/* Fee Simple Property Group — shared styles
   Palette: deep forest green / charcoal + warm brass accents.
   Minimal, one idea per section. Human, not AI slop. */

:root {
  --green-950: #0d2420;
  --green-900: #123129;
  --green-800: #1a4034;
  --green-100: #e7efe9;
  --charcoal: #1c1c1a;
  --charcoal-soft: #2b2b28;
  --cream: #faf7f0;
  --brass: #c39a3f;
  --brass-light: #e3c87e;
  --ink: #23231f;
  --muted: #5d5d55;
  --line: #e4ddcc;
  --maxw: 1080px;
}

* { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; }

body {
  font-family: "Inter", "Helvetica Neue", Arial, sans-serif;
  color: var(--ink);
  background: var(--cream);
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}

h1, h2, h3 {
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 600;
  line-height: 1.2;
  color: var(--green-950);
  letter-spacing: -0.01em;
}

h1 { font-size: clamp(2rem, 5vw, 3.2rem); }
h2 { font-size: clamp(1.5rem, 3.4vw, 2.1rem); }
h3 { font-size: 1.25rem; }

p { margin-bottom: 1em; }

a { color: var(--green-800); }
a:hover { color: #8a6420; } /* WCAG AA 5.0:1 on cream (was --brass, 2.45:1) */

/* ---------- Top bar / nav ---------- */
.topbar {
  background: var(--green-950);
  color: var(--cream);
}
.topbar-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 1.05rem 1.5rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
}
.brand {
  text-decoration: none;
  display: flex;
  align-items: center;
  gap: 0.7rem;
  color: var(--cream);
}
.brand-mark {
  width: 38px; height: 38px; flex: 0 0 38px;
}
.brand-name {
  font-family: Georgia, serif;
  font-size: 1.05rem;
  letter-spacing: 0.02em;
  line-height: 1.25;
}
.brand-name small {
  display: block;
  font-family: "Inter", Arial, sans-serif;
  font-size: 0.68rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--brass-light);
}
.nav { display: flex; gap: 1.35rem; flex-wrap: wrap; }
.nav a {
  color: var(--cream);
  text-decoration: none;
  font-size: 0.95rem;
  letter-spacing: 0.02em;
  padding-bottom: 2px;
  border-bottom: 2px solid transparent;
}
.nav a:hover { color: var(--brass-light); }
.nav a.active {
  color: var(--brass-light);
  border-bottom-color: var(--brass);
}
.nav-cta {
  border: 1px solid var(--brass);
  border-radius: 999px;
  padding: 0.4rem 1.1rem !important;
}
.nav-cta:hover { background: var(--brass); color: var(--green-950) !important; }

/* ---------- Hero ---------- */
.hero {
  background: linear-gradient(120deg, var(--green-950) 55%, var(--green-900) 100%);
  color: var(--cream);
  overflow: hidden;
  position: relative;
}
.hero-video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hero-scrim {
  position: absolute; inset: 0;
  background: linear-gradient(115deg, rgba(13,36,32,.9) 0%, rgba(13,36,32,.65) 45%, rgba(13,36,32,.4) 100%);
}
.hero .hero-inner {
  position: relative; z-index: 2;
  display: block;
  padding: 5rem 1.5rem;
}
.hero-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 3.5rem 1.5rem;
  display: grid;
  grid-template-columns: 1.05fr 0.95fr;
  gap: 3rem;
  align-items: center;
}
.hero h1 { color: var(--cream); margin-bottom: 1rem; }
.hero h1 .gold { color: var(--brass-light); }
.hero .lede {
  font-size: 1.15rem;
  color: #d8ded3;
  max-width: 34rem;
}
.hero .term {
  margin-top: 1.6rem;
  border-left: 3px solid var(--brass);
  padding-left: 1.1rem;
  font-size: 0.98rem;
  color: #c9d0c2;
  max-width: 34rem;
}
.hero .term strong { color: var(--brass-light); }
.hero-photo img {
  width: 100%;
  height: auto;
  display: block;
  border-radius: 6px;
  box-shadow: 0 24px 60px rgba(0,0,0,0.35);
  border: 1px solid rgba(195,154,63,0.35);
}
.hero-photo figcaption {
  margin-top: 0.7rem;
  font-size: 0.85rem;
  color: #9aa79b;
  text-align: center;
}
.btn {
  display: inline-block;
  margin-top: 1.7rem;
  background: var(--brass);
  color: var(--green-950);
  text-decoration: none;
  font-weight: 700;
  padding: 0.85rem 1.9rem;
  border-radius: 999px;
  border: none;
  cursor: pointer;
  font-size: 1rem;
}
.btn:hover { background: var(--brass-light); color: var(--green-950); }
.btn-ghost {
  background: transparent;
  border: 1px solid var(--brass);
  color: var(--brass-light);
  margin-left: 0.6rem;
}
.btn-ghost:hover { background: rgba(195,154,63,0.15); }

/* ---------- Sections ---------- */
.section {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 4rem 1.5rem;
}
.section-tight { padding: 2.75rem 1.5rem; }
.section-dark {
  background: var(--green-950);
  color: var(--cream);
}
.section-dark h2, .section-dark h3 { color: var(--cream); }
.section-dark p { color: #cfd6cb; }
.band-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 4rem 1.5rem;
}
.kicker {
  display: inline-block;
  font-size: 0.75rem;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--brass);
  margin-bottom: 0.9rem;
  font-weight: 700;
}
.section-dark .kicker { color: var(--brass-light); }
.lede-big {
  font-size: 1.25rem;
  color: var(--muted);
  max-width: 46rem;
  margin-top: 0.8rem;
}

/* ---------- Cards / grids ---------- */
.grid-2, .grid-3 {
  display: grid;
  gap: 1.75rem;
  margin-top: 2.2rem;
}
.grid-2 { grid-template-columns: repeat(2, 1fr); }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.card {
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 8px;
  padding: 1.9rem 1.7rem;
}
.card h3 { margin-bottom: 0.6rem; }
.card p, .card li { color: var(--muted); font-size: 0.98rem; }
.card ul { padding-left: 1.15rem; }
.card li { margin-bottom: 0.45rem; }
.card .icon {
  width: 44px; height: 44px;
  margin-bottom: 1rem;
}
.section-dark .card {
  background: rgba(255,255,255,0.04);
  border-color: rgba(195,154,63,0.3);
}
.section-dark .card p, .section-dark .card li { color: #c3cbc0; }

/* ---------- Steps ---------- */
.steps {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1.5rem;
  margin-top: 2.2rem;
}
.step {
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 8px;
  padding: 1.7rem 1.4rem;
  position: relative;
}
.step .num {
  font-family: Georgia, serif;
  font-size: 2.4rem;
  color: var(--brass);
  line-height: 1;
  margin-bottom: 0.7rem;
}
.step h3 { margin-bottom: 0.5rem; font-size: 1.1rem; }
.step p { color: var(--muted); font-size: 0.95rem; }

/* ---------- Split layout (about) ---------- */
.split {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 3rem;
  align-items: start;
}
.split img {
  width: 100%;
  height: auto;
  border-radius: 6px;
  box-shadow: 0 16px 44px rgba(0,0,0,0.18);
  border: 1px solid rgba(195,154,63,0.35);
}
.split figcaption {
  margin-top: 0.6rem;
  font-size: 0.85rem;
  color: var(--muted);
}

/* ---------- Quote ---------- */
.quote {
  max-width: 46rem;
  margin: 0 auto;
  text-align: center;
}
.quote blockquote {
  font-family: Georgia, serif;
  font-size: clamp(1.3rem, 3vw, 1.8rem);
  font-style: italic;
  color: var(--green-950);
}
.quote cite {
  display: block;
  margin-top: 1rem;
  font-style: normal;
  font-size: 0.9rem;
  color: var(--muted);
  letter-spacing: 0.06em;
}

/* ---------- Form ---------- */
.form-wrap {
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 10px;
  padding: 2.4rem;
  max-width: 640px;
}
.field { margin-bottom: 1.3rem; }
.field label {
  display: block;
  font-weight: 600;
  font-size: 0.92rem;
  margin-bottom: 0.4rem;
  color: var(--green-950);
}
.field input, .field select, .field textarea {
  width: 100%;
  font: inherit;
  padding: 0.75rem 0.9rem;
  border: 1px solid #cfc8b4;
  border-radius: 6px;
  background: var(--cream);
  color: var(--ink);
}
.field textarea { min-height: 130px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus {
  outline: 2px solid var(--brass);
  border-color: var(--brass);
}
.form-note { font-size: 0.85rem; color: var(--muted); margin-top: 1rem; }

/* ---------- Footer ---------- */
footer {
  background: var(--charcoal);
  color: #b9b6ab;
}
.footer-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 3rem 1.5rem 2rem;
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr;
  gap: 2rem;
}
footer h4 {
  font-family: Georgia, serif;
  color: var(--cream);
  margin-bottom: 0.8rem;
  font-size: 1rem;
}
footer a { color: #b9b6ab; text-decoration: none; }
footer a:hover { color: var(--brass-light); }
footer ul { list-style: none; }
footer li { margin-bottom: 0.4rem; font-size: 0.92rem; }
.footer-bottom {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 1.2rem 1.5rem 1.8rem;
  border-top: 1px solid #3a3a36;
  font-size: 0.8rem;
  color: #8a877d;
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  flex-wrap: wrap;
}

/* ---------- Responsive ---------- */
@media (max-width: 860px) {
  .hero-inner { grid-template-columns: 1fr; gap: 2rem; padding: 2.5rem 1.25rem; }
  .grid-2, .grid-3 { grid-template-columns: 1fr; }
  .steps { grid-template-columns: 1fr 1fr; }
  .split { grid-template-columns: 1fr; }
  .footer-inner { grid-template-columns: 1fr; }
  .nav { gap: 0.9rem; }
  .section { padding: 3rem 1.25rem; }
}
@media (max-width: 520px) {
  .steps { grid-template-columns: 1fr; }
  .topbar-inner { flex-direction: column; align-items: flex-start; }
}

/* ---------- founder ---------- */
.founder-grid { display: flex; gap: 30px; align-items: flex-start; flex-wrap: wrap; }
img.founder-pic { width: 210px; max-width: 45vw; border-radius: 14px; flex: 0 0 auto; box-shadow: 0 6px 18px rgba(0,0,0,.14); }
.founder-grid > div { flex: 1 1 300px; }
.founder-grid p { font-size: 1.02rem; }

/* ---------- Accessibility ---------- */

/* Skip link: hidden until keyboard-focused */
.skip-link {
  position: absolute;
  left: 12px;
  top: -60px;
  z-index: 9999;
  background: var(--green-950);
  color: var(--brass-light);
  padding: 0.6rem 1.1rem;
  border-radius: 999px;
  font-weight: 700;
  text-decoration: none;
  border: 2px solid var(--brass);
  transition: top 0.2s ease;
}
.skip-link:focus { top: 12px; }

/* Visible focus for keyboard users (WCAG 2.4.7) */
:focus-visible {
  outline: 3px solid var(--brass);
  outline-offset: 2px;
}

/* Floating accessibility toolbar */
#a11y-toolbar {
  position: fixed;
  left: 16px;
  bottom: 16px;
  z-index: 9980;
  display: flex;
  gap: 6px;
  align-items: center;
  background: rgba(13, 36, 32, 0.96);
  border: 1px solid var(--brass);
  border-radius: 999px;
  padding: 8px 10px;
  box-shadow: 0 6px 20px rgba(0, 0, 0, 0.35);
}
#a11y-toolbar button {
  width: 38px;
  height: 38px;
  border-radius: 50%;
  border: 1px solid var(--brass);
  background: var(--green-950);
  color: var(--brass-light);
  font-size: 0.95rem;
  font-weight: 700;
  cursor: pointer;
}
#a11y-toolbar button:hover { border-color: var(--brass-light); }
#a11y-toolbar button[aria-pressed="true"] {
  background: var(--brass);
  color: var(--green-950);
  border-color: var(--brass);
}
#a11y-toolbar button:focus-visible {
  outline: 3px solid var(--brass-light);
  outline-offset: 2px;
}

/* High contrast mode */
body.hc {
  --cream: #ffffff;
  --ink: #000000;
  --muted: #262626;
  --green-950: #000000;
  --green-900: #0a0a0a;
  --line: #4d4d4d;
  --brass: #7d5c1c;
  --brass-light: #7d5c1c;
}
body.hc .btn, body.hc .btn:hover {
  background: #ffd23f;
  color: #000;
  border-color: #ffd23f;
}
body.hc .btn-ghost {
  background: transparent;
  color: #000;
  border-color: #000;
}
body.hc .card { border-color: #000; }
body.hc footer { background: #000; color: #fff; }
body.hc footer a { color: #ffd23f; }
body.hc .footer-bottom { border-top-color: #fff; color: #fff; }
body.hc .section-dark { background: #000; color: #fff; }
body.hc .section-dark h2, body.hc .section-dark h3,
body.hc .section-dark p, body.hc .section-dark .card p { color: #fff; }
body.hc .kicker { color: #7d5c1c; }
body.hc .section-dark .kicker { color: #ffd23f; }

/* Reduced motion: user toggle + OS preference */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    transition-duration: 0.01ms !important;
  }
}
body.rm { scroll-behavior: auto; }
body.rm *, body.rm *::before, body.rm *::after {
  animation-duration: 0.01ms !important;
  transition-duration: 0.01ms !important;
}

/* Legal footer block (every page) */
.legal {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 1.2rem 1.5rem 1.8rem;
  border-top: 1px solid #3a3a36;
  font-size: 0.8rem;
  color: #8a877d;
}
.legal p { margin-bottom: 0.6em; }

/* Contrast fix (WCAG AA): darkened brass for small/light-background text */
.kicker { color: #8a6420; }
.step .num { color: #8a6420; }