/* 1712 12th St S — property sale site
   Look borrowed from Salt & Sky (cream, deep teal, serif + italic accents)
   and the copper "stat slide" style for market data. */

:root {
  --cream: #f6f3ec;
  --paper: #fbf9f4;
  --ink: #1e2a2f;
  --ink-soft: #4a5559;
  --teal: #1b3435;
  --teal-2: #0f3746;
  --mist: #d6e4e8;
  --copper: #a0624a;
  --copper-soft: #c58b72;
  --line: #e2ddd1;
  --night: #172334;
  --serif: "Libre Baskerville", Georgia, serif;
  --display: "Playfair Display", Georgia, serif;
  --sans: "DM Sans", system-ui, -apple-system, sans-serif;
  --wrap: 1180px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--cream);
  color: var(--ink);
  font: 400 17px/1.65 var(--sans);
  -webkit-font-smoothing: antialiased;
}
img { display: block; max-width: 100%; height: auto; }
a { color: var(--teal-2); }
h1, h2, h3 { font-family: var(--serif); font-weight: 400; line-height: 1.2; margin: 0 0 .5em; }
h2 { font-size: clamp(28px, 4vw, 42px); }
h2 em, h1 em { font-family: var(--display); font-style: italic; color: var(--copper); }
h3 { font-size: 20px; }
p { margin: 0 0 1em; }

.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 20px; }
.section { padding: clamp(56px, 8vw, 104px) 0; }
.eyebrow {
  font: 600 12px/1.4 var(--sans);
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--copper);
  margin: 0 0 14px;
}
.lede { font-size: 19px; color: var(--ink-soft); max-width: 720px; }

/* Placeholder marker: anything the owner still needs to fill in */
.tk {
  background: #fff3c4;
  color: #7a5b00;
  border-radius: 4px;
  padding: 0 .3em;
  font-style: normal;
  -webkit-box-decoration-break: clone;
  box-decoration-break: clone;
}

/* Buttons */
.btn {
  display: inline-block;
  padding: 14px 26px;
  border-radius: 999px;
  background: var(--teal-2);
  color: #fff;
  text-decoration: none;
  font-weight: 600;
  font-size: 15px;
  letter-spacing: .02em;
  border: 1px solid var(--teal-2);
}
.btn:hover { background: var(--teal); }
.btn--ghost { background: transparent; color: var(--teal-2); }
.btn--ghost:hover { background: var(--teal-2); color: #fff; }
.btn--light { background: var(--paper); color: var(--ink); border-color: var(--paper); }

/* Header */
.site-header {
  position: sticky; top: 0; z-index: 10;
  background: rgba(246, 243, 236, .94);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--line);
}
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 16px; height: 68px; }
.brand { font-family: var(--serif); font-size: 18px; color: var(--ink); text-decoration: none; }
.brand { display: flex; align-items: center; gap: 10px; }
.brand__logo { width: 52px; height: 52px; flex: none; }
.brand small { display: block; font: 600 10px/1 var(--sans); letter-spacing: .24em; color: var(--copper); text-transform: uppercase; margin-top: 4px; }
.site-nav { display: flex; gap: 20px; font-size: 14px; }
.site-nav a { color: var(--ink-soft); text-decoration: none; text-transform: uppercase; letter-spacing: .12em; font-size: 13px; font-weight: 600; white-space: nowrap; }
.site-header .btn, .brand small { white-space: nowrap; }
.site-nav a:hover { color: var(--ink); }
.site-header .btn { padding: 10px 18px; font-size: 14px; }
@media (max-width: 1100px) {
  .site-nav { gap: 14px; }
  .site-nav a { font-size: 12px; letter-spacing: .08em; }
  .site-header .btn { padding: 9px 14px; font-size: 13px; }
}
@media (max-width: 960px) { .site-nav { display: none; } }

/* Mobile menu (☰) */
.mnav { display: none; position: relative; }
.mnav summary { list-style: none; cursor: pointer; width: 44px; height: 44px; border: 1px solid var(--line); border-radius: 10px; background: var(--paper); display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 5px; }
.mnav summary::-webkit-details-marker { display: none; }
.mnav summary span { display: block; width: 20px; height: 2px; background: var(--ink); border-radius: 2px; transition: transform .2s, opacity .2s; }
.mnav[open] summary span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.mnav[open] summary span:nth-child(2) { opacity: 0; }
.mnav[open] summary span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }
.mnav__panel { position: absolute; right: 0; top: calc(100% + 12px); width: min(290px, calc(100vw - 32px)); background: var(--paper); border: 1px solid var(--line); border-radius: 14px; box-shadow: 0 14px 34px rgba(30,42,47,.16); padding: 8px; display: flex; flex-direction: column; }
.mnav__panel a { padding: 13px 14px; border-radius: 8px; color: var(--ink); text-decoration: none; font: 600 13px/1.2 var(--sans); letter-spacing: .12em; text-transform: uppercase; }
.mnav__panel a:not(.btn):hover { background: var(--cream); }
.mnav__panel .btn { margin-top: 6px; text-align: center; color: #fff; letter-spacing: .02em; text-transform: none; font-size: 14px; }
@media (max-width: 960px) {
  .mnav { display: block; }
  .brand { margin-right: auto; }
  .site-header .wrap { gap: 12px; }
}

/* Hero */
.hero { padding: 40px 0 24px; }
.crumbs { font-size: 13px; color: var(--ink-soft); margin-bottom: 18px; }
.hero h1 { font-size: clamp(36px, 6vw, 68px); margin-bottom: 8px; }
.hero__top { display: grid; grid-template-columns: minmax(0, 700px) 1fr; gap: 0; align-items: center; }
.hero__top .hero__logo { justify-self: center; }
.hero__logo { width: clamp(130px, 14vw, 180px); height: auto; aspect-ratio: 1; }
@media (max-width: 760px) { .hero__top { grid-template-columns: 1fr; } .hero__logo { display: none; } }
.hero .sub { font-size: clamp(18px, 2.2vw, 22px); color: var(--ink-soft); margin-bottom: 22px; }
.keystats {
  list-style: none; margin: 0 0 28px; padding: 26px 12px;
  display: grid; grid-template-columns: repeat(6, 1fr);
  background: var(--teal); color: #fff; border-radius: 14px; text-align: center;
}
.keystats li { padding: 4px 10px; border-left: 1px solid rgba(255,255,255,.14); }
.keystats li:first-child { border-left: 0; }
.keystats__num { display: block; font: italic 600 clamp(26px, 2.6vw, 38px)/1.05 var(--display); color: var(--copper-soft); white-space: nowrap; }
.keystats__label { display: block; margin-top: 8px; font: 700 11px/1.35 var(--sans); letter-spacing: .14em; text-transform: uppercase; color: #cfdcdc; }
@media (max-width: 960px) {
  .keystats { grid-template-columns: repeat(3, 1fr); row-gap: 22px; }
  .keystats li:nth-child(4) { border-left: 0; }
}

.mosaic { display: grid; gap: 8px; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: 240px 240px; border-radius: 14px; overflow: hidden; }
.mosaic img { width: 100%; height: 100%; object-fit: cover; }
.mosaic img:first-child { grid-row: span 2; }
@media (max-width: 760px) {
  .mosaic { grid-template-columns: 1fr 1fr; grid-template-rows: 260px 140px 140px; }
  .mosaic img:first-child { grid-column: span 2; grid-row: auto; }
}

.perks { list-style: none; padding: 0; margin: 20px 0 0; display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; }
.perks li { background: var(--paper); border: 1px solid var(--line); border-top: 3px solid var(--copper); border-radius: 4px 4px 12px 12px; padding: 22px 22px 20px; }
.perks__val { display: block; font: italic 600 clamp(28px, 2.8vw, 36px)/1.05 var(--display); color: var(--copper); }
.perks__label { display: block; margin-top: 10px; font: 700 12px/1.3 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--teal-2); }
.perks__desc { display: block; margin-top: 6px; font-size: 14px; line-height: 1.45; color: var(--ink-soft); }

/* Two-column story */
.split { display: grid; grid-template-columns: 1.1fr .9fr; gap: clamp(32px, 6vw, 80px); align-items: center; }
.split > * { min-width: 0; }
.split img { border-radius: 14px; aspect-ratio: 4 / 5; object-fit: cover; width: 100%; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } .split img { aspect-ratio: 4 / 3; } }
.ticks { list-style: none; padding: 0; margin: 24px 0 0; display: grid; grid-template-columns: 1fr 1fr; gap: 10px 24px; }
.ticks li { padding-left: 22px; position: relative; font-size: 15px; }
.ticks li::before { content: ""; position: absolute; left: 0; top: .6em; width: 10px; height: 2px; background: var(--copper); }

/* Stat slides — shared */
.stats { position: relative; color: #fff; overflow: hidden; }
.stats__bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.stats .wrap { position: relative; }
.stats__title { font-family: var(--serif); font-size: clamp(44px, 8vw, 88px); letter-spacing: -.01em; line-height: 1; margin: 0; text-transform: uppercase; color: var(--copper-soft); }
.stats__kicker { font: 700 clamp(15px, 2vw, 22px)/1.3 var(--sans); letter-spacing: .24em; text-transform: uppercase; margin: 10px 0 34px; }
.stats__tag { font: 700 14px/1.4 var(--sans); letter-spacing: .3em; text-transform: uppercase; color: var(--copper-soft); margin: 0 0 10px; }
.stats__intro { max-width: 860px; font-size: 17px; margin-bottom: clamp(36px, 6vw, 64px); }
.stat-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(28px, 4vw, 52px) 24px; text-align: center; list-style: none; padding: 0; margin: 0; }
@media (max-width: 900px) { .stat-grid { grid-template-columns: repeat(2, 1fr); } }
.stat__num { font: italic 600 clamp(44px, 6vw, 72px)/1 var(--display); display: block; }
.stat__unit { font: italic 600 clamp(28px, 3.6vw, 46px)/1.1 var(--display); display: block; }
.stat__label { display: block; font: 700 13px/1.3 var(--sans); letter-spacing: .14em; text-transform: uppercase; margin-top: 12px; }
.stat__note { display: block; font: 600 11px/1.4 var(--sans); letter-spacing: .12em; text-transform: uppercase; margin-top: 8px; opacity: .85; }
.stat__src { display: block; font: italic 400 15px/1.35 var(--sans); color: var(--copper-soft); margin-top: 12px; }
.stats__foot { text-align: center; font: italic 400 15px/1.5 var(--sans); margin: clamp(36px, 5vw, 56px) 0 0; }

/* Dark city slide */
.stats--city { background: var(--night); }
.stats--city .stats__bg { opacity: .28; }
.stats--city::before { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(23,35,52,.55), rgba(23,35,52,.85)); z-index: 0; }
.stats--city > * { z-index: 1; }
.stats--city .stats__intro { color: #e6e9ee; }

/* Light STR slide */
.stats--str { background: #e9e4dc; color: var(--ink); }
.stats--str .stats__bg { opacity: .22; }
.stats--str::before { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(246,243,236,.6), rgba(233,228,220,.85)); }
.stats--str .stats__title { color: var(--copper); }
.stats--str .stats__tag { color: var(--ink); }
.stats--str .stat__num, .stats--str .stat__unit { color: var(--copper); }
.stats--str .stat__src, .stats--str .stats__foot { color: var(--copper); }
.stat-grid--3 { grid-template-columns: repeat(3, 1fr); max-width: 900px; margin: 0 auto; }
@media (max-width: 900px) { .stat-grid--3 { grid-template-columns: repeat(2, 1fr); } }

/* Property performance (owner numbers) */
.perf { background: var(--teal); color: #fff; }
.perf .eyebrow { color: var(--copper-soft); }
.perf h2 em { color: var(--copper-soft); }
.perf .lede { color: #cfdcdc; }
.perf .stat-grid { margin-top: 40px; }
.perf .stat__src { color: #9fb7b7; }

/* Cash-on-cash breakdown */
.keystats__link { display: block; color: inherit; text-decoration: none; }
.keystats__num sup, .coc__kicker { color: var(--copper-soft); }
.keystats__num sup { font-size: .55em; margin-left: 1px; }
.coc { margin-top: clamp(40px, 6vw, 64px); background: rgba(255,255,255,.05); border: 1px solid rgba(255,255,255,.14); border-radius: 14px; padding: clamp(22px, 4vw, 36px); display: grid; grid-template-columns: .8fr 1.2fr; gap: 28px 40px; scroll-margin-top: 90px; }
.coc__kicker { font: 700 12px/1.4 var(--sans); letter-spacing: .2em; text-transform: uppercase; margin: 0 0 10px; }
.coc h3 { font-size: 24px; color: #fff; }
.coc__head p:last-child { color: #cfdcdc; font-size: 15px; margin: 0; }
.coc__table { overflow-x: auto; }
.coc table { width: 100%; border-collapse: collapse; font-size: 15px; }
.coc th, .coc td { padding: 12px 10px; border-bottom: 1px solid rgba(255,255,255,.12); text-align: right; vertical-align: top; }
.coc thead th { font: 700 11px/1.3 var(--sans); letter-spacing: .14em; text-transform: uppercase; color: #9fb7b7; }
.coc tbody th { text-align: left; font-weight: 600; color: #fff; }
.coc tbody th small { display: block; font-weight: 400; font-size: 12.5px; color: #9fb7b7; margin-top: 2px; }
.coc td { color: #e3ecec; white-space: nowrap; }
.coc td strong { display: block; font: italic 600 26px/1.1 var(--display); color: #fff; }
.coc__hi td strong { color: var(--copper-soft); font-size: 30px; }
.coc__note { grid-column: 1 / -1; margin: 0; font-size: 13px; line-height: 1.55; color: #9fb7b7; }
@media (max-width: 860px) { .coc { grid-template-columns: 1fr; } }
@media (max-width: 600px) {
  .coc th, .coc td { padding: 10px 6px; font-size: 13.5px; }
  .coc td strong { font-size: 22px; }
  .coc__hi td strong { font-size: 24px; }
}

.costseg { margin-top: 20px; }
.costseg__stats { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; align-content: start; }
.costseg__stats li { background: rgba(255,255,255,.06); border-radius: 10px; border-top: 3px solid var(--copper-soft); padding: 18px 16px; }
.costseg__num { display: block; font: italic 600 clamp(26px, 3vw, 34px)/1.1 var(--display); color: var(--copper-soft); }
.costseg__stats li:nth-child(3) .costseg__num { color: #fff; }
.costseg__label { display: block; margin-top: 8px; font: 700 11px/1.35 var(--sans); letter-spacing: .14em; text-transform: uppercase; color: #fff; }
.costseg__desc { display: block; margin-top: 6px; font-size: 13px; line-height: 1.45; color: #9fb7b7; }
@media (max-width: 600px) { .costseg__stats { grid-template-columns: 1fr; } }

/* Units */
.units { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; margin-top: 36px; }
@media (max-width: 760px) { .units { grid-template-columns: 1fr; } }
.unit { background: var(--paper); border: 1px solid var(--line); border-radius: 14px; overflow: hidden; }
.unit img { aspect-ratio: 16 / 10; object-fit: cover; width: 100%; }
.unit__body { padding: 22px 24px 26px; }
.unit dl { display: grid; grid-template-columns: auto 1fr; gap: 6px 18px; margin: 14px 0 0; font-size: 15px; }
.unit dt { color: var(--ink-soft); }
.unit dd { margin: 0; }

/* Gallery */
.gallery { columns: 3 260px; column-gap: 10px; margin-top: 32px; }
.gallery figure { margin: 0 0 10px; break-inside: avoid; }
.gallery img { border-radius: 8px; width: 100%; }

/* UAB demand */
.uab-strip { list-style: none; padding: 0; margin: 32px 0 0; display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.uab-strip li { padding: 24px 18px; border-left: 1px solid var(--line); }
.uab-strip li:first-child { border-left: 0; padding-left: 0; }
.uab-strip__num { display: block; font: italic 600 clamp(36px, 4.4vw, 54px)/1 var(--display); color: var(--teal-2); }
.uab-strip li:first-child .uab-strip__num { color: var(--copper); }
.uab-strip__label { display: block; margin-top: 10px; font: 700 11.5px/1.4 var(--sans); letter-spacing: .14em; text-transform: uppercase; color: var(--ink-soft); }
.uab-strip__src { font-size: 13px; font-style: italic; color: var(--ink-soft); margin: 12px 0 0; }
.guests { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; margin-top: clamp(32px, 5vw, 48px); }
.guests article { background: var(--cream); border-radius: 12px; padding: 24px 22px; border-left: 4px solid var(--teal-2); }
.guests h3 { font-size: 19px; margin-bottom: 8px; }
.guests p { margin: 0; font-size: 15px; color: var(--ink-soft); }
@media (max-width: 860px) {
  .uab-strip { grid-template-columns: 1fr 1fr; }
  .uab-strip li:nth-child(3) { border-left: 0; padding-left: 0; }
  .uab-strip li:nth-child(n+3) { border-top: 1px solid var(--line); }
  .guests { grid-template-columns: 1fr; }
}


/* FAQ */
.faq { max-width: 820px; margin-top: 28px; }
.faq details { border-bottom: 1px solid var(--line); padding: 18px 0; }
.faq summary { cursor: pointer; font-family: var(--serif); font-size: 18px; list-style: none; display: flex; justify-content: space-between; gap: 16px; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; font-family: var(--sans); color: var(--copper); font-size: 22px; line-height: 1; }
.faq details[open] summary::after { content: "–"; }
.faq details p { margin: 12px 0 0; color: var(--ink-soft); }

/* CTA */
.cta { position: relative; color: #fff; text-align: center; overflow: hidden; }
.cta img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.cta::before { content: ""; position: absolute; inset: 0; background: rgba(15,55,70,.72); z-index: 1; }
.cta .wrap { position: relative; z-index: 2; }
.cta h2 { font-size: clamp(34px, 5vw, 56px); }
.cta h2 em { color: var(--copper-soft); }
.cta p { color: #e3ecee; max-width: 620px; margin: 0 auto 28px; }
.cta__actions { display: flex; flex-wrap: wrap; gap: 12px; justify-content: center; }
.cta__contact { margin-top: 24px; font-size: 15px; }
.cta__contact a { color: #fff; }

.cta .cta__logo { position: static; width: 120px; height: 120px; margin: 0 auto 22px; box-shadow: 0 0 0 4px rgba(246,243,236,.18); border-radius: 50%; }
.footer__logo { width: 88px; height: 88px; margin-bottom: 16px; }
footer { padding: 32px 0 96px; font-size: 13px; color: var(--ink-soft); }
footer p { max-width: 900px; }

/* Mobile sticky bar */
.sticky-bar { position: fixed; left: 12px; bottom: 14px; z-index: 20; display: none; }
.sticky-call { padding: 12px 14px; font-size: 13.5px; box-shadow: 0 6px 18px rgba(15,55,70,.28); white-space: nowrap; }
.sticky-call span { color: var(--copper-soft); font-weight: 600; }
@media (max-width: 760px) { .sticky-bar { display: block; } }
@media (max-width: 369px) { .sticky-call span { display: none; } }

/* Phone polish */
@media (max-width: 600px) {
  .keystats { grid-template-columns: 1fr 1fr; padding: 20px 6px; row-gap: 18px; }
  .keystats li { border-left: 0; }
  .keystats li:nth-child(even) { border-left: 1px solid rgba(255,255,255,.14); }
  .keystats__num { font-size: 28px; }
  .keystats__label { font-size: 10px; letter-spacing: .12em; }
  .perks { grid-template-columns: 1fr 1fr; gap: 8px; }
  .perks li { padding: 16px 14px 14px; }
  .perks__val { font-size: 25px; }
  .perks__label { font-size: 10px; letter-spacing: .12em; }
  .perks__desc { font-size: 12.5px; }
  .gallery { columns: 2; column-gap: 6px; }
  .gallery figure { margin-bottom: 6px; }
  .gallery img { border-radius: 6px; }
  .stats__title { font-size: 44px; }
  .stat-grid { gap: 32px 14px; }
  .ticks { grid-template-columns: 1fr 1fr; gap: 8px 16px; }
  .ticks li { font-size: 14px; }
  .unit__body { padding: 20px 18px 22px; }
  .faq summary { font-size: 17px; }
  .cta__actions .btn { flex: 1 1 100%; text-align: center; }
  .cta__contact .sep { display: none; }
  .cta__contact > * { display: block; margin-top: 4px; }
  .site-header .btn { display: none; }
}

@media (max-width: 600px) { .brand__logo { width: 44px; height: 44px; } .brand { gap: 8px; } }

/* keep the call button inside the mobile menu visible on phones */
.site-header .mnav__panel .btn { display: block; }

/* land section headings below the sticky header when jumping from the menu */
main [id] { scroll-margin-top: 84px; }

/* word-style stat (e.g. "Coming soon") sized to sit beside the numbers */
.stat__num--word { font-size: clamp(30px, 3.4vw, 44px); line-height: 1.64; white-space: nowrap; }