; margin-top: 0;
  font-size: 0.95rem;
}
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 24px; margin-bottom: 24px; }
.site-footer a { color: #fff; }
.site-footer h3 { color: #fff; font-size: 1rem; margin-bottom: 8px; }
.trec {
  border-top: 1px solid rgba(255,255,255,0.12); padding-top: 16px;
  font-size: 12pt; line-height: 1.5;
}
.trec a { color: #fff; }
.tiny { font-size: 0.8rem; color: #8fa0ae; margin-top: 12px; }
@media (max-width: 800px) {
  .footer-grid { grid-template-columns: 1fr; }
}

.buildium-note {
  font-size: 0.8rem; color: var(--muted); font-style: italic; margin-top: 8px;
}
.quote-lyric {
  color: var(--muted); font-style: italic; font-size: 0.95rem; border-left: 3px solid var(--slate-logo);
  padding-left: 12px;
}

/* ---- Hub refinements (leasing site, not a blog) ---- */
.header-utility {
  background: var(--slate-deep);
  color: #c9d4de;
  font-size: 0.8rem;
  font-weight: 600;
}
.header-utility-inner {
  display: flex; align-items: center; justify-content: flex-end;
  gap: 14px; min-height: 34px; flex-wrap: wrap;
}
.header-utility a { color: #fff; text-decoration: none; }
.header-utility a:hover { color: var(--orange-soft); }
.header-utility .util-split { color: #8fa0ae; }
.nav a.nav-portal {
  display: inline-flex; align-items: center; justify-content: center;
  border: 1.5px solid var(--slate-logo); border-radius: 999px;
  padding: 8px 14px; color: var(--slate-deep);
}
.nav a.nav-portal:hover, .nav a.nav-portal[aria-current="page"] {
  color: var(--orange); border-color: var(--orange); border-bottom-color: var(--orange);
}

@media (max-width: 980px) {
  .header-utility { display: none; }
  .nav-toggle { display: inline-block; }
  .nav {
    display: none; position: absolute; left: 0; right: 0; top: var(--header-h);
    background: var(--cream); border-bottom: 1px solid var(--line);
    padding: 12px 16px 18px; flex-direction: column; align-items: stretch;
  }
  .nav.is-open { display: flex; }
  .nav a { padding: 10px 4px; }
  .nav a.nav-ext, .nav a.nav-ghost, .nav a.nav-portal { text-align: center; }
}
@media (min-width: 981px) {
  .nav-toggle { display: none !important; }
  .nav { display: flex !important; position: static; flex-direction: row; padding: 0; border: 0; background: transparent; }
}
@media (max-width: 820px) {
  /* keep hamburger from the original 820 rule; 980 already covers it */
}

.filter-row {
  display: flex; flex-wrap: wrap; gap: 8px; align-items: center;
  margin: 0 0 18px;
}
.filter-chip {
  background: var(--cream); color: var(--slate); border: 1.5px solid var(--line);
  border-radius: 999px; padding: 7px 13px; font-weight: 700; font-size: 0.88rem;
  cursor: pointer; font-family: inherit;
}
.filter-chip:hover { border-color: var(--orange); color: var(--orange); }
.filter-chip.is-on {
  background: var(--orange); color: #fff; border-color: var(--orange);
}
.filter-chip.is-on:hover { background: var(--orange-hover); color: #fff; }
.filter-chip-quiet.is-on {
  background: var(--slate); border-color: var(--slate);
}
.filter-search {
  flex: 1; min-width: 180px;
  border: 1.5px solid var(--line); border-radius: 999px;
  padding: 8px 14px; font: inherit; background: var(--cream);
}
.filter-search:focus { outline: 2px solid var(--orange); border-color: var(--orange); }
.filter-meta { color: var(--muted); font-size: 0.88rem; font-weight: 600; }
.filter-note {
  font-size: 0.82rem; color: var(--muted); margin: -6px 0 16px;
}


/* Leaflet map */
.map-wrap {
  border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden;
  background: var(--slate); position: relative;
}
.map-canvas { width: 100%; height: min(70vh, 640px); background: #d5dde4; }
.map-canvas-teaser { height: 320px; }
.leaflet-container { font-family: var(--font-body); }
.fp-pin {
  width: 14px; height: 14px; border-radius: 50%;
  border: 2px solid #fff;
  box-shadow: 0 1px 4px rgba(28,40,52,0.45);
}
.fp-pin-apartments { background: var(--orange); }
.fp-pin-homes { background: var(--slate); }
.fp-pin-commercial { background: #2A9D8F; }
.fp-pin-sold { background: #9AA5B1; }
.fp-pin-hq {
  width: 18px; height: 18px; border-radius: 4px;
  background: #fff; border: 3px solid var(--orange);
  box-shadow: 0 1px 6px rgba(232,90,26,0.45);
}
.fp-popup h3 { font-size: 1.05rem; margin: 0 0 6px; }
.fp-popup p { margin: 0 0 8px; font-size: 0.92rem; color: var(--muted); }
.fp-popup .popup-kind {
  display: inline-block; font-size: 0.72rem; font-weight: 800;
  letter-spacing: 0.06em; text-transform: uppercase;
  color: var(--orange); margin-bottom: 4px;
}
.leaflet-popup-content-wrapper { border-radius: 12px; }
.map-legend {
  display: flex; flex-wrap: wrap; gap: 12px 18px;
  margin: 12px 0 0; font-size: 0.85rem; color: var(--muted); font-weight: 600;
}
.map-legend i {
  display: inline-block; width: 12px; height: 12px; border-radius: 50%;
  margin-right: 6px; vertical-align: -1px; border: 2px solid #fff;
  box-shadow: 0 0 0 1px var(--line);
}
.map-legend .lg-apt { background: var(--orange); }
.map-legend .lg-home { background: var(--slate); }
.map-legend .lg-com { background: #2A9D8F; }
.map-legend .lg-sold { background: #9AA5B1; }
.map-legend .lg-hq {
  background: #fff; border: 2px solid var(--orange); border-radius: 3px;
}

/* Buildings list */
.bldg-group { margin-bottom: 28px; }
.bldg-group h2 { font-size: 1.35rem; margin-bottom: 10px; }
.bldg-list { list-style: none; padding: 0; margin: 0; display: grid; gap: 8px; }
.bldg-row {
  background: var(--cream); border: 1px solid var(--line); border-radius: 12px;
  padding: 12px 14px; display: grid; grid-template-columns: 1fr auto; gap: 8px 16px;
  align-items: start;
}
.bldg-row h3 { font-size: 1.05rem; margin: 0 0 4px; font-family: var(--font-body); font-weight: 800; letter-spacing: 0; }
.bldg-row .meta { font-size: 0.88rem; }
.bldg-actions { display: flex; flex-wrap: wrap; gap: 8px; align-items: center; }
.bldg-actions a { font-weight: 700; font-size: 0.88rem; text-decoration: none; }
.sold-foot {
  margin-top: 36px; padding-top: 20px; border-top: 1px dashed var(--line);
}
.sold-foot summary {
  cursor: pointer; color: var(--muted); font-weight: 700; font-size: 0.95rem;
}
.sold-foot .bldg-row { opacity: 0.85; }

/* Contact */
.contact-grid {
  display: grid; grid-template-columns: 0.9fr 1.1fr; gap: 28px; align-items: start;
}
.contact-card {
  background: var(--cream); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 22px; box-shadow: var(--shadow);
}
.contact-card h2 { font-size: 1.3rem; }
.contact-form label {
  display: block; font-weight: 700; font-size: 0.82rem;
  letter-spacing: 0.04em; text-transform: uppercase; color: var(--muted);
  margin: 12px 0 6px;
}
.contact-form input, .contact-form textarea, .contact-form select {
  width: 100%; border: 1.5px solid var(--line); border-radius: 10px;
  padding: 10px 12px; font: inherit; background: #fff; color: var(--ink);
}
.contact-form textarea { min-height: 140px; resize: vertical; }
.contact-form input:focus, .contact-form textarea:focus {
  outline: 2px solid var(--orange); border-color: var(--orange);
}
.form-note { font-size: 0.85rem; color: var(--muted); margin-top: 10px; }
@media (max-width: 800px) {
  .contact-grid { grid-template-columns: 1fr; }
}

/* Rentals native cards (not iframe) */
.rental-card .card-body { gap: 8px; }
.rental-card .btn-row { margin-top: 8px; }
.quiet-link { font-size: 0.82rem; color: var(--muted); }
.quiet-link a { color: var(--muted); }

.avail-banner {
  background: var(--orange-soft); color: var(--orange-ink);
  border-radius: 12px; padding: 14px 16px; margin-bottom: 20px;
}

.teaser-map-caption {
  display: flex; justify-content: space-between; align-items: baseline;
  gap: 12px; flex-wrap: wrap; margin-top: 10px;
}

.stat-row-4 { display: grid; grid-template-columns: repeat(4, 1fr); gap: 12px; margin-top: 18px; }
@media (max-width: 800px) {
  .stat-row-4 { grid-template-columns: 1fr 1fr; }
}
.leaflet-div-icon.fp-div-icon {
  background: transparent;
  border: none;
}

@media (prefers-reduced-motion: reduce) {
  .hero-slides img { transition: none; }
}

.article-lyric {
  margin: -6px 0 22px;
  font-size: 0.9rem;
}

.form-success {
  background: var(--cream);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 22px;
  box-shadow: var(--shadow);
}
.form-error {
  background: var(--orange-soft);
  color: var(--orange-ink);
  border-radius: 10px;
  padding: 10px 12px;
  margin-top: 12px;
}
.contact-form button:disabled { opacity: 0.7; cursor: wait; }