/* Spencer Realty Partners — site styles */
:root{
  --paper:#EDEFEA;
  --paper-2:#E1E5DE;
  --ink:#17201C;
  --ink-2:#3B4540;
  --muted:#5F6863;
  --rule:#C7CDC6;
  --cedar:#8A5B2E;
  --spruce:#1E3530;
  --on-dark:#EDEFEA;
  --on-dark-2:#B9C4BD;
  --cedar-on-dark:#D9A86F;
  --display:"Archivo",system-ui,-apple-system,"Segoe UI",sans-serif;
  --serif:"Source Serif 4",Georgia,"Times New Roman",serif;
  --wrap:1240px;
  --gut:clamp(16px,4vw,48px);
  --space:clamp(72px,10vw,144px);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{animation:none!important;transition:none!important}}
body{margin:0;background:var(--paper);color:var(--ink-2);font-family:var(--serif);font-size:clamp(17px,1.05vw + 12px,19px);line-height:1.62;font-optical-sizing:auto;text-rendering:optimizeLegibility}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration-thickness:1px;text-underline-offset:.2em}
a:hover{color:var(--ink)}
:focus-visible{outline:2px solid var(--cedar);outline-offset:3px}
.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:var(--paper);padding:10px 16px;z-index:100;font-family:var(--display)}
.skip:focus{left:16px;top:16px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}
.vh{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

/* Type */
h1,h2,h3,h4{font-family:var(--display);color:var(--ink);font-weight:600;margin:0;font-stretch:115%;letter-spacing:-.01em}
h1{font-size:clamp(40px,6.4vw,92px);line-height:.98;letter-spacing:-.025em;font-stretch:118%}
h2{font-size:clamp(30px,3.6vw,52px);line-height:1.04;letter-spacing:-.02em}
h3{font-size:clamp(21px,1.7vw,26px);line-height:1.18}
h4{font-size:17px;line-height:1.3;font-stretch:105%}
p{margin:0 0 1em;max-width:62ch}
.lede{font-size:clamp(19px,1.4vw + 10px,24px);line-height:1.5;color:var(--ink-2);max-width:40ch}
.small{font-size:15px;line-height:1.5}
.meta{font-family:var(--display);font-size:14px;letter-spacing:.01em;color:var(--muted);font-stretch:105%}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(237,239,234,.94);backdrop-filter:saturate(1.2) blur(8px);-webkit-backdrop-filter:saturate(1.2) blur(8px);border-bottom:1px solid transparent;transition:border-color .2s}
.site-header.scrolled{border-bottom-color:var(--rule)}
.bar{display:flex;align-items:center;justify-content:space-between;height:76px;gap:24px}
.mark{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--ink)}
.mark svg{flex:none}
.mark span{font-family:var(--display);font-weight:650;font-stretch:120%;font-size:17px;line-height:1.05;letter-spacing:-.005em}
.mark small{display:block;font-weight:500;font-size:12.5px;color:var(--muted);font-stretch:112%;letter-spacing:.02em}
.nav{display:flex;align-items:center;gap:clamp(18px,2.4vw,36px);font-family:var(--display);font-size:15.5px;font-stretch:108%}
.nav a{text-decoration:none;color:var(--ink-2);padding:6px 0;border-bottom:1.5px solid transparent}
.nav a:hover,.nav a[aria-current="page"]{color:var(--ink);border-bottom-color:var(--ink)}
.nav .tel{color:var(--muted)}
.menu-btn{display:none;font:inherit;font-family:var(--display);font-size:15px;background:none;border:1px solid var(--ink);color:var(--ink);padding:9px 14px;border-radius:2px;cursor:pointer}
@media (max-width:960px){
  .menu-btn{display:inline-block}
  .site-header{backdrop-filter:none;-webkit-backdrop-filter:none;background:var(--paper)}
  .nav{height:calc(100vh - 76px);height:calc(100dvh - 76px)}
  .nav{position:fixed;inset:76px 0 0 0;background:var(--paper);flex-direction:column;align-items:flex-start;gap:0;padding:12px var(--gut) 40px;display:none;overflow:auto}
  .nav.open{display:flex}
  .nav a{font-size:24px;font-stretch:115%;width:100%;padding:16px 0;border-bottom:1px solid var(--rule)}
  .nav a:hover,.nav a[aria-current="page"]{border-bottom-color:var(--rule)}
  .nav .btn{margin-top:24px;width:auto;border-bottom:0;font-size:17px}
}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;font-family:var(--display);font-weight:600;font-size:16px;font-stretch:110%;text-decoration:none;padding:15px 24px;border-radius:2px;border:1.5px solid var(--ink);background:var(--ink);color:var(--paper);cursor:pointer;line-height:1.1;transition:background .15s,color .15s}
.btn:hover{background:var(--spruce);border-color:var(--spruce);color:var(--paper)}
.btn.ghost{background:transparent;color:var(--ink)}
.btn.ghost:hover{background:var(--ink);color:var(--paper)}
.nav .btn{padding:11px 18px;font-size:15px;border-bottom:1.5px solid var(--ink)}
.nav a.btn,.nav a.btn:hover{color:var(--paper)}
.btns{display:flex;flex-wrap:wrap;gap:12px;margin-top:32px}
.dark .btn{background:var(--paper);color:var(--ink);border-color:var(--paper)}
.dark .btn:hover{background:transparent;color:var(--paper)}
.dark .btn.ghost{background:transparent;color:var(--paper);border-color:var(--on-dark-2)}
.dark .btn.ghost:hover{background:var(--paper);color:var(--ink)}
.textlink{font-family:var(--display);font-weight:600;font-stretch:108%;font-size:16px;color:var(--ink);text-decoration:underline;text-decoration-thickness:1.5px;text-underline-offset:.3em}

/* Sections */
section{padding:var(--space) 0}
.tight{padding:calc(var(--space)*.6) 0}
.alt{background:var(--paper-2)}
.dark{background:var(--spruce);color:var(--on-dark-2)}
.dark h1,.dark h2,.dark h3,.dark h4{color:var(--on-dark)}
.dark a{color:var(--on-dark)}
.dark .meta{color:var(--on-dark-2)}
.head{display:grid;grid-template-columns:repeat(12,1fr);gap:24px;margin-bottom:clamp(40px,5vw,72px);align-items:end}
.head h2{grid-column:1/span 7}
.head p{grid-column:8/span 5;margin:0}
@media (max-width:860px){.head{grid-template-columns:1fr}.head h2,.head p{grid-column:auto}}

/* Hero */
.hero{padding:clamp(32px,5vw,72px) 0 var(--space)}
.hero-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:24px;align-items:center}
.hero-copy{grid-column:1/span 6;position:relative;z-index:2}
.hero-copy .lede{margin-top:28px}
.hero-fig{grid-column:7/span 6;margin:0;position:relative}
.parcel{position:relative}
.parcel img{width:100%;aspect-ratio:5/6;object-fit:cover;clip-path:polygon(7% 0,100% 5%,93% 100%,0 91%);background:var(--paper-2)}
.parcel svg{position:absolute;inset:0;width:100%;height:100%;overflow:visible;pointer-events:none}
.parcel .ln{fill:none;stroke:var(--ink);stroke-width:1;vector-effect:non-scaling-stroke}
.parcel .dash{stroke-dasharray:5 5}
.hero-fig figcaption{margin-top:20px;padding-left:7%}
@media (max-width:860px){
  .hero-grid{grid-template-columns:1fr}
  .hero-copy,.hero-fig{grid-column:auto}
  .hero-fig{max-width:560px;margin-top:40px}
  .parcel .dash{display:none}
  .parcel img{aspect-ratio:4/3}
}
.page-hero{padding:clamp(48px,7vw,104px) 0 clamp(48px,6vw,88px)}
.page-hero h1{max-width:16ch}
.page-hero .lede{margin-top:28px;max-width:46ch}

/* Sequence */
.seq{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(6,1fr);border-top:1.5px solid currentColor}
.seq li{padding:22px 20px 0 0;position:relative}
.seq li::before{content:"";position:absolute;top:-6px;left:0;width:10px;height:10px;background:var(--paper);border:1.5px solid var(--ink);border-radius:50%}
.dark .seq{border-color:var(--on-dark-2)}
.dark .seq li::before{background:var(--spruce);border-color:var(--on-dark)}
.seq .n{font-family:var(--display);font-size:14px;color:var(--cedar-on-dark);font-stretch:110%;display:block;margin:0 0 10px}
.seq h3{font-size:22px;margin-bottom:8px}
.seq p{font-size:16px;line-height:1.5;margin:0}
@media (max-width:1060px){.seq{grid-template-columns:repeat(3,1fr);row-gap:40px}}
@media (max-width:620px){.seq{grid-template-columns:1fr;border-top:0;border-left:1.5px solid var(--on-dark-2);padding-left:24px;row-gap:32px}.seq li{padding:0}.seq li::before{left:-31px;top:4px}}
.advantage{display:grid;grid-template-columns:repeat(12,1fr);gap:24px;margin-top:clamp(56px,7vw,96px)}
.advantage > div{grid-column:span 4}
.advantage h3{font-size:20px;margin-bottom:10px}
.advantage p{font-size:16.5px;line-height:1.55}
@media (max-width:860px){.advantage{grid-template-columns:1fr;gap:32px}.advantage > div{grid-column:auto}}

/* Lines of business */
.lines{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,5vw,80px)}
.line img{width:100%;aspect-ratio:4/3;object-fit:cover;margin-bottom:28px;background:var(--paper-2)}
.line h3{font-size:clamp(26px,2.4vw,34px);margin-bottom:14px}
.line ul{list-style:none;padding:0;margin:20px 0 28px;border-top:1px solid var(--rule)}
.line li{padding:12px 0;border-bottom:1px solid var(--rule);font-family:var(--display);font-size:16px;font-stretch:105%;color:var(--ink)}
.line li span{display:block;font-family:var(--serif);font-size:15.5px;color:var(--muted);margin-top:2px;font-stretch:100%}
@media (max-width:860px){.lines{grid-template-columns:1fr}}

/* Projects */
.proj-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:clamp(24px,3vw,40px) 24px}
.proj{grid-column:span 6;text-decoration:none;color:inherit;display:block}
.proj.wide{grid-column:span 7}
.proj.narrow{grid-column:span 5}
.proj.narrow img{aspect-ratio:20/21}
.proj figure{margin:0;overflow:hidden;background:var(--paper-2)}
.proj img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:transform .5s ease}
.proj:hover img{transform:scale(1.025)}
.proj h3{margin:18px 0 4px;font-size:clamp(20px,1.6vw,24px)}
.proj:hover h3{text-decoration:underline;text-decoration-thickness:1.5px;text-underline-offset:.2em}
.proj .meta{display:block}
@media (max-width:860px){.proj,.proj.wide,.proj.narrow{grid-column:1/-1}.proj.narrow img{aspect-ratio:4/3}}
.index{width:100%;border-collapse:collapse;margin-top:clamp(40px,5vw,64px);font-family:var(--display);font-stretch:105%}
.index caption{text-align:left;font-size:15px;color:var(--muted);padding-bottom:12px}
.index th{font-size:13.5px;font-weight:500;color:var(--muted);text-align:left;padding:10px 16px 10px 0;border-bottom:1.5px solid var(--ink)}
.index td{padding:16px 16px 16px 0;border-bottom:1px solid var(--rule);font-size:16px;color:var(--ink);vertical-align:top}
.index td a{font-weight:600}
@media (max-width:700px){
  .index thead{display:none}
  .index tr{display:block;padding:14px 0;border-bottom:1px solid var(--rule)}
  .index td{display:block;border:0;padding:2px 0}
  .index td:first-child{font-weight:600}
  .index td:not(:first-child){color:var(--muted);font-size:15px}
}

/* Pathways */
.paths{display:grid;grid-template-columns:repeat(3,1fr);border-top:1.5px solid var(--on-dark-2)}
.path{padding:32px 32px 8px 0;border-right:1px solid rgba(185,196,189,.35);padding-left:0}
.path + .path{padding-left:32px}
.path:last-child{border-right:0}
.path h3{margin-bottom:12px}
.path p{font-size:17px;max-width:32ch}
.path .textlink{color:var(--on-dark);display:inline-block;margin-top:8px}
@media (max-width:860px){.paths{grid-template-columns:1fr}.path,.path + .path{padding:28px 0;border-right:0;border-bottom:1px solid rgba(185,196,189,.35)}.path:last-child{border-bottom:0}}

/* Split / detail */
.split{display:grid;grid-template-columns:repeat(12,1fr);gap:24px}
.split .l{grid-column:1/span 4}
.split .r{grid-column:6/span 7}
@media (max-width:860px){.split{grid-template-columns:1fr}.split .l,.split .r{grid-column:auto}}
.cap-list{display:grid;grid-template-columns:1fr 1fr;gap:0 32px;margin:0;padding:0;list-style:none;border-top:1px solid var(--rule)}
.cap-list li{padding:20px 0;border-bottom:1px solid var(--rule)}
.cap-list h3{font-size:19px;margin-bottom:6px}
.cap-list p{font-size:16px;line-height:1.5;margin:0;color:var(--ink-2)}
@media (max-width:620px){.cap-list{grid-template-columns:1fr}}
.steps{list-style:none;margin:0;padding:0;counter-reset:s}
.steps li{display:grid;grid-template-columns:56px 1fr;gap:16px;padding:22px 0;border-bottom:1px solid var(--rule)}
.steps li:first-child{border-top:1.5px solid var(--ink)}
.steps .n{font-family:var(--display);font-size:15px;color:var(--cedar);font-stretch:110%;padding-top:3px}
.steps h3{font-size:20px;margin-bottom:6px}
.steps p{margin:0;font-size:16.5px}

/* Project page */
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1.5px solid var(--ink);margin:0}
.facts div{padding:16px 16px 16px 0;border-bottom:1px solid var(--rule)}
.facts dt{font-family:var(--display);font-size:13.5px;color:var(--muted);margin-bottom:4px;font-stretch:105%}
.facts dd{margin:0;font-family:var(--display);font-size:17px;color:var(--ink);font-stretch:105%;font-weight:500}
@media (max-width:860px){.facts{grid-template-columns:1fr 1fr}}
.gallery{display:grid;grid-template-columns:repeat(12,1fr);gap:16px;margin-top:clamp(40px,5vw,72px)}
.gallery figure{margin:0;grid-column:span 6}
.gallery figure.full{grid-column:1/-1}
.gallery figure.third{grid-column:span 4}
.gallery img{width:100%;height:100%;object-fit:cover;background:var(--paper-2)}
.gallery figcaption{font-family:var(--display);font-size:14px;color:var(--muted);margin-top:10px;font-stretch:105%}
@media (max-width:700px){.gallery figure,.gallery figure.third{grid-column:1/-1}}
.ba{display:grid;grid-template-columns:1fr 1fr;gap:16px;max-width:880px}
.ba figure{margin:0}
.ba img{aspect-ratio:3/4;width:100%;object-fit:cover}
.ba figcaption{font-family:var(--display);font-size:14px;color:var(--muted);margin-top:10px}
@media (max-width:620px){.ba{grid-template-columns:1fr}}
.next{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;border-top:1.5px solid var(--ink);padding-top:24px;font-family:var(--display)}

/* Contact */
.form{display:grid;gap:22px;max-width:640px}
.form fieldset{border:0;padding:0;margin:0}
.form legend,.form label{font-family:var(--display);font-size:15px;font-weight:600;color:var(--ink);font-stretch:105%;display:block;margin-bottom:8px;padding:0}
.form .opt{font-weight:400;color:var(--muted)}
.form input[type=text],.form input[type=email],.form input[type=tel],.form textarea{width:100%;font:inherit;font-family:var(--serif);font-size:17px;color:var(--ink);background:#F7F8F5;border:1px solid #8E978F;border-radius:2px;padding:13px 14px}
.form input:focus,.form textarea:focus{outline:2px solid var(--cedar);outline-offset:1px;border-color:var(--ink)}
.form textarea{min-height:150px;resize:vertical}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:620px){.row2{grid-template-columns:1fr}}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips label{margin:0;font-weight:500;font-size:15px}
.chips input{position:absolute;opacity:0;width:1px;height:1px}
.chips span{display:inline-block;padding:10px 14px;border:1px solid #8E978F;border-radius:2px;cursor:pointer;background:#F7F8F5;color:var(--ink)}
.chips input:checked + span{background:var(--ink);color:var(--paper);border-color:var(--ink)}
.chips input:focus-visible + span{outline:2px solid var(--cedar);outline-offset:2px}
.form .hint{font-size:14.5px;color:var(--muted);margin:6px 0 0}
.status{font-family:var(--display);font-size:16px;padding:14px 16px;border-left:3px solid var(--ink);background:var(--paper-2);display:none}
.status.show{display:block}
.status.err{border-color:#9B2C2C}
.hp{position:absolute;left:-9999px}
.contact-side dl{margin:0}
.contact-side dt{font-family:var(--display);font-size:13.5px;color:var(--muted);margin-top:22px}
.contact-side dd{margin:2px 0 0;font-family:var(--display);font-size:19px;color:var(--ink);font-stretch:108%}
.contact-side a{text-decoration:none}
.contact-side a:hover{text-decoration:underline}

/* Footer */
.site-footer{background:var(--ink);color:#AEB7B1;padding:clamp(56px,7vw,96px) 0 40px;font-size:15.5px}
.site-footer a{color:#E3E7E1;text-decoration:none}
.site-footer a:hover{text-decoration:underline}
.fgrid{display:grid;grid-template-columns:repeat(12,1fr);gap:24px}
.fgrid .about{grid-column:1/span 5}
.fgrid .col{grid-column:span 2}
.fgrid .col:last-child{grid-column:span 3}
.fgrid h2{font-size:15px;color:#E3E7E1;font-stretch:108%;letter-spacing:0;margin-bottom:14px}
.fgrid ul{list-style:none;margin:0;padding:0}
.fgrid li{margin:0 0 8px}
.fmark{font-family:var(--display);font-weight:650;font-stretch:120%;font-size:22px;color:#E3E7E1;margin-bottom:12px}
.fbase{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px;border-top:1px solid #39443F;margin-top:56px;padding-top:24px;font-size:14px;font-family:var(--display)}
@media (max-width:860px){.fgrid{grid-template-columns:1fr 1fr}.fgrid .about{grid-column:1/-1}.fgrid .col,.fgrid .col:last-child{grid-column:span 1}}
@media (max-width:480px){.fgrid{grid-template-columns:1fr}.fgrid .col,.fgrid .col:last-child{grid-column:auto}}

/* Load moment: hero only */
@media (prefers-reduced-motion:no-preference){
  .parcel img{animation:reveal 1.1s cubic-bezier(.2,.7,.2,1) both}
  .parcel .ln{stroke-dasharray:1400;stroke-dashoffset:1400;animation:draw 1.6s .35s ease-out forwards}
  .parcel .dash{stroke-dasharray:5 5;stroke-dashoffset:0;animation:fade .6s 1.2s both}
  @keyframes reveal{from{clip-path:polygon(7% 0,7% 0,0 91%,0 91%)}to{clip-path:polygon(7% 0,100% 5%,93% 100%,0 91%)}}
  @keyframes draw{to{stroke-dashoffset:0}}
  @keyframes fade{from{opacity:0}to{opacity:1}}
}