/* ============================================================
   Premier Centers — premier-centers.com
   One-page, information-first. Brand: flag mark, navy + brick
   on cream. Typeset like a private offering memorandum.
   ============================================================ */

:root{
  --cream:      #F7F3EA;
  --cream-2:    #EFE9DA;
  --paper:      #FCFAF4;
  --navy:       #0D2F55;
  --navy-deep:  #0A2440;
  --brick:      #CC573A;
  --brick-deep: #A8452C;
  --ink:        #1E2A38;
  --ink-soft:   #55606C;
  --line:       rgba(13,47,85,0.18);
  --line-soft:  rgba(13,47,85,0.10);
  --line-cream: rgba(247,243,234,0.22);
  --line-cream-soft: rgba(247,243,234,0.12);

  --serif: "Libre Baskerville", Georgia, "Times New Roman", serif;
  --sans:  "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  --wrap: 1140px;
  --gut: clamp(20px, 4.5vw, 56px);
}

*{ box-sizing:border-box; margin:0; padding:0; }
html{ scroll-behavior:smooth; -webkit-text-size-adjust:100%; }
body{
  font-family:var(--sans);
  background:var(--cream);
  color:var(--ink);
  font-size:16px;
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
}
img{ display:block; max-width:100%; }
a{ color:inherit; text-decoration:none; }
::selection{ background:var(--navy); color:var(--cream); }

.wrap{ max-width:var(--wrap); margin-inline:auto; padding-inline:var(--gut); }

section{ scroll-margin-top:76px; }

/* ---- type ---- */
h1,h2,h3{ font-family:var(--serif); color:var(--navy); font-weight:400; line-height:1.12; }
.eyebrow{
  font-family:var(--sans); font-size:.72rem; font-weight:600;
  letter-spacing:.22em; text-transform:uppercase; color:var(--brick);
}

/* number + rule that opens every section, memo-style */
.sec-head{
  display:flex; align-items:baseline; gap:16px;
  border-top:2px solid var(--navy);
  padding-top:14px; margin-bottom:clamp(26px, 4vw, 44px);
}
.sec-head .no{
  font-family:var(--serif); font-style:italic; font-size:1rem; color:var(--brick);
}
.sec-head .label{
  font-size:.72rem; font-weight:600; letter-spacing:.22em; text-transform:uppercase; color:var(--navy);
}
.sec-head .rule{ flex:1; border-bottom:1px solid var(--line-soft); transform:translateY(-4px); }
.sec-head .aside{ font-size:.78rem; color:var(--ink-soft); }

/* ---- links & buttons ---- */
.btn{
  display:inline-flex; align-items:center; gap:.55em;
  font-family:var(--sans); font-size:.85rem; font-weight:600; letter-spacing:.04em;
  padding:.85em 1.5em; border:1px solid transparent; cursor:pointer;
  transition:background .18s ease, color .18s ease, border-color .18s ease;
}
.btn .arr{ transition:transform .18s ease; }
.btn:hover .arr{ transform:translateX(3px); }
.btn--brick{ background:var(--brick); color:#fff; }
.btn--brick:hover{ background:var(--brick-deep); }
.btn--navy{ background:var(--navy); color:var(--cream); }
.btn--navy:hover{ background:var(--navy-deep); }
.btn--ghost-cream{ background:transparent; color:var(--cream); border-color:var(--line-cream); }
.btn--ghost-cream:hover{ border-color:var(--cream); }
.link-arrow{
  font-size:.85rem; font-weight:600; letter-spacing:.03em; color:var(--navy);
  border-bottom:1px solid var(--line); padding-bottom:2px;
  transition:color .18s ease, border-color .18s ease;
}
.link-arrow:hover{ color:var(--brick); border-color:var(--brick); }

/* ---- flag stripe motif (very top of page) ---- */
.flag-rule{
  height:6px;
  background:linear-gradient(to right, var(--navy) 0 22%, var(--brick) 22% 100%);
}

/* ============================================================
   HEADER
   ============================================================ */
.site-header{
  position:sticky; top:0; z-index:60;
  background:var(--cream);
  border-bottom:1px solid var(--line);
}
.site-header .bar{
  max-width:var(--wrap); margin-inline:auto; padding:0 var(--gut);
  display:flex; align-items:center; justify-content:space-between; gap:24px;
  height:70px;
}
.brand{ display:flex; align-items:center; gap:12px; }
.brand img{ height:26px; width:auto; }
.brand .brand-word{
  font-family:var(--serif); color:var(--navy); font-size:1.02rem; letter-spacing:.16em;
  text-transform:uppercase; font-weight:500; white-space:nowrap;
}
.nav{ display:flex; align-items:center; gap:clamp(14px, 2.4vw, 30px); }
.nav a{
  font-size:.78rem; font-weight:600; letter-spacing:.14em; text-transform:uppercase;
  color:var(--ink-soft); padding:6px 0; border-bottom:2px solid transparent;
  transition:color .15s ease, border-color .15s ease;
}
.nav a:hover{ color:var(--navy); }
.nav a.active{ color:var(--navy); border-bottom-color:var(--brick); }
.nav .nav-mail{ color:var(--brick); text-transform:none; letter-spacing:.02em; font-size:.8rem; }
.menu-btn{ display:none; }

/* ============================================================
   HERO
   ============================================================ */
.hero{ padding:clamp(44px, 7vw, 84px) 0 0; }
.hero h1{
  font-size:clamp(2rem, 4.6vw, 3.4rem);
  max-width:21ch; letter-spacing:-.01em;
  margin:.35em 0 .5em;
}
.hero .sub{
  max-width:62ch; color:var(--ink); font-size:1.02rem;
}
.hero .actions{
  display:flex; flex-wrap:wrap; align-items:center; gap:22px;
  margin-top:clamp(22px, 3vw, 32px);
}

/* stat strip — double-ruled, tabular */
.stats{
  margin-top:clamp(36px, 5.5vw, 60px);
  border-top:2px solid var(--navy);
  border-bottom:1px solid var(--line);
  position:relative;
}
.stats::after{
  content:""; position:absolute; top:3px; left:0; right:0;
  border-top:1px solid var(--line-soft);
}
.stats .row{
  display:grid; grid-template-columns:repeat(5, 1fr);
}
.stats .cell{
  padding:20px 18px 18px 18px;
  border-left:1px solid var(--line-soft);
}
.stats .cell:first-child{ border-left:none; padding-left:0; }
.stats b{
  display:block; font-family:var(--serif); font-weight:400;
  font-size:clamp(1.5rem, 2.6vw, 2.1rem); color:var(--navy); line-height:1;
}
.stats b sup{ font-size:.55em; color:var(--brick); }
.stats span{
  display:block; margin-top:6px; font-size:.7rem; font-weight:600;
  letter-spacing:.14em; text-transform:uppercase; color:var(--ink-soft);
}

/* ============================================================
   SECTION SHELL
   ============================================================ */
.sec{ padding:clamp(48px, 7vw, 92px) 0 0; }

/* ---- the firm ---- */
.firm-grid{
  display:grid; grid-template-columns:minmax(0,5fr) minmax(0,7fr);
  gap:clamp(28px, 5vw, 72px);
}
.firm-grid h2{ font-size:clamp(1.7rem, 3.2vw, 2.5rem); max-width:14ch; }
.firm-grid .body p{ margin-bottom:1.1em; }
.firm-grid .body p:last-child{ margin-bottom:0; }
.firm-grid .body strong{ color:var(--navy); font-weight:600; }

.principles{ margin-top:clamp(30px, 5vw, 52px); }
.principle{
  display:grid; grid-template-columns:64px minmax(0,4fr) minmax(0,7fr);
  gap:18px; align-items:baseline;
  border-top:1px solid var(--line-soft);
  padding:18px 0;
}
.principle:last-child{ border-bottom:1px solid var(--line-soft); }
.principle .pnum{
  font-family:var(--serif); font-style:italic; color:var(--brick); font-size:.95rem;
}
.principle h3{ font-size:1.15rem; }
.principle p{ font-size:.94rem; color:var(--ink-soft); }

/* ============================================================
   PORTFOLIO LEDGER
   ============================================================ */
.portfolio-intro{
  display:flex; flex-wrap:wrap; align-items:baseline; justify-content:space-between; gap:12px;
  margin-bottom:clamp(20px, 3vw, 32px);
}
.portfolio-intro h2{ font-size:clamp(1.7rem, 3.2vw, 2.5rem); }
.portfolio-intro p{ font-size:.94rem; color:var(--ink-soft); max-width:46ch; }

.ledger-head{
  display:grid;
  grid-template-columns:minmax(0,3.2fr) minmax(0,2.2fr) minmax(0,1.8fr) minmax(0,1.2fr) 128px;
  gap:18px; padding:0 0 10px;
  border-bottom:1px solid var(--line);
  font-size:.68rem; font-weight:600; letter-spacing:.16em; text-transform:uppercase;
  color:var(--ink-soft);
}
.prop{
  display:grid;
  grid-template-columns:minmax(0,3.2fr) minmax(0,2.2fr) minmax(0,1.8fr) minmax(0,1.2fr) 128px;
  grid-template-areas:
    "name loc anchor size media"
    "desc loc anchor size media";
  gap:6px 18px; align-items:start;
  padding:20px 0;
  border-bottom:1px solid var(--line-soft);
}
.prop .name{ grid-area:name; }
.prop .meta-wrap{ display:contents; }
.prop .col--loc{ grid-area:loc; }
.prop .col--anchor{ grid-area:anchor; }
.prop .col--size{ grid-area:size; }
.prop .desc-col{ grid-area:desc; }
.prop .media{ grid-area:media; }
.prop h3{ font-size:1.3rem; line-height:1.15; }
.prop .desc{ margin-top:2px; font-size:.88rem; color:var(--ink-soft); max-width:44ch; }
.prop .col{ font-size:.92rem; color:var(--ink); padding-top:5px; }
.prop .col .k{
  display:none; font-size:.65rem; font-weight:600; letter-spacing:.14em;
  text-transform:uppercase; color:var(--ink-soft); margin-bottom:2px;
}
.prop .avail-link{
  color:var(--brick-deep); font-weight:600;
  border-bottom:1px solid rgba(168,69,44,.35);
  transition:border-color .15s ease;
}
.prop .avail-link:hover{ border-bottom-color:var(--brick-deep); }
.prop .media{
  position:relative; cursor:zoom-in; overflow:hidden; justify-self:end;
}
.prop .media img{
  width:128px; height:88px; object-fit:cover;
  filter:saturate(.92);
  transition:transform .25s ease;
}
.prop .media:hover img{ transform:scale(1.04); }
.prop .media .count{
  position:absolute; right:0; bottom:0;
  background:var(--navy); color:var(--cream);
  font-size:.62rem; font-weight:600; letter-spacing:.08em;
  padding:3px 7px;
}
.ledger-foot{
  display:flex; flex-wrap:wrap; justify-content:space-between; align-items:baseline; gap:14px;
  padding-top:14px; font-size:.8rem; color:var(--ink-soft);
}

/* ============================================================
   NAVY BAND — FOR SELLERS
   ============================================================ */
.sellers{
  margin-top:clamp(48px, 7vw, 92px);
  background:var(--navy); color:var(--cream);
  padding:clamp(44px, 6vw, 76px) 0;
  border-top:6px solid var(--brick);
}
.sellers .eyebrow{ color:#E0937D; }
.sellers h2{
  color:var(--cream); font-size:clamp(1.7rem, 3.2vw, 2.5rem); margin:.35em 0 .45em;
}
.sellers .lead{ max-width:58ch; color:rgba(247,243,234,.82); font-size:.98rem; }
.sellers .reasons{
  display:grid; grid-template-columns:repeat(3, 1fr);
  gap:clamp(20px, 3vw, 40px);
  margin-top:clamp(28px, 4vw, 44px);
}
.sellers .reason{
  border-top:1px solid var(--line-cream);
  padding-top:14px;
}
.sellers .reason .pnum{
  font-family:var(--serif); font-style:italic; color:#E0937D;
  font-size:.9rem; display:block; margin-bottom:6px;
}
.sellers .reason h3{ color:var(--cream); font-size:1.08rem; margin-bottom:.35em; }
.sellers .reason p{ font-size:.88rem; color:rgba(247,243,234,.72); }
.sellers .act{ margin-top:clamp(26px, 4vw, 40px); display:flex; flex-wrap:wrap; gap:16px; align-items:center; }

/* ============================================================
   PRINCIPALS
   ============================================================ */
.principal{
  display:grid; grid-template-columns:minmax(0,4fr) minmax(0,8fr);
  gap:clamp(20px, 4vw, 56px);
  border-top:1px solid var(--line-soft);
  padding:clamp(22px, 3vw, 34px) 0;
}
.principal:last-of-type{ border-bottom:1px solid var(--line-soft); }
.principal h3{ font-size:clamp(1.3rem, 2.2vw, 1.7rem); }
.principal .role{
  margin-top:6px; font-size:.72rem; font-weight:600;
  letter-spacing:.16em; text-transform:uppercase; color:var(--brick);
}
.principal .bio p{ font-size:.94rem; margin-bottom:.9em; }
.principal .bio a{
  color:var(--brick-deep); font-weight:600;
  border-bottom:1px solid rgba(168,69,44,.35);
  transition:border-color .15s ease;
}
.principal .bio a:hover{ border-bottom-color:var(--brick-deep); }
.principal .bio p:last-child{ margin-bottom:0; }
.principals-lead{ max-width:66ch; margin-bottom:clamp(24px, 4vw, 40px); font-size:1rem; }

/* ============================================================
   CONTACT
   ============================================================ */
.contact-grid{
  display:grid; grid-template-columns:minmax(0,6fr) minmax(0,5fr);
  gap:clamp(30px, 5vw, 72px);
}
.contact-grid h2{ font-size:clamp(1.7rem, 3.2vw, 2.4rem); margin-bottom:.6em; max-width:16ch; }
.paths{ border-top:1px solid var(--line); }
.path{
  display:grid; grid-template-columns:minmax(0,5fr) minmax(0,7fr);
  gap:14px; padding:16px 0;
  border-bottom:1px solid var(--line-soft);
  align-items:baseline;
}
.path .who{
  font-size:.72rem; font-weight:600; letter-spacing:.16em; text-transform:uppercase;
  color:var(--navy);
}
.path .how{ font-size:.9rem; color:var(--ink-soft); }
.path .how a{ color:var(--brick-deep); font-weight:600; border-bottom:1px solid transparent; }
.path .how a:hover{ border-bottom-color:var(--brick-deep); }

/* form */
form .field{ margin-bottom:16px; }
form label{
  display:block; font-size:.68rem; font-weight:600; letter-spacing:.16em;
  text-transform:uppercase; color:var(--ink-soft); margin-bottom:6px;
}
form input, form textarea{
  width:100%; font-family:var(--sans); font-size:.95rem; color:var(--ink);
  background:var(--paper); border:1px solid var(--line);
  padding:.75em .9em; outline:none; border-radius:0;
  transition:border-color .15s ease;
}
form input:focus, form textarea:focus{ border-color:var(--navy); }
form textarea{ min-height:120px; resize:vertical; }
form ::placeholder{ color:#9AA3AD; }
.form-note{ margin-top:12px; font-size:.78rem; color:var(--ink-soft); }
.form-note a{ color:var(--brick-deep); font-weight:600; }

/* ============================================================
   FOOTER
   ============================================================ */
.site-footer{
  margin-top:clamp(48px, 7vw, 92px);
  background:var(--navy); color:var(--cream);
  border-top:6px solid var(--brick);
  padding:clamp(36px, 5vw, 56px) 0 28px;
}
.footer-top{
  display:grid; grid-template-columns:minmax(0,6fr) minmax(0,3fr) minmax(0,3fr);
  gap:clamp(24px, 4vw, 56px);
  padding-bottom:28px;
  border-bottom:1px solid var(--line-cream-soft);
}
.footer-brand .wordmark{
  font-family:var(--serif); letter-spacing:.16em; text-transform:uppercase;
  font-size:1.05rem; margin-bottom:12px;
}
.footer-brand p{ font-size:.85rem; color:rgba(247,243,234,.66); max-width:44ch; }
.footer-col h4{
  font-size:.68rem; font-weight:600; letter-spacing:.18em; text-transform:uppercase;
  color:rgba(247,243,234,.5); margin-bottom:12px;
}
.footer-col a{
  display:block; font-size:.88rem; color:rgba(247,243,234,.82);
  padding:3px 0; transition:color .15s ease;
}
.footer-col a:hover{ color:#fff; }
.footer-bottom{
  display:flex; flex-wrap:wrap; justify-content:space-between; gap:10px;
  padding-top:18px; font-size:.75rem; color:rgba(247,243,234,.5);
}

/* ============================================================
   LIGHTBOX
   ============================================================ */
.lightbox{
  position:fixed; inset:0; z-index:100; display:none;
  align-items:center; justify-content:center;
  background:rgba(10,25,45,.94);
  padding:4vmin;
}
.lightbox.show{ display:flex; }
.lightbox img{ max-width:92vw; max-height:88vh; object-fit:contain; }
.lightbox__close{
  position:absolute; top:14px; right:20px; z-index:2;
  background:none; border:none; color:var(--cream); font-size:2.2rem; cursor:pointer; line-height:1;
}
.lightbox__nav{
  position:absolute; top:50%; transform:translateY(-50%); z-index:2;
  background:none; border:1px solid var(--line-cream); color:var(--cream);
  font-size:1.6rem; width:48px; height:48px; cursor:pointer;
  transition:background .15s ease;
}
.lightbox__nav:hover{ background:rgba(247,243,234,.12); }
.lightbox__nav.prev{ left:16px; }
.lightbox__nav.next{ right:16px; }

/* ============================================================
   REVEAL
   ============================================================ */
.reveal{ opacity:0; transform:translateY(14px); transition:opacity .55s ease, transform .55s ease; }
.reveal.in{ opacity:1; transform:none; }
.reveal[data-d="1"]{ transition-delay:.08s; }
.reveal[data-d="2"]{ transition-delay:.16s; }
.reveal[data-d="3"]{ transition-delay:.24s; }
@media (prefers-reduced-motion: reduce){
  html{ scroll-behavior:auto; }
  .reveal{ opacity:1; transform:none; transition:none; }
}

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media (max-width: 980px){
  .stats .row{ grid-template-columns:repeat(3, 1fr); }
  .stats .cell{ padding-top:16px; padding-bottom:14px; }
  .stats .cell:nth-child(4){ border-left:none; padding-left:0; }
  .firm-grid{ grid-template-columns:1fr; }
  .principle{ grid-template-columns:48px 1fr; }
  .principle p{ grid-column:2; }
  .sellers .reasons{ grid-template-columns:1fr; gap:0; }
  .sellers .reason{ padding:14px 0; }
  .contact-grid{ grid-template-columns:1fr; }
}

@media (max-width: 860px){
  /* ledger stacks to cards */
  .ledger-head{ display:none; }
  .prop{
    grid-template-columns:minmax(0,1fr) 128px;
    grid-template-areas:
      "name media"
      "meta media"
      "desc desc";
    row-gap:10px;
  }
  .prop .meta-wrap{
    grid-area:meta; display:flex; flex-wrap:wrap; gap:6px 22px;
  }
  .prop .col{ padding-top:0; }
  .prop .col .k{ display:block; }
  .prop .desc{ margin-top:0; max-width:none; }
}

@media (max-width: 760px){
  .site-header .bar{ height:62px; }
  .brand img{ height:22px; }
  .brand .brand-word{ font-size:.9rem; letter-spacing:.12em; }
  .nav{
    position:fixed; inset:62px 0 0 0; z-index:59;
    flex-direction:column; align-items:flex-start; gap:0;
    background:var(--cream); padding:18px var(--gut);
    display:none; overflow-y:auto;
  }
  .nav.open{ display:flex; }
  .nav a{
    width:100%; padding:16px 0; font-size:1rem;
    border-bottom:1px solid var(--line-soft);
  }
  .nav a.active{ border-bottom-color:var(--line-soft); color:var(--brick); }
  .menu-btn{
    display:flex; flex-direction:column; justify-content:center; gap:5px;
    background:none; border:none; cursor:pointer; padding:8px;
  }
  .menu-btn span{
    display:block; width:22px; height:2px; background:var(--navy);
    transition:transform .2s ease, opacity .2s ease;
  }
  .menu-btn.open span:nth-child(1){ transform:translateY(7px) rotate(45deg); }
  .menu-btn.open span:nth-child(2){ opacity:0; }
  .menu-btn.open span:nth-child(3){ transform:translateY(-7px) rotate(-45deg); }

  .principal{ grid-template-columns:1fr; gap:12px; }
  .path{ grid-template-columns:1fr; gap:4px; }
  .footer-top{ grid-template-columns:1fr; }
}

@media (max-width: 560px){
  .stats .row{ grid-template-columns:repeat(2, 1fr); }
  .stats .cell{ border-left:none; padding-left:0; }
  .stats .cell:nth-child(even){ border-left:1px solid var(--line-soft); padding-left:16px; }
  .prop{
    grid-template-columns:1fr;
    grid-template-areas:"name" "meta" "desc" "media";
  }
  .prop .media{ justify-self:stretch; }
  .prop .media img{ width:100%; height:170px; }
}