/* ============================================================
   MRT Property Holdings — site styles
   Type: Space Grotesk (display) + Inter (body) — no serif italic
   Palette: teal #01696F primary, ink #1a1d1c text, off-white surfaces
   ============================================================ */

:root {
  --teal: #01696F;
  --teal-dark: #014a4f;
  --teal-deeper: #053a3e;
  --teal-soft: #eaf3f3;
  --lime: #c4e84a;           /* accent pop for hero */
  --lime-soft: #e8f5b8;
  --ink: #161918;
  --ink-soft: #2c302e;
  --muted: #6b6e6c;
  --border: #d8d7d1;
  --rule: #b0ada5;
  --surface: #f7f7f4;
  --card: #ffffff;

  --font-display: "Space Grotesk", "Inter", system-ui, -apple-system, BlinkMacSystemFont, sans-serif;
  --font-body: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  --maxw: 1180px;
  --gutter: clamp(20px, 4vw, 48px);

  --ease: cubic-bezier(0.16, 1, 0.3, 1);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }

body {
  margin: 0;
  background: var(--surface);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

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

a { color: var(--teal); text-decoration: none; transition: color .2s var(--ease); }
a:hover { color: var(--teal-dark); }

/* ---------- Header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(247,247,244,0.92);
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--border);
}
.nav {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 16px var(--gutter);
  display: flex; align-items: center; justify-content: space-between;
  gap: 32px;
}
.nav-brand {
  display: flex; align-items: center; gap: 12px;
  font-family: var(--font-display);
  font-weight: 700;
  font-size: 17px;
  color: var(--ink);
  letter-spacing: -0.01em;
}
.nav-brand img { height: 34px; width: auto; }
.nav-brand-text { display: none; }
@media (min-width: 640px) {
  .nav-brand-text { display: inline; }
}
.nav-links {
  display: flex; align-items: center; gap: 26px;
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.06em;
  text-transform: uppercase;
}
.nav-links a {
  color: var(--ink);
  position: relative;
  padding: 6px 0;
}
.nav-links a:hover { color: var(--teal); }
.nav-links a.is-active::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0;
  height: 2px; background: var(--teal);
}

/* ---------- HERO (teal, full-bleed, with logo) ---------- */
.hero {
  background:
    radial-gradient(ellipse 70% 55% at 85% 15%, rgba(196,232,74,0.18), transparent 60%),
    radial-gradient(ellipse 60% 40% at 10% 90%, rgba(255,255,255,0.06), transparent 60%),
    linear-gradient(180deg, var(--teal) 0%, var(--teal-deeper) 100%);
  color: #ffffff;
  padding: clamp(28px, 4vw, 56px) var(--gutter) clamp(56px, 7vw, 96px);
  position: relative;
  overflow: hidden;
}
.hero::before {
  content: "";
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 1px;
  background: rgba(255,255,255,0.12);
}
.hero-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  display: grid;
  gap: clamp(20px, 2.5vw, 32px);
  position: relative;
}
.hero-logo {
  width: clamp(260px, 32vw, 420px);
  height: auto;
  margin: 0 0 4px;
}
.hero-eyebrow {
  font-size: 12px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--lime);
  font-weight: 700;
  display: flex; align-items: center; gap: 14px;
  margin: 0;
}
.hero-eyebrow::before {
  content: "";
  width: 36px; height: 2px; background: var(--lime);
  display: inline-block;
}
h1.hero-title {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(38px, 6vw, 72px);
  line-height: 1.02;
  letter-spacing: -0.025em;
  margin: 0;
  color: #ffffff;
  max-width: 18ch;
}
h1.hero-title em {
  font-style: normal;
  color: var(--lime);
  font-weight: 600;
}
.hero-lead {
  font-size: clamp(17px, 1.4vw, 20px);
  line-height: 1.55;
  color: rgba(255,255,255,0.88);
  max-width: 56ch;
  margin: 0;
  font-weight: 400;
}
.hero-actions {
  display: flex; flex-wrap: wrap; gap: 12px;
  margin-top: 6px;
}

/* Hero buttons */
.hero .btn-primary {
  background: var(--lime);
  color: var(--teal-deeper);
  border-color: var(--lime);
}
.hero .btn-primary:hover {
  background: #d9f56b;
  border-color: #d9f56b;
  color: var(--teal-deeper);
}
.hero .btn-ghost {
  background: transparent;
  color: #ffffff;
  border-color: rgba(255,255,255,0.55);
}
.hero .btn-ghost:hover {
  background: #ffffff;
  color: var(--teal-deeper);
  border-color: #ffffff;
}

/* ---------- Stat strip ---------- */
.stat-strip {
  background: var(--ink);
  color: #ffffff;
  padding: 28px var(--gutter);
  border-bottom: 1px solid #000;
}
.stat-strip-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 24px 32px;
}
@media (min-width: 720px) {
  .stat-strip-inner { grid-template-columns: repeat(4, 1fr); }
}
.stat {
  display: flex; flex-direction: column; gap: 6px;
}
.stat-num {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(26px, 3vw, 36px);
  line-height: 1;
  letter-spacing: -0.02em;
  color: var(--lime);
}
.stat-label {
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.6);
  font-weight: 600;
}

/* ---------- Buttons (general) ---------- */
.btn {
  display: inline-flex; align-items: center; gap: 10px;
  padding: 14px 24px;
  border-radius: 2px;
  font-family: var(--font-body);
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  transition: all .2s var(--ease);
  cursor: pointer;
  border: 1.5px solid transparent;
}
.btn-primary {
  background: var(--teal);
  color: var(--card);
  border-color: var(--teal);
}
.btn-primary:hover {
  background: var(--teal-dark);
  color: var(--card);
  border-color: var(--teal-dark);
  transform: translateY(-1px);
}
.btn-ghost {
  background: transparent;
  color: var(--ink);
  border-color: var(--ink);
}
.btn-ghost:hover {
  background: var(--ink);
  color: var(--card);
}
.btn .arrow { transition: transform .2s var(--ease); }
.btn:hover .arrow { transform: translateX(3px); }

/* ---------- Section common ---------- */
section {
  padding: clamp(60px, 8vw, 110px) var(--gutter);
}
.section-inner {
  max-width: var(--maxw);
  margin: 0 auto;
}
.section-eyebrow {
  font-size: 12px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--teal);
  font-weight: 700;
  margin-bottom: 18px;
  display: flex; align-items: center; gap: 14px;
}
.section-eyebrow::before {
  content: ""; width: 24px; height: 2px; background: var(--teal);
}
.section-title {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(30px, 4vw, 46px);
  line-height: 1.08;
  letter-spacing: -0.022em;
  margin: 0 0 20px;
  color: var(--ink);
  max-width: 22ch;
}
.section-title em { font-style: normal; color: var(--teal); font-weight: 600; }
.section-intro {
  font-size: clamp(16px, 1.3vw, 18px);
  line-height: 1.6;
  color: var(--muted);
  max-width: 60ch;
  margin: 0 0 56px;
}

/* ---------- Buy Box grid ---------- */
.section-buybox { background: var(--card); border-bottom: 1px solid var(--border); }
.buybox-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1px;
  background: var(--border);
  border: 1px solid var(--border);
  border-radius: 2px;
  overflow: hidden;
}
@media (min-width: 720px) {
  .buybox-grid { grid-template-columns: repeat(3, 1fr); }
}
.buybox-cell {
  background: var(--card);
  padding: clamp(28px, 3vw, 40px);
  position: relative;
  transition: background .25s var(--ease);
}
.buybox-cell:hover { background: #fafaf6; }
.buybox-cell::before {
  content: "";
  position: absolute;
  top: 0; left: 0;
  width: 36px; height: 3px;
  background: var(--teal);
}
.buybox-cell-label {
  font-size: 11px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--teal);
  font-weight: 700;
  margin-bottom: 14px;
  padding-top: 14px;
}
.buybox-cell-title {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 22px;
  line-height: 1.2;
  letter-spacing: -0.015em;
  margin: 0 0 12px;
  color: var(--ink);
}
.buybox-cell-body {
  font-size: 15px;
  line-height: 1.6;
  color: var(--muted);
  margin: 0;
}

/* ---------- Editorial split (Why brokers) ---------- */
.section-editorial { background: var(--surface); }
.editorial-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(40px, 5vw, 80px);
  align-items: start;
}
@media (min-width: 900px) {
  .editorial-grid { grid-template-columns: 1fr 1.2fr; }
}
.editorial-left .section-title { margin-bottom: 24px; }
.editorial-list {
  list-style: none;
  padding: 0;
  margin: 0;
  display: grid;
  gap: 0;
}
.editorial-item {
  padding: 26px 0;
  border-bottom: 1px solid var(--border);
  display: grid;
  grid-template-columns: 56px 1fr;
  gap: 24px;
  align-items: start;
}
.editorial-item:last-child { border-bottom: none; }
.editorial-num {
  font-family: var(--font-display);
  font-style: normal;
  font-weight: 700;
  font-size: 22px;
  color: var(--teal);
  letter-spacing: -0.01em;
}
.editorial-item h3 {
  font-family: var(--font-display);
  font-size: 18px;
  font-weight: 600;
  letter-spacing: -0.01em;
  margin: 0 0 6px;
  color: var(--ink);
}
.editorial-item p {
  font-size: 15px;
  line-height: 1.6;
  color: var(--muted);
  margin: 0;
}

/* ---------- Contact band ---------- */
.section-contact {
  background:
    radial-gradient(ellipse 60% 50% at 90% 10%, rgba(196,232,74,0.16), transparent 60%),
    linear-gradient(180deg, var(--teal) 0%, var(--teal-deeper) 100%);
  color: var(--card);
}
.section-contact .section-eyebrow { color: var(--lime); }
.section-contact .section-eyebrow::before { background: var(--lime); }
.contact-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 36px;
  align-items: end;
}
@media (min-width: 720px) {
  .contact-grid { grid-template-columns: 1.4fr 1fr; }
}
.contact-title {
  font-family: var(--font-display);
  font-weight: 600;
  font-style: normal;
  font-size: clamp(28px, 3.6vw, 44px);
  line-height: 1.1;
  letter-spacing: -0.02em;
  margin: 0 0 18px;
  color: var(--card);
  max-width: 20ch;
}
.contact-body {
  font-size: 16px;
  line-height: 1.6;
  color: rgba(255,255,255,0.85);
  margin: 0 0 24px;
  max-width: 48ch;
}
.contact-details {
  font-size: 15px;
  line-height: 2;
}
.contact-details a { color: var(--card); border-bottom: 1px solid rgba(255,255,255,0.4); padding-bottom: 1px; }
.contact-details a:hover { color: var(--lime); border-color: var(--lime); }
.contact-label {
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--lime);
  font-weight: 700;
  display: block;
  margin-top: 10px;
}
.contact-actions {
  display: flex; flex-wrap: wrap; gap: 12px;
  margin-top: 28px;
}
.section-contact .btn-primary {
  background: var(--lime);
  color: var(--teal-deeper);
  border-color: var(--lime);
}
.section-contact .btn-primary:hover {
  background: #d9f56b;
  color: var(--teal-deeper);
  border-color: #d9f56b;
}
.section-contact .btn-ghost {
  border-color: rgba(255,255,255,0.55);
  color: var(--card);
}
.section-contact .btn-ghost:hover {
  background: var(--card);
  color: var(--teal-deeper);
  border-color: var(--card);
}

/* ---------- About page specific ---------- */
.about-hero {
  background:
    radial-gradient(ellipse 60% 50% at 90% 0%, rgba(196,232,74,0.14), transparent 60%),
    linear-gradient(180deg, var(--teal) 0%, var(--teal-deeper) 100%);
  color: #ffffff;
  padding: clamp(70px, 9vw, 130px) var(--gutter) clamp(50px, 6vw, 90px);
}
.about-hero-grid {
  max-width: var(--maxw);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(36px, 5vw, 70px);
  align-items: center;
}
@media (min-width: 640px) {
  .about-hero-grid { grid-template-columns: 180px 1fr; gap: clamp(28px, 4vw, 48px); justify-items: start; align-items: center; }
}
@media (min-width: 1024px) {
  .about-hero-grid { grid-template-columns: 220px 1fr; }
}
.about-portrait {
  width: 100%;
  max-width: 220px;
  height: auto;
  justify-self: start;
  filter: drop-shadow(0 10px 28px rgba(0,0,0,0.22));
}
@media (max-width: 639px) {
  .about-portrait { max-width: 180px; }
}
.about-meta {
  font-size: 12px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--lime);
  font-weight: 700;
  margin-bottom: 16px;
}
.about-hero h1 {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(34px, 4.6vw, 56px);
  line-height: 1.05;
  letter-spacing: -0.025em;
  margin: 0 0 20px;
  color: #ffffff;
  max-width: 18ch;
}
.about-hero h1 em { font-style: normal; color: var(--lime); font-weight: 600; }
.about-lede {
  font-size: clamp(17px, 1.5vw, 20px);
  line-height: 1.55;
  color: rgba(255,255,255,0.88);
  margin: 0;
  max-width: 52ch;
}

/* ---------- About body prose ---------- */
.section-prose {
  background: var(--card);
  border-top: 1px solid var(--border);
}
.prose-grid {
  max-width: var(--maxw);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(40px, 5vw, 80px);
}
@media (min-width: 900px) {
  .prose-grid { grid-template-columns: 240px 1fr; }
}
.prose-aside {
  font-size: 12px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--teal);
  font-weight: 700;
  padding-top: 8px;
  border-top: 3px solid var(--teal);
  align-self: start;
}
.prose-body { max-width: 70ch; }
.prose-body h2 {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(26px, 3vw, 36px);
  line-height: 1.12;
  letter-spacing: -0.022em;
  margin: 0 0 24px;
  color: var(--ink);
}
.prose-body h2 em { font-style: normal; color: var(--teal); font-weight: 600; }
.prose-body p {
  font-size: 17px;
  line-height: 1.7;
  color: var(--ink-soft);
  margin: 0 0 22px;
}
.prose-body p:last-child { margin-bottom: 0; }
.prose-body .lead {
  font-family: var(--font-display);
  font-size: clamp(20px, 2vw, 26px);
  line-height: 1.35;
  font-weight: 600;
  letter-spacing: -0.02em;
  color: var(--teal-deeper);
  margin: 0 0 32px;
  border-left: 3px solid var(--lime);
  padding-left: 20px;
}
.prose-rule {
  height: 1px; background: var(--border);
  margin: 48px 0;
}

/* ---------- Track record list ---------- */
.tracklist {
  list-style: none;
  padding: 0;
  margin: 0;
  display: grid;
  gap: 0;
}
.trackitem {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 18px;
  padding: 18px 0;
  border-bottom: 1px solid var(--border);
  align-items: baseline;
}
.trackitem:last-child { border-bottom: none; }
.trackitem-marker {
  font-family: var(--font-display);
  font-style: normal;
  font-weight: 700;
  color: var(--teal);
  font-size: 18px;
  letter-spacing: 0.02em;
  min-width: 28px;
}
.trackitem p {
  margin: 0;
  font-size: 16px;
  line-height: 1.55;
  color: var(--ink-soft);
}

/* ---------- Principles ---------- */
.section-principles { background: var(--surface); }
.principles-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 0;
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
}
@media (min-width: 720px) {
  .principles-grid { grid-template-columns: repeat(2, 1fr); }
}
.principle {
  padding: clamp(28px, 3.5vw, 44px);
  border-bottom: 1px solid var(--border);
  border-right: none;
  background: var(--card);
  transition: background .25s var(--ease);
}
.principle:hover { background: #fafaf6; }
@media (min-width: 720px) {
  .principle:nth-child(odd) { border-right: 1px solid var(--border); }
  .principle:nth-last-child(-n+2) { border-bottom: none; }
}
@media (max-width: 719px) {
  .principle:last-child { border-bottom: none; }
}
.principle-num {
  font-family: var(--font-display);
  font-style: normal;
  font-weight: 700;
  font-size: 26px;
  letter-spacing: -0.02em;
  color: var(--teal);
  margin-bottom: 14px;
  display: inline-block;
  border-bottom: 2px solid var(--lime);
  padding-bottom: 4px;
}
.principle h3 {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 22px;
  letter-spacing: -0.02em;
  line-height: 1.2;
  margin: 0 0 12px;
  color: var(--ink);
}
.principle p {
  font-size: 15px;
  line-height: 1.6;
  color: var(--muted);
  margin: 0;
}

/* ---------- Footer ---------- */
.site-footer {
  background: var(--ink);
  color: rgba(255,255,255,0.7);
  padding: 60px var(--gutter) 36px;
  font-size: 14px;
  line-height: 1.6;
}
.footer-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr;
  gap: 32px;
}
@media (min-width: 720px) {
  .footer-inner { grid-template-columns: 1.5fr 1fr 1fr; }
}
.footer-brand {
  font-family: var(--font-display);
  font-weight: 700;
  font-size: 20px;
  color: rgba(255,255,255,0.95);
  letter-spacing: -0.01em;
  margin-bottom: 12px;
}
.footer-brand em { font-style: normal; color: var(--lime); font-weight: 700; }
.footer-tagline {
  color: rgba(255,255,255,0.55);
  font-size: 13px;
  max-width: 38ch;
  margin: 0;
}
.footer-col h4 {
  font-size: 11px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.55);
  font-weight: 700;
  margin: 0 0 16px;
}
.footer-col a {
  display: block;
  color: rgba(255,255,255,0.85);
  padding: 4px 0;
  font-size: 14px;
}
.footer-col a:hover { color: var(--lime); }
.footer-bottom {
  max-width: var(--maxw);
  margin: 48px auto 0;
  padding-top: 24px;
  border-top: 1px solid rgba(255,255,255,0.12);
  display: flex; flex-wrap: wrap; justify-content: space-between; gap: 16px;
  font-size: 12px;
  color: rgba(255,255,255,0.5);
  letter-spacing: 0.02em;
}

/* ---------- Reveal on scroll ---------- */
.reveal {
  opacity: 0;
  transform: translateY(20px);
  transition: opacity .8s var(--ease), transform .8s var(--ease);
}
.reveal.in {
  opacity: 1;
  transform: none;
}

/* ---------- Selection ---------- */
::selection {
  background: var(--lime);
  color: var(--teal-deeper);
}