/* Retired Fam Investors — homepage
   Palette: warm cream ground, deep navy ink, brass/gold accent
   Type: Fraunces (display serif) + Inter (body/UI) */

:root{
  --bg: #F7F2E7;
  --surface: #FDFAF3;
  --surface-alt: #EFE7D4;
  --ink: #1C2B3A;
  --ink-soft: #4B5A6B;
  --accent: #B4913F;
  --accent-deep: #8C6F2E;
  --line: #DFD3B2;
  --on-accent: #FBF7EC;
  --radius: 2px;
  --shadow: 0 18px 40px -24px rgba(28,43,58,0.35);
  color-scheme: light;
}

@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    --bg: #141B22;
    --surface: #1B2531;
    --surface-alt: #212C3A;
    --ink: #F1ECDD;
    --ink-soft: #B7C0CC;
    --accent: #D2AE5C;
    --accent-deep: #E7C685;
    --line: #33404F;
    --on-accent: #1C1607;
    --shadow: 0 18px 40px -20px rgba(0,0,0,0.6);
    color-scheme: dark;
  }
}

:root[data-theme="dark"]{
  --bg: #141B22;
  --surface: #1B2531;
  --surface-alt: #212C3A;
  --ink: #F1ECDD;
  --ink-soft: #B7C0CC;
  --accent: #D2AE5C;
  --accent-deep: #E7C685;
  --line: #33404F;
  --on-accent: #1C1607;
  --shadow: 0 18px 40px -20px rgba(0,0,0,0.6);
  color-scheme: dark;
}

*{ box-sizing: border-box; }

html, body{ margin: 0; }

body{
  background: var(--bg);
  color: var(--ink);
  font-family: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  font-size: 16px;
  line-height: 1.6;
  padding-inline: 20px;
}

h1, h2, h3{
  font-family: 'Fraunces', Georgia, 'Times New Roman', serif;
  font-weight: 500;
  color: var(--ink);
  line-height: 1.12;
  margin: 0 0 0.5em;
  text-wrap: balance;
}

.text-wrap-balance{ text-wrap: balance; }

h1{ font-size: clamp(2.1rem, 4.4vw, 3.4rem); letter-spacing: -0.01em; }
h2{ font-size: clamp(1.7rem, 3vw, 2.5rem); letter-spacing: -0.01em; }

p{ margin: 0 0 1.1em; color: var(--ink-soft); max-width: 62ch; }

a{ color: inherit; }

img{ max-width: 100%; display: block; }

.wrap{
  max-width: 1180px;
  margin-inline: auto;
}

/* ---------- Buttons ---------- */
.btn{
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.5em;
  padding: 0.9em 1.6em;
  font-family: 'Inter', sans-serif;
  font-weight: 600;
  font-size: 0.95rem;
  letter-spacing: 0.01em;
  text-decoration: none;
  border-radius: var(--radius);
  border: 1.5px solid transparent;
  cursor: pointer;
  transition: background-color .18s ease, color .18s ease, border-color .18s ease, transform .18s ease;
  white-space: nowrap;
}
.btn:hover{ transform: translateY(-1px); }
.btn:focus-visible{ outline: 2px solid var(--accent); outline-offset: 3px; }

.btn-primary{
  background: var(--accent);
  color: var(--on-accent);
  border-color: var(--accent);
}
.btn-primary:hover{ background: var(--accent-deep); border-color: var(--accent-deep); }

.btn-outline{
  background: transparent;
  color: var(--ink);
  border-color: var(--ink);
}
.btn-outline:hover{ background: var(--ink); color: var(--surface); }

.btn-small{ padding: 0.7em 1.25em; font-size: 0.82rem; text-transform: lowercase; letter-spacing: 0.02em; }

.btn-row{ display: flex; flex-wrap: wrap; gap: 0.9rem; margin-top: 1.6rem; }

/* ---------- Header ---------- */
.site-header{
  position: sticky;
  top: env(safe-area-inset-top, 0px);
  z-index: 40;
  background: color-mix(in srgb, var(--bg) 92%, transparent);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--line);
}

.header-inner{
  display: flex;
  align-items: center;
  gap: 2rem;
  padding-block: 1.1rem;
}

.brand{
  display: flex;
  align-items: center;
  gap: 0.7rem;
  text-decoration: none;
  color: var(--ink);
  margin-right: auto;
}
.brand-mark{ color: var(--accent); flex-shrink: 0; }
.brand-name{
  font-family: 'Fraunces', serif;
  font-size: 0.95rem;
  font-weight: 500;
  line-height: 1.2;
  letter-spacing: 0.01em;
}

.site-nav{ display: flex; gap: 1.75rem; }
.site-nav a{
  text-decoration: none;
  font-size: 0.95rem;
  color: var(--ink-soft);
  border-bottom: 1px solid transparent;
  padding-bottom: 2px;
  transition: color .18s ease, border-color .18s ease;
}
.site-nav a:hover{ color: var(--ink); border-color: var(--accent); }
.site-nav a[aria-current="page"]{ color: var(--ink); border-color: var(--accent); }

.nav-toggle{
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  width: 38px;
  height: 38px;
  background: none;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  cursor: pointer;
  padding: 0;
}
.nav-toggle span{
  display: block;
  height: 1.5px;
  margin-inline: 9px;
  background: var(--ink);
}

.mobile-nav{
  display: none;
  flex-direction: column;
  gap: 0.9rem;
  padding: 1rem 20px 1.4rem;
  border-top: 1px solid var(--line);
}
.mobile-nav a{ text-decoration: none; color: var(--ink); font-size: 0.95rem; }
.mobile-nav .btn{ width: fit-content; }

/* ---------- Hero ---------- */
.hero{ padding-block: clamp(2.5rem, 6vw, 5rem) clamp(2.5rem, 5vw, 4rem); }

.hero-grid{
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
  gap: clamp(2rem, 5vw, 4rem);
  align-items: center;
}

.hero-copy .lede{ font-size: 1.08rem; margin-top: 0.9rem; }

.hero-media img,
.split-media img{
  border-radius: var(--radius);
  box-shadow: var(--shadow);
  aspect-ratio: 4 / 3;
  object-fit: cover;
  width: 100%;
  height: auto;
}

/* ---------- Split sections ---------- */
.split{ padding-block: clamp(3rem, 6vw, 5rem); }
.alt-surface{ background: var(--surface-alt); }

.split-grid{
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
  gap: clamp(2rem, 5vw, 4rem);
  align-items: center;
}
.feature-list{
  list-style: none;
  margin: 0 0 1.6rem;
  padding: 0;
  display: flex;
  flex-direction: column;
  gap: 0.65rem;
}
.feature-list li{
  position: relative;
  padding-left: 1.4em;
  color: var(--ink-soft);
}
.feature-list li::before{
  content: "—";
  position: absolute;
  left: 0;
  color: var(--accent);
}

/* ---------- CTA band ---------- */
.cta-band{
  padding-block: clamp(3rem, 6vw, 4.5rem);
  border-top: 1px solid var(--line);
}
.cta-band-inner{
  text-align: center;
  max-width: 640px;
}
.cta-band-inner p{ margin-inline: auto; }
.cta-band-inner .btn{ margin-top: 0.6rem; }

/* ---------- Footer ---------- */
.site-footer{
  border-top: 1px solid var(--line);
  padding-block: 2.5rem;
  margin-top: 1rem;
}
.footer-inner{ display: flex; flex-direction: column; gap: 0.9rem; }
.footer-brand{ gap: 0.6rem; }
.footer-copy{ margin: 0; font-size: 0.9rem; }
.footer-nav{ display: flex; flex-wrap: wrap; gap: 1.25rem; }
.footer-nav a{ text-decoration: none; font-size: 0.85rem; color: var(--ink-soft); }
.footer-nav a:hover{ color: var(--accent-deep); }
.footer-legal{ margin: 0; font-size: 0.82rem; color: var(--ink-soft); opacity: 0.8; }

/* ---------- Shared page-header (interior pages) ---------- */
.page-header{
  padding-block: clamp(2.5rem, 6vw, 4rem) clamp(2rem, 4vw, 3rem);
  border-bottom: 1px solid var(--line);
}
.page-header .eyebrow{
  display: inline-block;
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--accent-deep);
  margin-bottom: 0.9rem;
}
.page-header p{ font-size: 1.05rem; max-width: 60ch; }

.eyebrow{
  display: inline-block;
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--accent-deep);
  margin-bottom: 0.9rem;
}

/* ---------- Notice banner ---------- */
.notice{
  display: flex;
  gap: 0.75rem;
  align-items: flex-start;
  background: var(--surface-alt);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1rem 1.2rem;
  margin-block: 0 2.2rem;
  max-width: 780px;
}
.notice svg{ flex-shrink: 0; color: var(--accent-deep); margin-top: 2px; }
.notice p{ margin: 0; font-size: 0.92rem; color: var(--ink-soft); max-width: none; }

/* ---------- Unit cards ---------- */
.unit-grid{
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 2rem;
  padding-block: 1rem 4rem;
}
.unit-card{
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
  display: flex;
  flex-direction: column;
}
.unit-card img{ aspect-ratio: 4/3; object-fit: cover; width: 100%; height: auto; }
.unit-card-body{ padding: 1.4rem 1.4rem 1.6rem; display: flex; flex-direction: column; gap: 0.7rem; flex: 1; }
.unit-badge{
  align-self: flex-start;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--accent-deep);
  background: color-mix(in srgb, var(--accent) 16%, transparent);
  padding: 0.3em 0.7em;
  border-radius: var(--radius);
}
.unit-card h3{ font-size: 1.25rem; margin: 0; }
.unit-meta{ font-size: 0.88rem; color: var(--ink-soft); margin: 0; }
.unit-amenities{
  list-style: none;
  margin: 0.2rem 0 0;
  padding: 0;
  display: flex;
  flex-wrap: wrap;
  gap: 0.45rem 0.9rem;
  font-size: 0.85rem;
  color: var(--ink-soft);
}
.unit-amenities li{ position: relative; padding-left: 1.1em; }
.unit-amenities li::before{ content: "—"; position: absolute; left: 0; color: var(--accent); }

/* ---------- Pillars / process ---------- */
.pillar-grid{
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(230px, 1fr));
  gap: 1.75rem;
  padding-block: 1rem 3.5rem;
}
.pillar{
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.6rem 1.5rem;
  background: var(--surface);
}
.pillar .pillar-icon{ color: var(--accent); margin-bottom: 0.9rem; }
.pillar h3{ font-size: 1.1rem; margin: 0 0 0.5rem; }
.pillar p{ font-size: 0.92rem; margin: 0; }

.process-grid{
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(200px, 1fr));
  gap: 1.75rem;
  counter-reset: step;
  padding-block: 1rem 3.5rem;
}
.process-step{ position: relative; padding-top: 2.6rem; }
.process-step::before{
  counter-increment: step;
  content: counter(step, decimal-leading-zero);
  position: absolute;
  top: 0; left: 0;
  font-family: 'Fraunces', serif;
  font-size: 1.4rem;
  color: var(--accent);
}
.process-step h3{ font-size: 1.05rem; margin: 0 0 0.4rem; }
.process-step p{ font-size: 0.92rem; margin: 0; }

.founding-banner{
  background: var(--ink);
  color: var(--on-accent);
  border-radius: var(--radius);
  padding: clamp(2rem, 4vw, 3rem);
  display: flex;
  flex-direction: column;
  gap: 1rem;
  align-items: flex-start;
  margin-block: 1rem 4rem;
}
.founding-banner h2{ color: var(--on-accent); margin: 0; }
.founding-banner p{ color: color-mix(in srgb, var(--on-accent) 78%, transparent); max-width: 60ch; margin: 0; }

/* ---------- Audience cards (Who We Serve) ---------- */
.audience-grid{
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(320px, 1fr));
  gap: 1.75rem;
  padding-block: 1rem 3.5rem;
}
.audience-card{
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--surface);
  padding: 1.8rem 1.7rem;
  display: flex;
  flex-direction: column;
  gap: 0.85rem;
}
.audience-card .audience-icon{ color: var(--accent); }
.audience-card h3{ font-size: 1.15rem; margin: 0; }
.audience-card p{ font-size: 0.92rem; margin: 0; }
.audience-card .btn{ align-self: flex-start; margin-top: 0.3rem; }

@media (max-width: 860px){
  .audience-grid{ grid-template-columns: 1fr; }
}

/* ---------- FAQ ---------- */
.faq-list{
  display: flex;
  flex-direction: column;
  gap: 0;
  border-top: 1px solid var(--line);
  margin-block: 1rem 4rem;
  max-width: 820px;
}
.faq-item{ border-bottom: 1px solid var(--line); }
.faq-item summary{
  cursor: pointer;
  list-style: none;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 1rem;
  padding: 1.15rem 0.2rem;
  font-family: 'Fraunces', serif;
  font-size: 1.05rem;
  color: var(--ink);
}
.faq-item summary::-webkit-details-marker{ display: none; }
.faq-item summary .faq-icon{
  flex-shrink: 0;
  width: 20px; height: 20px;
  position: relative;
}
.faq-item summary .faq-icon::before,
.faq-item summary .faq-icon::after{
  content: "";
  position: absolute;
  background: var(--accent-deep);
  transition: transform .18s ease;
}
.faq-item summary .faq-icon::before{ left: 0; top: 9px; width: 20px; height: 2px; }
.faq-item summary .faq-icon::after{ left: 9px; top: 0; width: 2px; height: 20px; }
.faq-item[open] summary .faq-icon::after{ transform: scaleY(0); }
.faq-item .faq-answer{ padding: 0 0.2rem 1.3rem; font-size: 0.95rem; }
.faq-item .faq-answer p{ margin: 0 0 0.8em; }
.faq-item .faq-answer p:last-child{ margin-bottom: 0; }
.faq-flag{
  display: inline-block;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--accent-deep);
  border: 1px solid var(--accent);
  border-radius: var(--radius);
  padding: 0.15em 0.55em;
  margin-top: 0.6em;
}

/* ---------- Contact form (UI only, no backend) ---------- */
.contact-grid{
  display: grid;
  grid-template-columns: minmax(0,1.1fr) minmax(0,0.9fr);
  gap: clamp(2rem, 5vw, 4rem);
  padding-block: 1rem 4rem;
  align-items: start;
}
.contact-form{
  display: flex;
  flex-direction: column;
  gap: 1.1rem;
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: clamp(1.5rem, 3vw, 2.2rem);
}
.form-row{ display: flex; flex-direction: column; gap: 0.4rem; }
.form-row.two-col{ display: grid; grid-template-columns: 1fr 1fr; gap: 1.1rem; }
.form-row label{ font-size: 0.85rem; font-weight: 600; color: var(--ink); }
.form-row input,
.form-row select,
.form-row textarea{
  font: inherit;
  font-size: 0.95rem;
  padding: 0.75em 0.9em;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--bg);
  color: var(--ink);
}
.form-row input:focus,
.form-row select:focus,
.form-row textarea:focus{ outline: 2px solid var(--accent); outline-offset: 1px; }
.form-note{ font-size: 0.82rem; color: var(--ink-soft); margin: 0; }
.form-success{
  display: none;
  border: 1px solid var(--accent);
  background: color-mix(in srgb, var(--accent) 14%, transparent);
  border-radius: var(--radius);
  padding: 0.9rem 1.1rem;
  font-size: 0.9rem;
}
.form-success.is-visible{ display: block; }

.contact-info{ display: flex; flex-direction: column; gap: 1.6rem; }
.contact-info-item h3{ font-size: 1rem; margin: 0 0 0.35rem; }
.contact-info-item p{ margin: 0; font-size: 0.92rem; }
.contact-info-item a{ color: var(--accent-deep); text-decoration: none; font-weight: 600; }
.contact-info-item a:hover{ text-decoration: underline; }

@media (max-width: 860px){
  .contact-grid{ grid-template-columns: 1fr; }
  .form-row.two-col{ grid-template-columns: 1fr; }
  .unit-grid{ grid-template-columns: 1fr; }
}

/* ---------- Responsive ---------- */
@media (max-width: 860px){
  .hero-grid,
  .split-grid{ grid-template-columns: 1fr; }
  .site-nav{ display: none; }
  .header-inner .btn-small{ display: none; }
  .nav-toggle{ display: flex; }
  .mobile-nav[hidden]{ display: none; }
  .mobile-nav.is-open{ display: flex; }
}

@media (max-width: 460px){
  .btn-row{ flex-direction: column; align-items: stretch; }
  .btn-row .btn{ width: 100%; }
}

@media (prefers-reduced-motion: reduce){
  *{ transition: none !important; animation: none !important; }
}