/* CMG Property Services — refined editorial
   Layout: type-led pages on white, no photography. A restrained engraved
   serif in tracked capitals for display, alternating black and grey like
   the logo's lettering and skyline; a quiet sans for everything else;
   thin rules, generous space. Black, greys and white only. Deliberately light. */

:root {
  --white: #ffffff;
  --mist: #f4f4f4;          /* soft grey ground */
  --ink: #111113;
  --charcoal: #2a2a2d;
  --grey: #8c8c91;          /* second display tone, numerals */
  --text: #55555a;          /* running text */
  --line: #e3e3e4;
  --line-strong: #111113;

  --serif: "Cormorant Garamond", "Cormorant", Garamond, "Times New Roman", serif;
  --sans: "Montserrat", "Helvetica Neue", Arial, sans-serif;

  --t-body: 1rem;
  --t-lede: clamp(1.3rem, 1.1rem + 0.7vw, 1.6rem);
  --t-h3: clamp(1.35rem, 1.2rem + 0.5vw, 1.6rem);
  --t-h2: clamp(1.9rem, 1.5rem + 1.3vw, 2.6rem);
  --t-display: clamp(2rem, 1.1rem + 3vw, 3.9rem);

  --wrap: 1200px;
  --gutter-l: max(20px, env(safe-area-inset-left, 0px));
  --gutter-r: max(20px, env(safe-area-inset-right, 0px));
  --ease: cubic-bezier(.2, .7, .2, 1);
  color-scheme: light;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; background: var(--white); scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }
body {
  margin: 0;
  background: var(--white);
  color: var(--ink);
  font-family: var(--sans);
  font-weight: 400;
  font-size: var(--t-body);
  line-height: 1.85;
}
body::before {
  content: "";
  position: fixed;
  inset: 0 0 auto;
  height: env(safe-area-inset-top, 0px);
  z-index: 60;
  background: var(--white);
}
img { max-width: 100%; height: auto; display: block; }
a { color: inherit; }
::selection { background: var(--ink); color: var(--white); }
:focus-visible { outline: 1px solid var(--ink); outline-offset: 4px; }

h1, h2, h3 {
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.12;
  letter-spacing: 0;
  text-wrap: balance;
  margin: 0;
  color: var(--ink);
}
h1 { font-size: var(--t-h2); }
h2 { font-size: var(--t-h2); }
h3 { font-size: var(--t-h3); }
p { margin: 0; }

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  font-family: var(--sans);
  font-size: 0.66rem;
  font-weight: 500;
  letter-spacing: 0.34em;
  text-transform: uppercase;
  color: var(--grey);
}
.eyebrow::before { content: ""; width: 28px; height: 1px; background: currentColor; }

.wrap {
  max-width: calc(var(--wrap) + 40px);
  margin-inline: auto;
  padding-left: var(--gutter-l);
  padding-right: var(--gutter-r);
}
.skip { position: absolute; left: -9999px; }
.skip:focus { left: 16px; top: 16px; z-index: 100; background: var(--white); padding: 8px 12px; }

/* ---------------- Header ---------------- */
.site-header {
  position: sticky;
  top: env(safe-area-inset-top, 0px);
  z-index: 50;
  background: rgba(255, 255, 255, 0.97);
  -webkit-backdrop-filter: blur(10px);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; min-height: 156px; }
.brand { display: block; line-height: 0; }
.brand img { height: 124px; width: auto; }

.nav { display: flex; align-items: center; gap: 40px; }
.nav-list { list-style: none; margin: 0; padding: 0; display: flex; align-items: center; gap: 34px; }
.nav-list > li { position: relative; }
.nav-link, .nav-sub-toggle {
  font-family: var(--sans);
  font-size: 0.68rem;
  font-weight: 500;
  letter-spacing: 0.26em;
  text-transform: uppercase;
  text-decoration: none;
  color: var(--ink);
  background: none;
  border: 0;
  padding: 10px 0;
  cursor: pointer;
  display: inline-flex;
  align-items: center;
  gap: 9px;
  position: relative;
}
.nav-link::after, .nav-sub-toggle::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: 3px;
  height: 1px;
  background: var(--ink);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform .35s var(--ease);
}
.nav-link:hover::after, .nav-sub-toggle:hover::after,
.nav-link[aria-current="page"]::after, .nav-sub-toggle.current::after { transform: scaleX(1); }
.chev { width: 7px; height: 7px; border-right: 1px solid currentColor; border-bottom: 1px solid currentColor; transform: rotate(45deg) translate(-2px, -2px); transition: transform .25s var(--ease); }
.has-sub.open .chev { transform: rotate(-135deg) translate(-2px, -2px); }

.sub {
  list-style: none;
  margin: 0;
  padding: 14px 0;
  position: absolute;
  top: calc(100% + 24px);
  left: -26px;
  min-width: 310px;
  background: var(--white);
  border: 1px solid var(--line);
  border-top: 1px solid var(--ink);
  box-shadow: 0 26px 50px -30px rgba(0, 0, 0, 0.28);
  opacity: 0;
  visibility: hidden;
  transform: translateY(8px);
  transition: opacity .3s var(--ease), transform .3s var(--ease), visibility .3s;
}
.sub::before { content: ""; position: absolute; left: 0; right: 0; top: -25px; height: 25px; }
.has-sub:hover .sub, .has-sub:focus-within .sub, .has-sub.open .sub { opacity: 1; visibility: visible; transform: none; }
.sub a {
  display: block;
  padding: 10px 26px;
  font-family: var(--serif);
  font-size: 1.2rem;
  text-decoration: none;
  color: var(--ink);
  transition: color .2s, padding-left .3s var(--ease);
}
.sub a:hover, .sub a[aria-current="page"] { color: var(--grey); padding-left: 32px; }

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 12px;
  min-height: 48px;
  padding: 0 28px;
  font-family: var(--sans);
  font-size: 0.66rem;
  font-weight: 500;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  text-decoration: none;
  border: 1px solid var(--ink);
  color: var(--ink);
  background: transparent;
  cursor: pointer;
  white-space: nowrap;
  transition: background-color .35s var(--ease), color .35s var(--ease), border-color .35s;
}
.btn:hover { background: var(--ink); color: var(--white); }
.btn-solid { background: var(--ink); color: var(--white); }
.btn-solid:hover { background: var(--charcoal); border-color: var(--charcoal); }
.btn-light { background: var(--ink); color: var(--white); }
.btn-light:hover { background: transparent; color: var(--ink); }
.btn-row { display: flex; flex-wrap: wrap; gap: 12px; }

.nav-toggle {
  display: none;
  background: none;
  border: 0;
  padding: 10px 0;
  cursor: pointer;
  color: var(--ink);
  font: 500 0.66rem var(--sans);
  letter-spacing: 0.28em;
  text-transform: uppercase;
  align-items: center;
  gap: 12px;
}
.bars { display: grid; gap: 7px; width: 28px; }
.bars span { height: 1px; background: currentColor; transition: transform .3s var(--ease), opacity .2s; }
.nav-toggle[aria-expanded="true"] .bars span:nth-child(1) { transform: translateY(8px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] .bars span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded="true"] .bars span:nth-child(3) { transform: translateY(-8px) rotate(-45deg); }

/* ---------------- Home: type-led opening ---------------- */
.hero {
  position: relative;
  isolation: isolate;
  overflow: hidden;
  background: linear-gradient(180deg, #ffffff 0%, #ffffff 40%, #f3f3f4 100%);
}
.skyline {
  position: absolute;
  z-index: -1;
  right: 0;
  top: 12px;
  bottom: 62px;
  width: min(1240px, 100%);
  height: auto;
  pointer-events: none;
}
@media (max-width: 600px) { .skyline { top: 12px; bottom: 200px; opacity: .8; } }
.hero-strip { position: relative; background: #ffffff; }
.hero .wrap { display: grid; gap: clamp(26px, 3vw, 40px); padding-block: clamp(72px, 10vw, 140px) clamp(56px, 7vw, 96px); }
.display {
  font-family: var(--serif);
  font-weight: 400;
  font-size: var(--t-display);
  line-height: 1.12;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--ink);
}
.display .ln { display: block; }
.display em { font-style: normal; color: var(--grey); }
.hero-under {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  align-items: end;
  gap: 32px 56px;
  padding-top: clamp(28px, 3vw, 40px);
  border-top: 1px solid var(--line);
}
.hero-quote { display: grid; gap: 28px; min-width: 0; }
.hero blockquote {
  margin: 0;
  font-family: var(--serif);
  font-style: italic;
  font-weight: 400;
  font-size: clamp(1.25rem, 1.05rem + 0.7vw, 1.6rem);
  line-height: 1.45;
  max-width: 40ch;
  color: var(--charcoal);
}
.hero-meta {
  padding-left: 22px;
  border-left: 1px solid var(--ink);
  font-size: 0.74rem;
  letter-spacing: 0.06em;
  line-height: 2;
  color: var(--text);
}
.hero-meta a { text-decoration: none; }
.hero-meta a:hover { color: var(--ink); text-decoration: underline; }
.hero-strip { border-top: 1px solid var(--line-strong); border-bottom: 1px solid var(--line); }
.hero-strip .wrap { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 10px 28px; padding-block: 20px; }
.hero-strip a {
  font-size: 0.64rem;
  font-weight: 500;
  letter-spacing: 0.26em;
  text-transform: uppercase;
  text-decoration: none;
  color: var(--ink);
  transition: color .2s;
}
.hero-strip a:hover { color: var(--grey); }

/* ---------------- Sections ---------------- */
.section { padding-block: clamp(80px, 9vw, 136px); }
.section-grey { background: var(--mist); }
.section-head { display: grid; gap: 18px; margin-bottom: clamp(40px, 5vw, 64px); }
.index-head { display: grid; gap: 18px; margin-bottom: 48px; }
.index-head .lead { display: grid; gap: 18px; }

/* Service rows */
.service-index { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--line-strong); }
.service-index a {
  display: grid;
  grid-template-columns: 72px minmax(0, 1fr) auto;
  align-items: center;
  gap: 28px;
  padding: 34px 0;
  border-bottom: 1px solid var(--line);
  text-decoration: none;
  color: var(--ink);
  transition: background-color .4s var(--ease);
}
.service-index .num { font-family: var(--serif); font-size: 1.15rem; color: var(--grey); letter-spacing: .08em; }
.service-index h3 { font-size: clamp(1.5rem, 1.25rem + 0.9vw, 2rem); font-weight: 500; transition: transform .45s var(--ease); }
.row-main { display: grid; gap: 8px; min-width: 0; }
.row-desc { font-size: 0.92rem; color: var(--text); line-height: 1.7; max-width: 70ch; }
.service-index a:hover h3 { transform: translateX(10px); }
.go {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  font-size: 0.64rem;
  font-weight: 500;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--ink);
}
.go .line { display: inline-block; width: 36px; height: 1px; background: currentColor; transition: width .45s var(--ease); }
a:hover .go .line { width: 60px; }

/* Two-column text blocks */
.two-col { display: grid; grid-template-columns: minmax(0, 0.36fr) minmax(0, 0.64fr); gap: clamp(32px, 6vw, 96px); }
.col-label { display: grid; gap: 18px; align-content: start; }
.col-body { display: grid; gap: 30px; align-content: start; min-width: 0; }
.statement { font-family: var(--serif); font-size: var(--t-lede); line-height: 1.55; color: var(--ink); max-width: 46ch; }

/* Pillars */
.pillars { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 0; border-top: 1px solid var(--line-strong); }
.pillar { padding: 32px 26px 8px; display: grid; gap: 12px; align-content: start; border-left: 1px solid var(--line); }
.pillar:first-child { border-left: 0; padding-left: 0; }
.pillar .num { font-family: var(--serif); font-size: 1.1rem; color: var(--grey); letter-spacing: .08em; }
.pillar h3 { font-size: 1.45rem; }
.pillar p { color: var(--text); font-size: 0.92rem; line-height: 1.75; }

/* Closing contact band */
.contact-band { background: var(--mist); border-top: 1px solid var(--line); }
.contact-band .wrap { display: grid; grid-template-columns: minmax(0, 1fr) auto; align-items: end; gap: 32px 48px; padding-block: clamp(72px, 8vw, 112px); }
.contact-band .eyebrow { margin-bottom: 18px; }
.contact-band h2 { font-size: var(--t-h2); }
.contact-band p { color: var(--text); max-width: 52ch; margin-top: 14px; }

/* ---------------- Inner page header (no photo) ---------------- */
.banner {
  position: relative;
  isolation: isolate;
  overflow: hidden;
  border-bottom: 1px solid var(--line);
  background: linear-gradient(180deg, #ffffff 0%, #ffffff 35%, #f3f3f4 100%);
}
.banner .skyline { bottom: 0; }
@media (max-width: 600px) { .banner .skyline { bottom: 0; opacity: .7; } }
.banner .wrap { display: grid; gap: 22px; padding-block: clamp(110px, 13vw, 190px) clamp(64px, 7vw, 96px); }
.banner h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(1.9rem, 1.2rem + 2.4vw, 3.3rem);
  letter-spacing: 0.08em;
  text-transform: uppercase;
  max-width: 24ch;
}
.crumbs { font-size: 0.62rem; font-weight: 500; letter-spacing: 0.3em; text-transform: uppercase; color: var(--grey); }
.crumbs a { text-decoration: none; }
.crumbs a:hover { color: var(--ink); }

/* ---------------- Service article ---------------- */
.article { display: grid; grid-template-columns: minmax(0, 0.34fr) minmax(0, 0.66fr); gap: clamp(36px, 6vw, 96px); }
.article-aside { display: grid; gap: 20px; align-content: start; position: sticky; top: 190px; }
.article-aside .rule { width: 40px; height: 1px; background: var(--ink); }
.article-aside p { font-family: var(--serif); font-style: italic; font-size: clamp(1.35rem, 1.1rem + 0.7vw, 1.7rem); line-height: 1.35; color: var(--charcoal); }
.article-body { display: grid; gap: 26px; max-width: 66ch; min-width: 0; }
.article-body p { color: var(--text); }
.article-body p.lede { font-family: var(--serif); font-size: var(--t-lede); line-height: 1.55; color: var(--ink); }

.next { border-top: 1px solid var(--line); background: var(--white); }
.next a { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 16px; padding-block: 44px; text-decoration: none; color: var(--ink); }
.next .eyebrow { margin-bottom: 10px; }
.next h3 { font-size: clamp(1.5rem, 1.2rem + 1vw, 2.1rem); }

/* ---------------- About ---------------- */
.about-intro { display: grid; grid-template-columns: minmax(0, 0.34fr) minmax(0, 0.66fr); gap: clamp(32px, 6vw, 96px); }
.about-intro .statement { max-width: 46ch; }
.section-mist, .chapters { }
.chapter { display: grid; grid-template-columns: minmax(0, 0.34fr) minmax(0, 0.66fr); gap: clamp(24px, 6vw, 96px); padding-block: 48px; border-top: 1px solid var(--line); }
.chapter h2 { font-size: var(--t-h3); }
.chapter p { color: var(--text); max-width: 64ch; }
.chapter .pillars { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.chapter .pillar { padding: 26px 26px 26px 0; border-left: 0; border-bottom: 1px solid var(--line); }
.chapter .pillar:nth-child(2n) { padding-left: 26px; padding-right: 0; border-left: 1px solid var(--line); }

/* ---------------- Contact ---------------- */
.contact-grid { display: grid; grid-template-columns: minmax(0, 0.4fr) minmax(0, 0.6fr); gap: clamp(40px, 6vw, 96px); align-items: start; }
.contact-details { display: grid; gap: 28px; align-content: start; }
.contact-details .intro { font-family: var(--serif); font-size: var(--t-lede); line-height: 1.5; }
.detail { display: grid; gap: 6px; padding-top: 20px; border-top: 1px solid var(--line); }
.detail .value { font-size: 1rem; overflow-wrap: anywhere; }
.detail .value a { text-decoration: none; border-bottom: 1px solid var(--ink); }
form.quote { display: grid; gap: 30px; min-width: 0; }
.row { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 30px; }
.field { display: grid; gap: 4px; min-width: 0; }
.field label { font-size: 0.62rem; font-weight: 500; letter-spacing: 0.26em; text-transform: uppercase; color: var(--text); }
.req { color: var(--grey); }
.field input, .field textarea {
  width: 100%;
  font: inherit;
  font-size: 1rem;
  color: var(--ink);
  background: transparent;
  border: 0;
  border-bottom: 1px solid var(--line);
  border-radius: 0;
  padding: 12px 0;
  transition: border-color .3s;
}
.field textarea { min-height: 150px; resize: vertical; }
.field input:focus, .field textarea:focus { outline: none; border-bottom-color: var(--ink); }
.hp { display: none; }
.form-status { color: var(--ink); font-size: 0.95rem; }

/* ---------------- Footer ---------------- */
.site-footer { background: var(--ink); color: #a4a4a9; font-size: 0.86rem; }
.site-footer .wrap { padding-block: 76px 32px; display: grid; gap: 56px; }
.footer-top { display: grid; grid-template-columns: minmax(0, 1.2fr) repeat(2, minmax(0, 1fr)); gap: 44px; }
.footer-logo { height: 120px; width: auto; }
.footer-top .tag { font-family: var(--serif); font-style: italic; font-size: 1.2rem; line-height: 1.45; color: #ededee; max-width: 30ch; margin-top: 22px; }
.footer-top h4 { margin: 0 0 16px; font-size: 0.62rem; font-weight: 500; letter-spacing: 0.3em; text-transform: uppercase; color: #8c8c91; }
.footer-top ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 10px; }
.footer-top li { overflow-wrap: anywhere; }
.site-footer a { color: #ededee; text-decoration: none; transition: color .2s; }
.site-footer a:hover { color: #a4a4a9; }
.footer-legal { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px; padding-top: 24px; border-top: 1px solid rgba(255,255,255,.12); font-size: 0.72rem; letter-spacing: 0.08em; }

@media (prefers-reduced-motion: no-preference) {
  .hero .wrap > *, .banner .wrap > * { animation: rise .9s var(--ease) both; }
  .hero .wrap > *:nth-child(2), .banner .wrap > *:nth-child(2) { animation-delay: .08s; }
  .hero .wrap > *:nth-child(3), .banner .wrap > *:nth-child(3) { animation-delay: .16s; }
  @keyframes rise { from { transform: translateY(12px); } to { transform: none; } }
}

/* ---------------- Responsive ---------------- */
@media (max-width: 1024px) {
  .pillars { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .pillar, .pillar:first-child { padding: 28px 22px 28px 0; border-left: 0; border-bottom: 1px solid var(--line); }
  .pillar:nth-child(2n) { padding-left: 22px; padding-right: 0; border-left: 1px solid var(--line); }
}

@media (max-width: 960px) {
  .nav-toggle { display: inline-flex; }
  .nav {
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    background: var(--white);
    border-bottom: 1px solid var(--line);
    flex-direction: column;
    align-items: stretch;
    gap: 24px;
    padding: 6px var(--gutter-r) 30px var(--gutter-l);
    max-height: calc(100vh - 108px);
    overflow-y: auto;
  }
  .nav:not(.open) { display: none; }
  .nav-list { flex-direction: column; align-items: stretch; gap: 0; }
  .nav-list > li { border-bottom: 1px solid var(--line); }
  .nav-link, .nav-sub-toggle { width: 100%; justify-content: space-between; padding: 18px 0; font-size: 0.74rem; }
  .nav-link::after, .nav-sub-toggle::after { display: none; }
  .sub { position: static; min-width: 0; border: 0; box-shadow: none; padding: 0 0 12px; opacity: 1; visibility: visible; transform: none; display: none; }
  .sub::before { display: none; }
  .has-sub.open .sub { display: block; }
  .has-sub:hover .sub, .has-sub:focus-within .sub { display: none; }
  .has-sub.open:hover .sub, .has-sub.open:focus-within .sub { display: block; }
  .sub a { padding: 9px 0 9px 16px; }
  .nav .btn { width: 100%; }

  .hero-under, .two-col, .article, .about-intro, .chapter, .contact-grid, .contact-band .wrap { grid-template-columns: minmax(0, 1fr); }
  .hero-meta { justify-self: start; }
  .article-aside { position: static; }
  .footer-top { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
  .footer-top > div:first-child { grid-column: 1 / -1; }
}

@media (max-width: 600px) {
  .site-header .wrap { min-height: 108px; }
  .brand img { height: 84px; }
  .display { letter-spacing: 0.05em; }
  .hero-strip .wrap { flex-direction: column; gap: 12px; }
  .service-index a { grid-template-columns: 40px minmax(0, 1fr); gap: 14px; padding: 28px 0; }
  .service-index .go { display: none; }
  .pillars, .chapter .pillars, .row, .footer-top { grid-template-columns: minmax(0, 1fr); }
  .pillar, .pillar:first-child, .pillar:nth-child(2n), .chapter .pillar, .chapter .pillar:nth-child(2n) { padding: 24px 0; border-left: 0; }
}