/* ============================================================
   Maier Properties LLC — maierpropertiesllc.com
   Brand: orange #DD7C37 · teal #4F6966 · brick #B43524 · cream #FCF3EA
   Type: Bitter (display) · Source Sans 3 (body) · Montserrat (labels)
   ============================================================ */

:root{
  --cream:#FCF3EA;
  --paper:#FFFFFF;
  --ink:#3B3A36;
  --ink-soft:#6E6A62;
  --orange:#DD7C37;
  --teal:#4F6966;
  --teal-deep:#3D534F;
  --brick:#B43524;
  --line:#E8DCCE;
  --radius:10px;
  --max:1080px;
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation:none!important;transition:none!important}
}

body{
  background:var(--cream);
  color:var(--ink);
  font-family:'Source Sans 3',system-ui,-apple-system,sans-serif;
  font-size:1.0625rem;
  line-height:1.65;
}

img{max-width:100%;display:block}
a{color:var(--teal)}
a:focus-visible,button:focus-visible{outline:3px solid var(--orange);outline-offset:3px;border-radius:4px}

.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}

/* ---------- header / nav ---------- */
.site-header{background:var(--cream);border-bottom:1px solid var(--line)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-top:14px;padding-bottom:14px;flex-wrap:wrap}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.brand img{height:64px;width:auto}
.main-nav{display:flex;gap:26px;flex-wrap:wrap}
.main-nav a{
  font-family:'Montserrat',sans-serif;font-size:.78rem;font-weight:600;
  letter-spacing:.18em;text-transform:uppercase;text-decoration:none;
  color:var(--ink);padding:6px 2px;position:relative;
}
.main-nav a::after{
  content:"";position:absolute;left:0;right:0;bottom:-2px;height:3px;
  background:linear-gradient(to right,var(--orange) 0 33.4%,var(--teal) 33.4% 66.7%,var(--brick) 66.7% 100%);
  transform:scaleX(0);transform-origin:left;transition:transform .25s ease;
}
.main-nav a:hover::after,.main-nav a[aria-current="page"]::after{transform:scaleX(1)}
.main-nav a[aria-current="page"]{color:var(--teal-deep)}

/* ---------- waitlist ribbon ---------- */
.ribbon{background:var(--brick);color:#FFF8F2;text-align:center;padding:10px 18px;
  font-family:'Montserrat',sans-serif;font-size:.8rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase}
.ribbon a{color:#FFE3C9;text-decoration:underline;text-underline-offset:3px}

/* ---------- hero ---------- */
.hero{padding:72px 0 56px;text-align:center}
.eyebrow{
  font-family:'Montserrat',sans-serif;font-size:.78rem;font-weight:600;
  letter-spacing:.28em;text-transform:uppercase;color:var(--brick);display:block;margin-bottom:18px;
}
h1{font-family:'Bitter',Georgia,serif;font-weight:600;font-size:clamp(2rem,5vw,3.1rem);line-height:1.15;max-width:19ch;margin:0 auto}
.hero p{max-width:56ch;margin:20px auto 0;color:var(--ink-soft);font-size:1.15rem}
.hero .actions{margin-top:34px;display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* ---------- tri-bar + roofline (brand signature) ---------- */
.tribar{display:inline-flex;gap:8px;margin:26px auto 0}
.tribar i{width:34px;height:5px;border-radius:3px;display:block}
.tribar i:nth-child(1){background:var(--orange)}
.tribar i:nth-child(2){background:var(--teal)}
.tribar i:nth-child(3){background:var(--brick)}
.roofline{display:block;width:100%;height:34px}

/* ---------- buttons ---------- */
.btn{display:inline-block;font-family:'Montserrat',sans-serif;font-size:.82rem;font-weight:700;
  letter-spacing:.14em;text-transform:uppercase;text-decoration:none;border-radius:6px;
  padding:14px 26px;transition:background .2s ease,color .2s ease;border:2px solid transparent}
.btn-primary{background:var(--teal);color:#FFF}
.btn-primary:hover{background:var(--teal-deep)}
.btn-outline{border-color:var(--teal);color:var(--teal-deep);background:transparent}
.btn-outline:hover{background:var(--teal);color:#FFF}
.btn-brick{background:var(--brick);color:#FFF}
.btn-brick:hover{background:#932B1D}

/* ---------- sections & cards ---------- */
.section{padding:64px 0}
.section.alt{background:var(--paper)}
.section h2{font-family:'Bitter',Georgia,serif;font-weight:600;font-size:clamp(1.5rem,3.4vw,2.1rem);margin-bottom:8px}
.section .lede{color:var(--ink-soft);max-width:62ch;margin-bottom:34px}
.center{text-align:center}
.center .lede{margin-left:auto;margin-right:auto}

.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:30px}
@media (max-width:820px){.grid-3,.grid-2{grid-template-columns:1fr}}

.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:28px}
.section.alt .card{background:var(--cream)}
.card h3{font-family:'Bitter',Georgia,serif;font-weight:600;font-size:1.2rem;margin-bottom:8px}
.card p{color:var(--ink-soft)}
.card .house{width:34px;height:34px;margin-bottom:14px}

/* ---------- photo placeholder frames ---------- */
.photo-frame{
  aspect-ratio:4/3;border-radius:var(--radius);border:1px solid var(--line);
  background:
    repeating-linear-gradient(45deg,rgba(79,105,102,.06) 0 14px,rgba(221,124,55,.06) 14px 28px),
    var(--paper);
  display:flex;align-items:center;justify-content:center;flex-direction:column;gap:10px;
}
.photo-frame svg{width:56px;height:56px;opacity:.55}
.photo-frame span{font-family:'Montserrat',sans-serif;font-size:.72rem;font-weight:600;
  letter-spacing:.18em;text-transform:uppercase;color:var(--ink-soft)}

/* ---------- property blocks ---------- */
.property{display:grid;grid-template-columns:1.05fr 1fr;gap:36px;align-items:center;padding:44px 0}
.property + .property{border-top:1px solid var(--line)}
.property:nth-of-type(even) .photo-frame{order:-1}
@media (max-width:820px){.property{grid-template-columns:1fr}.property:nth-of-type(even) .photo-frame{order:0}}
.property h3{font-family:'Bitter',Georgia,serif;font-weight:600;font-size:1.5rem}
.property .addr{font-family:'Montserrat',sans-serif;font-size:.78rem;font-weight:600;
  letter-spacing:.18em;text-transform:uppercase;color:var(--brick);margin:6px 0 14px}
.property ul{list-style:none;margin-top:16px}
.property li{padding-left:26px;position:relative;margin-bottom:8px;color:var(--ink-soft)}
.property li::before{content:"";position:absolute;left:0;top:.42em;width:12px;height:12px;
  background:var(--orange);clip-path:polygon(50% 0,100% 45%,84% 45%,84% 100%,16% 100%,16% 45%,0 45%)}
.property li:nth-child(2)::before{background:var(--teal)}
.property li:nth-child(3)::before{background:var(--brick)}

/* ---------- steps (apply page) ---------- */
.steps{counter-reset:step;display:grid;gap:18px;max-width:720px;margin:0 auto}
.step{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);
  padding:24px 26px 24px 78px;position:relative}
.step::before{
  counter-increment:step;content:counter(step);
  position:absolute;left:24px;top:22px;width:38px;height:38px;border-radius:50%;
  display:flex;align-items:center;justify-content:center;
  font-family:'Bitter',serif;font-weight:700;font-size:1.1rem;color:#FFF;
}
.step:nth-child(1)::before{background:var(--orange)}
.step:nth-child(2)::before{background:var(--teal)}
.step:nth-child(3)::before{background:var(--brick)}
.step:nth-child(4)::before{background:var(--teal-deep)}
.step h3{font-family:'Bitter',serif;font-weight:600;font-size:1.1rem;margin-bottom:4px}
.step p{color:var(--ink-soft)}

/* ---------- contact ---------- */
.contact-card{display:flex;flex-direction:column;gap:6px}
.contact-card .big{font-family:'Bitter',serif;font-weight:600;font-size:1.35rem;color:var(--teal-deep);text-decoration:none}
.contact-card .big:hover{text-decoration:underline;text-underline-offset:4px}
.note-box{background:var(--paper);border-left:5px solid var(--orange);border-radius:0 var(--radius) var(--radius) 0;
  padding:20px 24px;color:var(--ink-soft);max-width:720px;margin:30px auto 0}

/* ---------- CTA band ---------- */
.cta-band{background:var(--teal);color:#FFF;text-align:center;padding:58px 24px}
.cta-band h2{font-family:'Bitter',serif;font-weight:600;font-size:clamp(1.4rem,3vw,2rem);margin-bottom:10px}
.cta-band p{color:#DCE8E5;max-width:52ch;margin:0 auto 26px}

/* ---------- footer ---------- */
.site-footer{background:var(--teal-deep);color:#D8E2DF;padding:44px 0 30px;font-size:.95rem}
.site-footer .wrap{display:grid;grid-template-columns:2fr 1fr 1fr;gap:30px}
@media (max-width:720px){.site-footer .wrap{grid-template-columns:1fr}}
.site-footer h4{font-family:'Montserrat',sans-serif;font-size:.75rem;font-weight:700;
  letter-spacing:.2em;text-transform:uppercase;color:#FFF;margin-bottom:12px}
.site-footer a{color:#D8E2DF;text-decoration:none}
.site-footer a:hover{color:#FFF;text-decoration:underline;text-underline-offset:3px}
.site-footer ul{list-style:none}
.site-footer li{margin-bottom:8px}
.eho{display:flex;align-items:center;gap:12px;margin-top:16px}
.eho svg{width:34px;height:34px;flex:none}
.legal{border-top:1px solid rgba(255,255,255,.15);margin-top:34px;padding-top:18px;text-align:center;
  font-size:.85rem;color:#AFC0BC}