/* Timmer Partners - site styles */

:root {
    --forest: #16301F;
    --forest-deep: #0E2116;
    --cream: #F3EEE3;
    --cream-2: #EAE3D4;
    --ink: #16301F;
    --body: #2F4538;
    --muted: #5E6E64;
    --rule: rgba(22, 48, 31, 0.28);
    --bronze: #8A6D32;

    --sans: 'Inter Tight', 'Helvetica Neue', Arial, sans-serif;
    --serif: 'Source Serif 4', 'Source Serif Pro', Georgia, serif;

    --wide: 1320px;
    --pad: clamp(20px, 3.2vw, 44px);
    --section: clamp(84px, 11vw, 160px);
}

*, *::before, *::after { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
    font-family: var(--serif);
    font-size: 18px;
    line-height: 1.6;
    color: var(--body);
    background: var(--cream);
    border-top: 3px solid var(--bronze);
    -webkit-font-smoothing: antialiased;
    -moz-osx-font-smoothing: grayscale;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
:focus-visible { outline: 2px solid currentColor; outline-offset: 4px; }
section[id] { scroll-margin-top: 24px; }

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

/* Two-voice display type: heavy sans line, italic serif line */
.display {
    font-family: var(--sans);
    font-weight: 600;
    letter-spacing: -0.045em;
    line-height: 0.98;
    color: var(--ink);
}
.display em {
    display: block;
    font-family: var(--serif);
    font-style: italic;
    font-weight: 400;
    letter-spacing: -0.02em;
    line-height: 1.05;
}
.display-xl { font-size: clamp(3rem, 8vw, 7.2rem); }
.display-l { font-size: clamp(2.5rem, 6vw, 5.4rem); }
.display-m { font-size: clamp(2.1rem, 4.4vw, 3.8rem); }

.title {
    font-family: var(--sans);
    font-weight: 600;
    letter-spacing: -0.035em;
    line-height: 1.05;
    font-size: clamp(2rem, 3.6vw, 3rem);
    color: var(--ink);
}
.pill {
    display: inline-block;
    font-family: var(--sans);
    font-size: 0.92rem;
    font-weight: 500;
    letter-spacing: -0.01em;
    padding: 9px 15px;
    border: 1px solid currentColor;
    border-radius: 10px;
    transition: background 0.2s, color 0.2s, border-color 0.2s;
}
.text-link {
    font-family: var(--sans);
    font-weight: 500;
    font-size: 1rem;
    letter-spacing: -0.01em;
    border-bottom: 1px solid currentColor;
    padding-bottom: 3px;
}

/* ---------- Header ---------- */
.site-header { position: absolute; top: 3px; left: 0; right: 0; z-index: 10; color: var(--cream); }
.site-header.on-cream { position: relative; top: 0; color: var(--ink); }
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 16px; padding-top: 28px; padding-bottom: 28px; }
.logo { display: inline-flex; align-items: center; gap: 12px; color: inherit; }
.logo svg { width: 40px; height: 40px; flex-shrink: 0; }
.logo span {
    font-family: var(--serif);
    font-size: 1.02rem;
    font-weight: 500;
    letter-spacing: 0.26em;
    text-transform: uppercase;
    white-space: nowrap;
}
.site-nav { display: flex; gap: 10px; }
.site-header .site-nav .pill:hover { background: var(--cream); color: var(--forest); border-color: var(--cream); }
.site-header.on-cream .site-nav .pill:hover { background: var(--ink); color: var(--cream); border-color: var(--ink); }

/* ---------- Hero ---------- */
.hero {
    position: relative;
    min-height: 100svh;
    display: flex;
    align-items: flex-end;
    color: var(--cream);
    overflow: hidden;
    background: var(--forest-deep);
}
.hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 50% 40%; }
.hero::after {
    content: '';
    position: absolute;
    inset: 0;
    background: linear-gradient(to top, rgba(10, 24, 15, 0.72) 0%, rgba(10, 24, 15, 0.38) 34%, rgba(10, 24, 15, 0) 62%),
                linear-gradient(to bottom, rgba(10, 24, 15, 0.35) 0%, rgba(10, 24, 15, 0) 22%);
}
.hero .wrap { position: relative; z-index: 1; width: 100%; padding-bottom: clamp(40px, 7vh, 80px); }
.hero .tags { display: flex; flex-wrap: wrap; gap: 10px; margin-bottom: 26px; }
.hero .tags .pill { color: var(--cream); border-color: rgba(243, 238, 227, 0.7); background: rgba(14, 33, 22, 0.18); }
.hero .tags .pill:hover { background: var(--cream); color: var(--forest); }
.hero .display { color: var(--cream); }

/* ---------- Intro statement ---------- */
.intro { padding: var(--section) 0; }
.intro .wrap { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 2.2fr); gap: 40px; }
.intro-lede {
    grid-column: 2;
    font-family: var(--sans);
    font-weight: 600;
    letter-spacing: -0.04em;
    line-height: 1.04;
    font-size: clamp(2rem, 4.4vw, 3.9rem);
    color: var(--ink);
}
.intro-body { grid-column: 2; max-width: 40ch; margin-top: 36px; font-size: 1.15rem; }
.intro-list { grid-column: 2; margin-top: 28px; font-size: 1.15rem; color: var(--ink); }
.intro-list a { border-bottom: 1px solid var(--rule); }
.intro-list a:hover { border-color: var(--ink); }

/* ---------- Forest band with grain ---------- */
.band {
    position: relative;
    color: var(--cream);
    background: linear-gradient(115deg, #0D2015 0%, #173523 38%, #2D5940 78%, #4C7A5F 100%);
    overflow: hidden;
}
.band::before {
    content: '';
    position: absolute;
    inset: 0;
    pointer-events: none;
    opacity: 0.32;
    mix-blend-mode: overlay;
    background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='220' height='220'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}
.band .wrap { position: relative; z-index: 1; }
.pillar { padding: clamp(64px, 8vw, 110px) 0; }
.pillar + .pillar { padding-top: 0; }
.pillar-head {
    display: grid;
    grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
    gap: 24px 64px;
    padding-top: 34px;
    border-top: 1px solid rgba(243, 238, 227, 0.4);
}
.pillar-head svg { width: 26px; height: 26px; margin-bottom: 22px; opacity: 0.85; }
.pillar .title { color: var(--cream); }
.pillar-head p { color: rgba(243, 238, 227, 0.86); font-size: 1.1rem; max-width: 46ch; }
.pillar .display { color: var(--cream); margin-top: clamp(56px, 7vw, 96px); }

/* ---------- Properties ---------- */
.props { padding: var(--section) 0; }
.props .head { display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 24px 48px; margin-bottom: clamp(40px, 5vw, 64px); }
.props .head .text-link { margin-bottom: 12px; color: var(--ink); }
.photo-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 40px 28px; }
.photo-grid figure { margin: 0; }
.photo-grid img { width: 100%; height: auto; aspect-ratio: 4 / 3; object-fit: cover; border-radius: 14px; background: var(--cream-2); }
.photo-grid figcaption { margin-top: 14px; line-height: 1.35; }
.photo-grid figcaption strong { display: block; font-family: var(--sans); font-weight: 600; letter-spacing: -0.02em; font-size: 1.15rem; color: var(--ink); }
.photo-grid figcaption span { font-size: 0.98rem; color: var(--muted); }

/* ---------- Quotes ---------- */
.quotes { padding: var(--section) 0; background: var(--cream-2); }
.quote-row { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 48px 56px; margin-top: clamp(40px, 5vw, 64px); }
.quote-row figure { margin: 0; display: flex; flex-direction: column; justify-content: space-between; gap: 22px; padding-top: 26px; border-top: 1px solid var(--rule); }
.quote-row blockquote { font-family: var(--serif); font-style: italic; font-size: 1.45rem; line-height: 1.4; color: var(--ink); letter-spacing: -0.01em; }
.quote-row figcaption { font-family: var(--sans); font-size: 0.95rem; color: var(--muted); letter-spacing: -0.01em; }
.quote-row figcaption strong { color: var(--ink); font-weight: 600; }

/* ---------- Criteria ---------- */
.criteria-section { padding: var(--section) 0; }
.criteria-section .wrap { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.25fr); gap: 48px 80px; align-items: start; }
.criteria div { display: grid; grid-template-columns: 170px minmax(0, 1fr); gap: 6px 28px; padding: 18px 0; border-bottom: 1px solid var(--rule); }
.criteria div:first-child { border-top: 1px solid var(--rule); }
.criteria dt { font-family: var(--sans); font-weight: 600; letter-spacing: -0.015em; color: var(--ink); font-size: 1rem; }
.criteria dd { font-size: 1.05rem; }
.brokers-note { margin-top: 34px; font-size: 1.08rem; max-width: 52ch; }
.brokers-note strong { font-family: var(--sans); font-weight: 600; color: var(--ink); letter-spacing: -0.015em; }
.brokers-note + .pill { margin-top: 20px; color: var(--ink); }
.brokers-note + .pill:hover { background: var(--ink); color: var(--cream); border-color: var(--ink); }

/* ---------- Contact ---------- */
.contact { padding: var(--section) 0; border-top: 1px solid var(--rule); }
.contact .wrap { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 48px 80px; align-items: start; }
.contact-lines { list-style: none; }
.contact-lines li { display: grid; grid-template-columns: 120px minmax(0, 1fr); gap: 20px; padding: 20px 0 14px; border-bottom: 1px solid var(--ink); font-size: 1.2rem; color: var(--ink); }
.contact-lines span { font-family: var(--sans); font-size: 0.95rem; color: var(--muted); letter-spacing: -0.01em; padding-top: 4px; }
.contact-lines a:hover { border-bottom: 1px solid var(--ink); }
.contact .pill { margin-top: 28px; color: var(--ink); }
.contact .pill:hover { background: var(--ink); color: var(--cream); border-color: var(--ink); }

/* ---------- Footer ---------- */
footer { background: var(--forest); color: rgba(243, 238, 227, 0.8); padding: clamp(64px, 8vw, 110px) 0 36px; }
.footer-mark { display: inline-flex; align-items: center; gap: 18px; color: var(--cream); }
.footer-mark svg { width: clamp(56px, 7vw, 84px); height: auto; }
.footer-mark span { font-family: var(--serif); font-weight: 500; letter-spacing: 0.24em; text-transform: uppercase; font-size: clamp(1.2rem, 2.4vw, 1.9rem); }
.footer-grid { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 24px 48px; margin-top: 56px; padding-top: 24px; border-top: 1px solid rgba(243, 238, 227, 0.22); font-size: 0.98rem; }
.footer-grid a:hover { color: var(--cream); border-bottom: 1px solid currentColor; }
.footer-small { margin-top: 22px; font-size: 0.85rem; color: rgba(243, 238, 227, 0.68); max-width: 900px; }

/* ---------- Portfolio page ---------- */
.page-title { padding: clamp(48px, 8vw, 110px) 0 clamp(40px, 6vw, 80px); }
.page-title p { margin-top: 28px; font-size: 1.15rem; max-width: 46ch; }
.list-section { padding: 0 0 var(--section); }
.list-head { display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 20px 40px; margin-bottom: 28px; }
.state-filter { display: inline-flex; align-items: center; gap: 12px; font-family: var(--sans); font-weight: 500; color: var(--ink); }
.state-filter select { font-family: var(--sans); font-size: 1rem; color: var(--ink); background: transparent; border: 1px solid var(--ink); border-radius: 10px; padding: 9px 14px; }
.property-table { width: 100%; border-collapse: collapse; }
.property-table th { text-align: left; font-family: var(--sans); font-weight: 600; font-size: 0.95rem; letter-spacing: -0.01em; color: var(--ink); padding: 12px 16px 12px 0; border-bottom: 1px solid var(--ink); }
.property-table td { padding: 15px 16px 15px 0; border-bottom: 1px solid var(--rule); font-size: 1.05rem; vertical-align: top; }
.property-table td:first-child { color: var(--ink); }
.property-table .num { text-align: right; padding-right: 0; font-variant-numeric: tabular-nums; white-space: nowrap; }
.property-table tr.is-hidden { display: none; }
.property-table td small { display: none; }

/* ---------- Responsive ---------- */
@media (max-width: 1000px) {
    .intro .wrap, .criteria-section .wrap, .contact .wrap { grid-template-columns: 1fr; }
    .intro-lede, .intro-body, .intro-list { grid-column: 1; }
    .pillar-head { grid-template-columns: 1fr; }
    .photo-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
    .quote-row { grid-template-columns: 1fr; gap: 32px; }
}
@media (max-width: 600px) {
    body { font-size: 17px; }
    .logo svg { width: 32px; height: 32px; }
    .logo span { font-size: 0.8rem; letter-spacing: 0.18em; }
    .site-nav .pill { padding: 7px 11px; font-size: 0.85rem; }
    .site-nav .pill.optional { display: none; }
    .photo-grid { grid-template-columns: 1fr; }
    .criteria div, .contact-lines li { grid-template-columns: 1fr; gap: 2px; }
    .property-table th:nth-child(2), .property-table td:nth-child(2) { display: none; }
    .property-table td small { display: block; color: var(--muted); font-size: 0.92rem; }
    .hero .tags .pill { font-size: 0.82rem; padding: 7px 11px; }
}
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }