/* 5 BORO REALTY — shared styles */
:root{
  --ivory:#f6f3ec; --ivory-2:#efeae0; --ink:#16181c; --charcoal:#23262b;
  --gold:#b08d57; --gold-dk:#8c6d3f; --muted:#56585d;
  --line:rgba(255,255,255,.18); --line-dk:rgba(22,24,28,.12);
  --serif:'Cormorant Garamond',Georgia,serif;
  --sans:'Jost',-apple-system,Segoe UI,Helvetica,Arial,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);background:var(--ivory);font-weight:300;line-height:1.65;-webkit-font-smoothing:antialiased}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.1}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.eyebrow{font-size:11px;letter-spacing:.32em;text-transform:uppercase;color:var(--gold-dk);font-weight:400}
.wrap{max-width:1240px;margin:0 auto;padding:0 40px}
.btn{display:inline-block;font-family:var(--sans);font-size:12px;letter-spacing:.22em;text-transform:uppercase;padding:15px 34px;border:1px solid var(--ink);background:transparent;color:var(--ink);cursor:pointer;transition:.3s}
.btn:hover{background:var(--ink);color:var(--ivory)}
.btn-gold{border-color:var(--gold);color:#fff;background:var(--gold)}
.btn-gold:hover{background:var(--gold-dk);border-color:var(--gold-dk)}
.center{text-align:center}

/* NAV */
header{position:fixed;top:0;left:0;right:0;z-index:50;transition:.4s}
header.solid,header.scrolled{background:var(--ivory);border-bottom:1px solid var(--line-dk)}
.nav{display:flex;align-items:center;justify-content:space-between;height:84px}
.logo{font-family:var(--serif);font-size:25px;letter-spacing:.04em;color:#fff;transition:.4s}
.logo b{color:var(--gold)}
header.solid .logo,header.scrolled .logo{color:var(--ink)}
.brand{display:flex;align-items:center;text-decoration:none}
.brand .logo-img{height:74px;width:auto;display:block}
.foot-brand .brand .logo-img{height:76px;margin-bottom:18px}
@media(max-width:600px){.brand .logo-img{height:56px}}
.nav-links{display:flex;gap:32px;list-style:none}
.nav-links a{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:rgba(255,255,255,.92);font-weight:400;padding:6px 0;border-bottom:1px solid transparent;transition:.25s}
.nav-links a:hover,.nav-links a.active{border-color:var(--gold)}
header.solid .nav-links a,header.scrolled .nav-links a{color:var(--ink)}
.nav-cta{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:#fff;border:1px solid rgba(255,255,255,.5);padding:11px 22px;transition:.3s}
header.solid .nav-cta,header.scrolled .nav-cta{color:var(--ink);border-color:var(--ink)}
.nav-cta:hover{background:var(--gold)!important;border-color:var(--gold)!important;color:#fff!important}
.menu-tog{display:none;background:none;border:none;color:#fff;font-size:24px;cursor:pointer}
header.solid .menu-tog,header.scrolled .menu-tog{color:var(--ink)}

/* HERO (home) */
.hero{position:relative;height:100vh;min-height:660px;display:flex;align-items:center;justify-content:center;text-align:center;color:#fff;overflow:hidden}
.hero-bg{position:absolute;inset:0;background:#1d2733 url('https://images.unsplash.com/photo-1496442226666-8d4d0e62e6e9?auto=format&fit=crop&w=2000&q=80') center/cover no-repeat}
.hero-bg::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(16,20,26,.55),rgba(16,20,26,.32) 40%,rgba(16,20,26,.62))}
.hero-inner{position:relative;z-index:2;padding:0 24px;max-width:920px}
.hero .eyebrow{color:#e9d9bf;margin-bottom:26px}
.hero h1{font-size:clamp(40px,6.4vw,86px);letter-spacing:.01em;margin-bottom:24px}
.hero p{font-size:17px;max-width:560px;margin:0 auto 40px;color:rgba(255,255,255,.9)}

/* PAGE BANNER (subpages) */
.banner{position:relative;padding:180px 0 90px;text-align:center;color:#fff;overflow:hidden}
.banner-bg{position:absolute;inset:0;background:#1d2733 center/cover}
.banner-bg::after{content:'';position:absolute;inset:0;background:rgba(16,20,26,.62)}
.banner-inner{position:relative;z-index:2}
.banner h1{font-size:clamp(36px,5vw,64px);margin:14px 0 0}
.crumbs{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.7);margin-top:16px}

/* SEARCH BAR */
.search{display:flex;align-items:stretch;background:rgba(255,255,255,.96);max-width:760px;margin:0 auto;overflow:hidden}
.search .seg{display:flex;flex-direction:column;justify-content:center;padding:14px 22px;text-align:left;border-right:1px solid var(--line-dk);flex:1}
.search .seg label{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-dk);margin-bottom:3px}
.search .seg select,.search .seg input{border:none;background:none;font-family:var(--sans);font-size:14px;color:var(--ink);width:100%;outline:none}
.search button{border:none;background:var(--ink);color:#fff;padding:0 30px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;cursor:pointer;transition:.3s}
.search button:hover{background:var(--gold)}

/* STATS */
.stats{background:var(--ink);color:#fff;padding:60px 0}
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;text-align:center}
.stat .n{font-family:var(--serif);font-size:48px;color:var(--gold);line-height:1}
.stat .l{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.7);margin-top:12px}

/* SECTIONS */
section.block{padding:120px 0}
.sec-head{text-align:center;max-width:680px;margin:0 auto 64px}
.sec-head h2{font-size:clamp(30px,4vw,50px);margin:16px 0 18px}
.sec-head p{color:var(--muted);font-size:16px}

/* CARDS / LISTINGS */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.card{background:#fff;border:1px solid var(--line-dk);overflow:hidden;cursor:pointer;transition:.35s}
.card:hover{transform:translateY(-6px);box-shadow:0 24px 50px -28px rgba(16,20,26,.4)}
.card-img{position:relative;height:280px;background-size:cover;background-position:center}
.badge{position:absolute;top:16px;left:16px;background:rgba(22,24,28,.86);color:#fff;font-size:10px;letter-spacing:.18em;text-transform:uppercase;padding:7px 13px;display:flex;align-items:center;gap:7px}
.badge .dot{width:6px;height:6px;border-radius:50%;background:var(--gold)}
.card-body{padding:26px 26px 30px}
.card-price{font-family:var(--serif);font-size:27px;margin-bottom:6px}
.card-addr{font-size:14px;color:var(--muted);margin-bottom:18px}
.card-meta{display:flex;gap:20px;font-size:12px;letter-spacing:.06em;border-top:1px solid var(--line-dk);padding-top:16px}
.lock{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-dk);margin-top:16px;display:flex;align-items:center;gap:8px}

/* SERVICES */
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.svc{background:#fff;border:1px solid var(--line-dk);padding:44px 36px;transition:.3s}
.svc:hover{border-color:var(--gold)}
.svc .ic{font-size:30px;color:var(--gold);margin-bottom:20px}
.svc h3{font-size:25px;margin-bottom:14px}
.svc p{color:var(--muted);font-size:15px;margin-bottom:18px}
.svc ul{list-style:none}
.svc li{font-size:14px;color:var(--ink);padding:7px 0 7px 22px;position:relative}
.svc li::before{content:'';position:absolute;left:0;top:15px;width:8px;height:1px;background:var(--gold)}

/* ABOUT */
.about{display:grid;grid-template-columns:1.05fr .95fr;gap:80px;align-items:center}
.about-img{height:560px;background:#ccc center/cover}
.about h2{font-size:clamp(30px,3.6vw,46px);margin:18px 0 26px}
.about p{color:var(--muted);margin-bottom:20px;font-size:16px}

/* TEAM */
.team-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:28px}
.member{text-align:center}
.member-img{height:300px;background:#ddd center/cover;margin-bottom:18px;filter:grayscale(.2)}
.member h4{font-size:21px}
.member .role{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-dk);margin-top:5px}

/* TEAM (no photos) */
.lead-card{background:#fff;border:1px solid var(--line-dk);border-top:3px solid var(--gold);padding:46px 50px;display:grid;grid-template-columns:1.3fr 1fr;gap:40px;align-items:center;margin-bottom:50px}
.lead-card .role{margin-bottom:14px}
.lead-card h3{font-size:38px;margin-bottom:16px}
.lead-card p{color:var(--muted);font-size:15px;margin-bottom:0}
.lead-contact{border-left:1px solid var(--line-dk);padding-left:40px}
.lead-contact .ln{display:flex;align-items:center;gap:11px;padding:9px 0;font-size:15px}
.lead-contact .ln .ic{color:var(--gold);width:18px;flex:none}
.lead-contact a:hover{color:var(--gold-dk)}
.agent-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:24px}
.agent{background:#fff;border:1px solid var(--line-dk);padding:28px 28px 26px;transition:.3s;display:flex;flex-direction:column}
.agent:hover{border-color:var(--gold);transform:translateY(-4px)}
.agent h4{font-size:22px;margin-bottom:5px}
.agent .role{font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-dk);margin-bottom:14px}
.agent .spec{font-size:13.5px;color:var(--muted);line-height:1.55;margin-bottom:18px;flex:1}
.agent .ac{border-top:1px solid var(--line-dk);padding-top:14px;display:flex;flex-direction:column;gap:8px}
.agent .ac a{display:flex;align-items:center;gap:9px;font-size:13px;color:var(--ink)}
.agent .ac a .ic{color:var(--gold);width:15px;flex:none}
.agent .ac a:hover{color:var(--gold-dk)}
@media(max-width:760px){.lead-card{grid-template-columns:1fr;gap:28px;padding:34px 28px}.lead-contact{border-left:none;border-top:1px solid var(--line-dk);padding-left:0;padding-top:24px}}

/* TESTIMONIALS */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.quote{background:#fff;border:1px solid var(--line-dk);padding:38px 34px}
.quote .mark{font-family:var(--serif);font-size:54px;color:var(--gold);line-height:.6;height:24px}
.quote p{font-family:var(--serif);font-size:20px;font-style:italic;color:var(--ink);margin:14px 0 22px;line-height:1.5}
.quote .who{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}

/* INSIGHTS */
.ins-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.ins{background:#fff;border:1px solid var(--line-dk)}
.ins-img{height:200px;background-size:cover;background-position:center}
.ins-body{padding:26px}
.ins-body .eyebrow{margin-bottom:12px}
.ins-body h3{font-size:22px;margin:0 0 10px}
.ins-body p{font-size:14px;color:var(--muted)}

/* FAQ */
.faq{max-width:820px;margin:0 auto}
.faq-item{border-bottom:1px solid var(--line-dk)}
.faq-q{display:flex;justify-content:space-between;align-items:center;gap:20px;padding:26px 0;cursor:pointer;font-family:var(--serif);font-size:23px}
.faq-q .pm{color:var(--gold);font-size:24px;flex:none}
.faq-a{max-height:0;overflow:hidden;transition:.35s;color:var(--muted);font-size:15px}
.faq-item.open .faq-a{max-height:240px;padding-bottom:26px}

/* CONTACT */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:64px}
.contact-info h3{font-size:30px;margin-bottom:20px}
.contact-info .row{display:flex;gap:14px;padding:16px 0;border-bottom:1px solid var(--line-dk);font-size:15px;color:var(--muted)}
.contact-info .row .ic{color:var(--gold);flex:none}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field{margin-bottom:18px;text-align:left}
.field label{display:block;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-dk);margin-bottom:7px}
.field input,.field select,.field textarea{width:100%;padding:13px 15px;border:1px solid rgba(22,24,28,.2);background:#fff;font-family:var(--sans);font-size:15px;outline:none;transition:.2s}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--gold)}
.field textarea{min-height:130px;resize:vertical}

/* NDA SPLASH (cta band) */
.nda-band{position:relative;color:#fff;text-align:center;padding:130px 0}
.nda-band-bg{position:absolute;inset:0;background:#1d2733 url('https://images.unsplash.com/photo-1582407947304-fd86f028f716?auto=format&fit=crop&w=2000&q=80') center/cover}
.nda-band-bg::after{content:'';position:absolute;inset:0;background:rgba(16,20,26,.74)}
.nda-band-inner{position:relative;z-index:2;max-width:680px;margin:0 auto;padding:0 24px}
.nda-band h2{font-size:clamp(30px,4vw,52px);margin:18px 0 22px}
.nda-band p{color:rgba(255,255,255,.85);font-size:16px;margin-bottom:36px}

/* NDA PORTAL PAGE */
.portal{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:start}
.portal-left h2{font-size:clamp(28px,3.4vw,42px);margin:16px 0 22px}
.portal-left p{color:var(--muted);font-size:16px;margin-bottom:22px}
.portal-steps{list-style:none;margin-top:30px}
.portal-steps li{display:flex;gap:18px;padding:16px 0;border-top:1px solid var(--line-dk)}
.portal-steps .num{font-family:var(--serif);font-size:24px;color:var(--gold);flex:none;width:34px}
.portal-steps h4{font-size:18px;margin-bottom:4px}
.portal-steps p{font-size:14px;margin:0}
.portal-card{background:#fff;border:1px solid var(--line-dk);border-top:3px solid var(--gold);padding:40px}
.trust{display:flex;gap:10px;align-items:center;font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-dk);margin-top:20px;justify-content:center}

/* FOOTER */
footer{background:var(--ink);color:rgba(255,255,255,.72);padding:84px 0 40px}
.foot-top{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:40px;padding-bottom:54px;border-bottom:1px solid var(--line)}
.foot-brand .logo{color:#fff;font-size:28px;margin-bottom:18px;display:inline-block}
.foot-brand p{font-size:14px;max-width:300px}
footer h4{font-family:var(--sans);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:#fff;margin-bottom:20px;font-weight:500}
footer ul{list-style:none}
footer li{margin-bottom:12px;font-size:14px}
footer li a:hover{color:var(--gold)}
.foot-bot{display:flex;justify-content:space-between;align-items:center;padding-top:30px;font-size:12px;color:rgba(255,255,255,.5);flex-wrap:wrap;gap:14px}

/* MODAL */
.overlay{position:fixed;inset:0;background:rgba(16,20,26,.72);z-index:100;display:none;align-items:center;justify-content:center;padding:24px}
.overlay.open{display:flex}
.modal{background:var(--ivory);max-width:600px;width:100%;max-height:92vh;overflow-y:auto;position:relative;border-top:3px solid var(--gold)}
.modal-inner{padding:46px 48px}
.modal .x{position:absolute;top:18px;right:20px;background:none;border:none;font-size:26px;cursor:pointer;color:var(--ink);line-height:1}
.modal h3{font-size:30px;margin:6px 0 8px}
.modal .sub{font-size:14px;color:var(--muted);margin-bottom:24px}
.nda-text{background:#fff;border:1px solid var(--line-dk);padding:20px 22px;height:170px;overflow-y:auto;font-size:13px;line-height:1.7;color:#444;margin-bottom:24px}
.nda-text h5{font-family:var(--sans);font-size:12px;letter-spacing:.12em;text-transform:uppercase;margin:14px 0 6px;color:var(--ink)}
.sig-preview{min-height:30px;font-family:'Dancing Script',cursive;font-size:30px;color:var(--ink);border-bottom:1px solid rgba(22,24,28,.25);padding:4px 2px;margin-top:4px}
.agree{display:flex;gap:12px;align-items:flex-start;margin:8px 0 26px;text-align:left}
.agree input{margin-top:4px;width:17px;height:17px;accent-color:var(--gold)}
.agree label{font-size:13px;color:#444}
.fullbtn{width:100%}
.confirm{text-align:center;padding:14px 0}
.confirm .seal{width:70px;height:70px;border-radius:50%;border:2px solid var(--gold);display:flex;align-items:center;justify-content:center;margin:0 auto 22px;font-size:32px;color:var(--gold)}
.confirm .ref{font-family:var(--sans);font-size:12px;letter-spacing:.05em;color:var(--muted);background:#fff;border:1px solid var(--line-dk);padding:14px;margin-top:22px;text-align:left;line-height:1.8}
.err{color:#a3322d;font-size:12px;margin:-8px 0 14px;display:none}

@media(max-width:980px){
  .nav-links{display:none}.menu-tog{display:block}
  .stats-grid,.cards,.ins-grid,.svc-grid,.quotes{grid-template-columns:repeat(2,1fr)}
  .team-grid{grid-template-columns:repeat(2,1fr)}
  .about,.contact-grid,.portal{grid-template-columns:1fr;gap:44px}.about-img{height:380px}
  .foot-top{grid-template-columns:1fr 1fr}
  .search{flex-wrap:wrap}.search button{width:100%;padding:16px}
}
@media(max-width:600px){
  .wrap{padding:0 22px}
  .stats-grid,.cards,.ins-grid,.svc-grid,.quotes,.team-grid,.foot-top,.form-row{grid-template-columns:1fr}
  section.block{padding:80px 0}.modal-inner{padding:34px 26px}
}