/*
Theme Name: Templeton Real Estate
Author: Niche Property Marketing
Description: Custom single-broker theme for TempletonRealEstate.com.
Version: 1.0
*/
:root{--paper:#FBF9F5;--ivory:#F3EEE5;--ink:#1B1E1C;--ink2:#2B2F2C;--muted:#6E695F;--line:#E2DBCF;--accent:#8A6A3F;--accent2:#A9865A;--serif:"Cormorant Garamond",Georgia,serif;--sans:"Jost","Helvetica Neue",Arial,sans-serif;--max:1240px}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-weight:300;font-size:17px;line-height:1.7;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.1;margin:0 0 .5em;letter-spacing:-.005em}
h1{font-size:clamp(2.6rem,5.5vw,4.6rem)}h2{font-size:clamp(2rem,3.6vw,3.1rem)}h3{font-size:1.6rem}
p{margin:0 0 1.1em}
.wrap{max-width:var(--max);margin:0 auto;padding:0 28px}
.eyebrow{font-family:var(--sans);font-size:.74rem;letter-spacing:.28em;text-transform:uppercase;color:var(--accent);font-weight:500;display:block;margin-bottom:14px}
.lead-in{font-size:1.15rem;color:var(--muted);max-width:640px}
.btn{display:inline-block;font-family:var(--sans);font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;padding:16px 30px;border:1px solid var(--ink);background:var(--ink);color:#fff;transition:.25s;cursor:pointer}
.btn:hover{background:var(--accent);border-color:var(--accent)}
.btn.ghost{background:transparent;color:var(--ink)}.btn.ghost:hover{background:var(--ink);color:#fff}
.btn.light{background:#fff;color:var(--ink);border-color:#fff}.btn.light:hover{background:var(--accent);color:#fff;border-color:var(--accent)}
.btn.line-light{background:transparent;border-color:rgba(255,255,255,.7);color:#fff}.btn.line-light:hover{background:#fff;color:var(--ink)}
.textlink{font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;border-bottom:1px solid var(--accent);padding-bottom:4px}
section{padding:110px 0}
.rule{height:1px;background:var(--line);border:0;margin:0}

/* header */
.site-head{position:sticky;top:0;z-index:50;background:rgba(251,249,245,.96);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.home .site-head{position:fixed;left:0;right:0;background:transparent;border-color:transparent;color:#fff;transition:.3s}
.home .site-head.solid{background:rgba(251,249,245,.97);color:var(--ink);border-color:var(--line)}
.head-in{display:flex;align-items:center;justify-content:space-between;height:86px;max-width:1400px;margin:0 auto;padding:0 28px}
.brand{display:flex;flex-direction:column;line-height:1}
.brand .w1{font-family:var(--sans);font-weight:500;letter-spacing:.42em;font-size:1.02rem}
.brand .w2{font-family:var(--serif);font-style:italic;font-size:1.22rem;letter-spacing:.02em;margin-top:4px;opacity:.85}
.nav{display:flex;gap:34px;align-items:center}
.nav a{font-size:.76rem;letter-spacing:.2em;text-transform:uppercase;font-weight:400}
.nav a:hover{color:var(--accent)}
.nav .tel{font-weight:500;letter-spacing:.12em}
.nav .btn{padding:12px 20px;color:#fff}
.home .site-head:not(.solid) .nav .btn{background:transparent;border-color:rgba(255,255,255,.8)}
.burger{display:none;background:none;border:0;color:inherit;font-size:1.6rem;cursor:pointer}
@media(max-width:980px){.nav{display:none;position:absolute;top:86px;left:0;right:0;background:var(--paper);color:var(--ink);flex-direction:column;padding:26px;gap:20px;border-bottom:1px solid var(--line)}.nav.open{display:flex}.burger{display:block}}

/* hero */
.hero{position:relative;min-height:100vh;display:flex;align-items:flex-end;color:#fff;padding:0 0 90px;background:#222 center/cover no-repeat}
.hero:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,17,16,.45) 0%,rgba(15,17,16,.1) 35%,rgba(15,17,16,.7) 100%)}
.hero .wrap{position:relative;width:100%;display:grid;grid-template-columns:1.25fr .75fr;gap:60px;align-items:end;max-width:1400px}
.hero h1{color:#fff;max-width:760px}.hero .eyebrow{color:#E8D7BC}
.hero p.sub{font-size:1.18rem;max-width:560px;opacity:.92}
.hero .ctas{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}
.feature-card{background:rgba(251,249,245,.97);color:var(--ink);display:block;box-shadow:0 30px 60px rgba(0,0,0,.25)}
.feature-card img{aspect-ratio:16/10;object-fit:cover;width:100%}
.feature-card .fc-b{padding:22px 26px 26px}
.feature-card .tag{font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;color:var(--accent);font-weight:500}
.feature-card h3{margin:8px 0 4px;font-size:1.75rem}
.feature-card .meta{font-size:.9rem;color:var(--muted)}
.feature-card .price{font-family:var(--serif);font-size:1.6rem}
@media(max-width:980px){.hero .wrap{grid-template-columns:1fr}.hero{padding-top:130px}.hero:before{background:linear-gradient(180deg,rgba(15,17,16,.55) 0%,rgba(15,17,16,.55) 50%,rgba(15,17,16,.8) 100%)}.hero h1,.hero p.sub{text-shadow:0 1px 12px rgba(0,0,0,.35)}}

/* intro strip */
.intro{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.stats{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);margin-top:40px}
.stats div{padding:26px 0}.stats b{display:block;font-family:var(--serif);font-weight:500;font-size:2.4rem;line-height:1}.stats span{font-size:.75rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
@media(max-width:900px){.intro{grid-template-columns:1fr;gap:40px}}

/* spotlight */
.spot{background:var(--ivory)}
.spot-grid{display:grid;grid-template-columns:1.35fr 1fr;gap:70px;align-items:center}
.spot-imgs{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:1fr 1fr;gap:10px;aspect-ratio:3/2}
.spot-imgs img{width:100%;height:100%;object-fit:cover}.spot-imgs img:first-child{grid-row:1/3}
.facts{display:flex;gap:28px;flex-wrap:wrap;margin:18px 0 26px;padding:18px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.facts span{font-size:.82rem;letter-spacing:.14em;text-transform:uppercase}
.price-xl{font-family:var(--serif);font-size:2.4rem;line-height:1;margin:6px 0 10px}
@media(max-width:900px){.spot-grid{grid-template-columns:1fr}}

/* listing grid */
.sec-head{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:46px;flex-wrap:wrap}
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:46px 30px}
@media(max-width:1000px){.grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:640px){.grid{grid-template-columns:1fr}}
.card{display:block}
.card .ph{position:relative;overflow:hidden;aspect-ratio:4/3;background:var(--ivory)}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.card:hover .ph img{transform:scale(1.04)}
.badge{position:absolute;top:16px;left:16px;background:rgba(251,249,245,.95);color:var(--ink);font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;padding:7px 12px;font-weight:500}
.badge.dark{background:var(--ink);color:#fff}
.card .cb{padding:20px 2px 0}
.card .price{font-family:var(--serif);font-size:1.55rem;line-height:1}
.card h3{font-family:var(--sans);font-size:1rem;font-weight:400;margin:10px 0 4px;letter-spacing:.01em}
.card .meta{font-size:.82rem;color:var(--muted);letter-spacing:.06em}
.filters{display:flex;gap:10px;flex-wrap:wrap}
.filters a{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;padding:10px 16px;border:1px solid var(--line)}
.filters a.on,.filters a:hover{background:var(--ink);color:#fff;border-color:var(--ink)}

/* split funnel */
.funnel{display:grid;grid-template-columns:1fr 1fr;min-height:560px}
.funnel>div{position:relative;padding:90px 70px;color:#fff;display:flex;flex-direction:column;justify-content:flex-end;background:#333 center/cover}
.funnel>div:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(18,20,19,.25),rgba(18,20,19,.78))}
.funnel>div>*{position:relative}.funnel h2{color:#fff}.funnel .eyebrow{color:#E8D7BC}
.funnel p{max-width:440px;opacity:.92}
@media(max-width:900px){.funnel{grid-template-columns:1fr}.funnel>div{padding:70px 28px;min-height:440px}}

/* about */
.about{display:grid;grid-template-columns:.9fr 1.1fr;gap:80px;align-items:center}
.about img{width:100%;aspect-ratio:4/5;object-fit:cover}
.sig{font-family:var(--serif);font-style:italic;font-size:1.6rem;margin-top:10px}
@media(max-width:900px){.about{grid-template-columns:1fr;gap:40px}}

/* forms */
.formbox{background:#fff;border:1px solid var(--line);padding:42px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px 18px}.form-grid .full{grid-column:1/-1}
@media(max-width:640px){.form-grid{grid-template-columns:1fr}.formbox{padding:26px}}
label{display:block;font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);font-weight:500}
input,select,textarea{width:100%;margin-top:7px;padding:14px 14px;border:1px solid var(--line);background:var(--paper);font-family:var(--sans);font-size:1rem;font-weight:300;color:var(--ink);border-radius:0;-webkit-appearance:none}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--accent);background:#fff}
textarea{min-height:110px;resize:vertical}
.chk{display:flex;flex-wrap:wrap;gap:8px;margin-top:8px}.chk label{display:flex;align-items:center;gap:8px;text-transform:none;letter-spacing:0;font-size:.95rem;color:var(--ink);font-weight:300;border:1px solid var(--line);padding:9px 14px;background:var(--paper);cursor:pointer}
.chk input{width:auto;margin:0}
.fine{font-size:.78rem;color:var(--muted);margin-top:14px;line-height:1.5}
.hp{position:absolute;left:-9999px;height:0;overflow:hidden}
.err{background:#F6E7E2;border:1px solid #D9B3A8;padding:12px 16px;margin-bottom:18px;font-size:.92rem}

/* cta band */
.band{background:var(--ink);color:#fff;text-align:center}
.band h2{color:#fff}.band p{color:rgba(255,255,255,.75);max-width:620px;margin:0 auto 30px}

/* single listing */
.l-gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:280px 280px;gap:8px;margin-top:8px}
.l-gallery a{position:relative;overflow:hidden;display:block}.l-gallery img{width:100%;height:100%;object-fit:cover;transition:.6s}.l-gallery a:hover img{transform:scale(1.03)}
.l-gallery a:first-child{grid-row:1/3}
.l-gallery .more{position:absolute;right:14px;bottom:14px;background:rgba(251,249,245,.95);font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;padding:9px 14px}
@media(max-width:800px){.l-gallery{grid-template-columns:1fr 1fr;grid-template-rows:260px 140px}.l-gallery a:first-child{grid-column:1/3;grid-row:auto}.l-gallery a:nth-child(n+4){display:none}}
.l-top{display:flex;justify-content:space-between;align-items:end;gap:30px;padding:50px 0 34px;border-bottom:1px solid var(--line);flex-wrap:wrap}
.l-top h1{font-size:clamp(2.2rem,4vw,3.4rem);margin:0}
.l-top .city{color:var(--muted);letter-spacing:.14em;text-transform:uppercase;font-size:.8rem}
.l-body{display:grid;grid-template-columns:1fr 400px;gap:70px;padding:50px 0 100px}
@media(max-width:1000px){.l-body{grid-template-columns:1fr}}
.kv{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);margin:30px 0}
.kv div{padding:18px 0;border-bottom:1px solid var(--line)}.kv dt{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}.kv dd{margin:2px 0 0;font-size:1.05rem}
@media(max-width:640px){.kv{grid-template-columns:1fr 1fr}}
.agent-card{position:sticky;top:110px;background:#fff;border:1px solid var(--line);padding:32px}
.agent-row{display:flex;gap:16px;align-items:center;margin-bottom:22px;padding-bottom:22px;border-bottom:1px solid var(--line)}
.agent-row img{width:74px;height:74px;border-radius:50%;object-fit:cover}
.agent-row b{font-family:var(--serif);font-size:1.4rem;font-weight:500;display:block;line-height:1.1}
.agent-row small{color:var(--muted);font-size:.8rem;letter-spacing:.06em}
.tabs{display:flex;margin-bottom:18px;border:1px solid var(--line)}.tabs button{flex:1;padding:12px;border:0;background:var(--paper);font-family:var(--sans);font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;cursor:pointer}.tabs button.on{background:var(--ink);color:#fff}
.courtesy{font-size:.78rem;color:var(--muted);margin-top:30px}

/* lightbox */
.lb{position:fixed;inset:0;background:rgba(14,15,14,.96);z-index:100;display:none;align-items:center;justify-content:center}
.lb.open{display:flex}.lb img{max-width:92vw;max-height:86vh;object-fit:contain}
.lb button{position:absolute;background:none;border:0;color:#fff;font-size:2.4rem;cursor:pointer;padding:20px;font-family:var(--serif)}
.lb .x{top:10px;right:20px}.lb .p{left:10px;top:50%;transform:translateY(-50%)}.lb .n{right:10px;top:50%;transform:translateY(-50%)}
.lb .c{position:absolute;bottom:20px;color:#bbb;font-size:.8rem;letter-spacing:.2em}

/* page hero */
.phero{padding:150px 0 70px;background:var(--ivory);border-bottom:1px solid var(--line)}
.phero.img{color:#fff;background:#333 center/cover;position:relative;padding:200px 0 90px}
.phero.img:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(18,20,19,.35),rgba(18,20,19,.7))}
.phero.img .wrap{position:relative}.phero.img h1{color:#fff}.phero.img .eyebrow{color:#E8D7BC}.phero.img .lead-in{color:rgba(255,255,255,.9)}
.two{display:grid;grid-template-columns:1fr 1.1fr;gap:80px;align-items:start}
@media(max-width:900px){.two{grid-template-columns:1fr;gap:40px}}
.steps{counter-reset:s;list-style:none;padding:0;margin:30px 0}
.steps li{counter-increment:s;padding:20px 0 20px 64px;position:relative;border-bottom:1px solid var(--line)}
.steps li:before{content:"0" counter(s);position:absolute;left:0;top:16px;font-family:var(--serif);font-size:2rem;color:var(--accent)}
.steps b{font-weight:500;display:block}

/* footer */
.site-foot{background:#141615;color:rgba(255,255,255,.72);padding:90px 0 40px;font-size:.92rem}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:60px;padding-bottom:50px;border-bottom:1px solid rgba(255,255,255,.12)}
.site-foot .brand{color:#fff;margin-bottom:22px}
.site-foot h4{font-family:var(--sans);font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:#fff;font-weight:500;margin-bottom:18px}
.site-foot a:hover{color:#fff}
.site-foot ul{list-style:none;padding:0;margin:0}.site-foot li{margin-bottom:8px}
.affil{display:flex;align-items:center;gap:22px;padding-top:34px;flex-wrap:wrap;justify-content:space-between}
.affil img{height:34px;width:auto;opacity:.75}
.legal{font-size:.74rem;color:rgba(255,255,255,.5);line-height:1.6;max-width:820px}
@media(max-width:900px){.foot-grid{grid-template-columns:1fr;gap:36px}}
.mobile-cta{display:none}
@media(max-width:700px){.mobile-cta{display:grid;grid-template-columns:1fr 1fr;position:fixed;bottom:0;left:0;right:0;z-index:60}.mobile-cta a{padding:16px;text-align:center;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;background:var(--ink);color:#fff}.mobile-cta a+a{background:var(--accent)}body{padding-bottom:52px}}
.entry{max-width:760px}