/* ==========================================================================
   V6 CAROLINA
   ========================================================================== */

:root {
  --red:        #ED1C24;
  --red-dark:   #C41219;
  --red-soft:   #FEECED;
  --ink:        #14171C;
  --ink-2:      #3A414B;
  --muted:      #6B7480;
  --line:       #E3E1DD;
  --paper:      #FFFFFF;
  --sand:       #F7F5F2;
  --radius:     14px;
  --shadow:     0 1px 2px rgba(20,23,28,.05), 0 8px 24px rgba(20,23,28,.06);
  --shadow-lg:  0 2px 4px rgba(20,23,28,.06), 0 18px 44px rgba(20,23,28,.12);
  --sans: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
  --head: "Barlow Condensed", "Oswald", "Arial Narrow", var(--sans);
  --wrap: 1140px;
}

*, *::before, *::after { box-sizing: border-box; }

html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }

body {
  margin: 0;
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.65;
  color: var(--ink-2);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
}

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

a { color: var(--red); }

h1, h2, h3, h4 {
  font-family: var(--head);
  color: var(--ink);
  line-height: 1.06;
  letter-spacing: .005em;
  margin: 0 0 .5em;
  font-weight: 700;
}

h1 { font-size: clamp(2.6rem, 6.2vw, 4.6rem); text-transform: uppercase; }
h2 { font-size: clamp(2rem, 4vw, 3rem); text-transform: uppercase; }
h3 { font-size: 1.5rem; }

p { margin: 0 0 1.1em; }

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 24px; }

.eyebrow {
  font-family: var(--head);
  text-transform: uppercase;
  letter-spacing: .16em;
  font-size: .95rem;
  font-weight: 600;
  color: var(--red);
  margin: 0 0 .6rem;
  display: flex;
  align-items: center;
  gap: .7rem;
}
.eyebrow::before {
  content: "";
  width: 28px; height: 3px;
  background: var(--red);
  display: inline-block;
}
.eyebrow.center { justify-content: center; }

.lede { font-size: 1.16rem; color: var(--ink-2); max-width: 62ch; }

/* ------------------------------------------------------------- buttons -- */
.btn {
  display: inline-flex;
  align-items: center;
  gap: .55rem;
  font-family: var(--head);
  font-size: 1.12rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: .06em;
  padding: .78rem 1.6rem;
  border-radius: 6px;
  border: 2px solid transparent;
  text-decoration: none;
  cursor: pointer;
  transition: transform .12s ease, background .18s ease, color .18s ease, border-color .18s ease;
}
.btn:active { transform: translateY(1px); }

.btn-red { background: var(--red); color: #fff; }
.btn-red:hover { background: var(--red-dark); }

.btn-ghost { border-color: rgba(255,255,255,.55); color: #fff; }
.btn-ghost:hover { background: #fff; color: var(--ink); border-color: #fff; }

.btn-outline { border-color: var(--ink); color: var(--ink); }
.btn-outline:hover { background: var(--ink); color: #fff; }

/* -------------------------------------------------------------- header -- */
.site-header {
  position: sticky;
  top: 0;
  z-index: 60;
  background: rgba(255,255,255,.94);
  backdrop-filter: saturate(180%) blur(12px);
  border-bottom: 1px solid transparent;
  transition: border-color .2s ease, box-shadow .2s ease;
}
.site-header.is-stuck {
  border-bottom-color: var(--line);
  box-shadow: 0 6px 20px rgba(20,23,28,.06);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
  min-height: 78px;
}

.brand { display: flex; align-items: center; gap: .7rem; text-decoration: none; }
.brand-mark {
  height: 40px;
  width: auto;
  display: block;
}
.brand-name {
  font-family: var(--head);
  font-size: 1.6rem;
  font-weight: 700;
  color: var(--ink);
  text-transform: uppercase;
  line-height: 1;
}
.brand-sub {
  display: block;
  font-family: var(--sans);
  font-size: .64rem;
  font-weight: 600;
  letter-spacing: .17em;
  color: var(--muted);
  text-transform: uppercase;
  margin-top: 3px;
}

.nav-menu { display: flex; align-items: center; gap: .35rem; }
.nav-menu a {
  font-family: var(--head);
  font-size: 1.1rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: .05em;
  color: var(--ink);
  text-decoration: none;
  padding: .45rem .85rem;
  border-radius: 6px;
}
.nav-menu a:hover { background: var(--sand); color: var(--red); }
.nav-menu a.active { color: var(--red); }
.nav-menu a.active::after {
  content: "";
  display: block;
  height: 3px;
  background: var(--red);
  border-radius: 2px;
  margin-top: 2px;
}
.nav-menu .btn { margin-left: .6rem; padding: .6rem 1.2rem; font-size: 1rem; }
.nav-menu .btn.active::after { display: none; }
.nav-menu .btn:hover { background: var(--red-dark); color: #fff; }

.nav-toggle {
  display: none;
  background: none;
  border: 1px solid var(--line);
  border-radius: 8px;
  padding: .55rem .7rem;
  cursor: pointer;
}
.nav-toggle span {
  display: block;
  width: 22px; height: 2px;
  background: var(--ink);
  margin: 4px 0;
  border-radius: 2px;
}

/* ---------------------------------------------------------------- hero -- */
.hero {
  position: relative;
  color: #fff;
  background: var(--ink);
  overflow: hidden;
}
.hero::before {
  content: "";
  position: absolute; inset: 0;
  background: url("../images/header.jpg") center 40% / cover no-repeat;
  opacity: .30;
  filter: grayscale(.3);
}
.hero::after {
  content: "";
  position: absolute; inset: 0;
  background:
    linear-gradient(105deg, rgba(20,23,28,.94) 0%, rgba(20,23,28,.72) 46%, rgba(200,18,25,.55) 100%);
}
.hero-inner {
  position: relative;
  z-index: 2;
  padding: clamp(4.5rem, 11vw, 8.5rem) 0 clamp(3.5rem, 8vw, 6rem);
  max-width: 780px;
}
.hero h1 { color: #fff; margin-bottom: .35em; }
.hero h1 .accent { color: #fff; position: relative; white-space: nowrap; }
.hero h1 .accent::after {
  content: "";
  position: absolute;
  left: 0; right: 0; bottom: .08em;
  height: .12em;
  background: var(--red);
  z-index: -1;
}
.hero .eyebrow { color: #fff; }
.hero .eyebrow::before { background: var(--red); width: 34px; height: 4px; }
.hero p { color: rgba(255,255,255,.86); font-size: 1.2rem; max-width: 58ch; }
.hero-actions { display: flex; flex-wrap: wrap; gap: .8rem; margin-top: 2rem; }

/* strip of counties under hero */
.counties {
  position: relative;
  z-index: 2;
  background: var(--red);
  color: #fff;
}
.counties .wrap {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: .5rem 2rem;
  padding-top: .95rem;
  padding-bottom: .95rem;
  font-family: var(--head);
  text-transform: uppercase;
  letter-spacing: .11em;
  font-size: 1rem;
  font-weight: 600;
}
.counties strong { font-weight: 700; opacity: .72; }
.counties ul { display: flex; flex-wrap: wrap; gap: .5rem 1.6rem; list-style: none; margin: 0; padding: 0; }

/* -------------------------------------------------------------- section -- */
.section { padding: clamp(3.5rem, 8vw, 6.5rem) 0; }
.section-sand { background: var(--sand); }
.section-head { max-width: 66ch; margin-bottom: 3rem; }
.section-head.center { margin-left: auto; margin-right: auto; text-align: center; }

/* ----------------------------------------------------------- categories -- */
.cats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.4rem; }
.cat {
  position: relative;
  display: block;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 2rem 1.8rem 1.7rem;
  text-decoration: none;
  color: inherit;
  overflow: hidden;
  transition: transform .18s ease, box-shadow .18s ease, border-color .18s ease;
}
.cat::before {
  content: "";
  position: absolute; left: 0; top: 0; bottom: 0;
  width: 5px;
  background: var(--red);
  transform: scaleY(0);
  transform-origin: top;
  transition: transform .25s ease;
}
.cat:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); border-color: transparent; }
.cat:hover::before { transform: scaleY(1); }
.cat h3 { margin-bottom: .35rem; text-transform: uppercase; font-size: 1.7rem; }
.cat p { font-size: .97rem; color: var(--muted); margin-bottom: 1.2rem; }
.cat-count {
  display: inline-block;
  font-family: var(--head);
  font-size: .95rem;
  font-weight: 600;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--red);
  background: var(--red-soft);
  padding: .3rem .75rem;
  border-radius: 999px;
}
.cat-arrow {
  position: absolute;
  right: 1.6rem; bottom: 1.6rem;
  font-size: 1.4rem;
  color: var(--red);
  transition: transform .2s ease;
}
.cat:hover .cat-arrow { transform: translateX(5px); }

/* -------------------------------------------------------------- pillars -- */
.pillars { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2.4rem; }
.pillar-num {
  font-family: var(--head);
  font-size: 3.2rem;
  font-weight: 700;
  color: var(--red);
  line-height: 1;
  display: block;
  margin-bottom: .3rem;
}
.pillar h3 { text-transform: uppercase; font-size: 1.35rem; }
.pillar p { color: var(--muted); font-size: .99rem; margin: 0; }

/* ---------------------------------------------------------- page header -- */
.page-head {
  background: var(--ink);
  color: #fff;
  padding: clamp(3rem, 7vw, 4.6rem) 0 clamp(2.6rem, 6vw, 3.8rem);
  position: relative;
  overflow: hidden;
}
.page-head::after {
  content: "";
  position: absolute;
  right: -80px; top: -80px;
  width: 340px; height: 340px;
  background: var(--red);
  opacity: .17;
  border-radius: 50%;
}
.page-head h1 { color: #fff; margin-bottom: .3em; }
.page-head p { color: rgba(255,255,255,.82); max-width: 60ch; margin: 0; font-size: 1.1rem; }
.page-head .wrap { position: relative; z-index: 2; }

/* --------------------------------------------------------------- cards -- */
.grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(340px, 1fr));
  gap: 1.8rem;
}

.card {
  display: flex;
  flex-direction: column;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
  transition: transform .18s ease, box-shadow .18s ease;
}
.card:hover { transform: translateY(-3px); box-shadow: var(--shadow-lg); }
.card.is-gone { opacity: .62; }
.card.is-gone .card-media img { filter: grayscale(1); }

.card-media { position: relative; aspect-ratio: 4 / 3; background: var(--sand); }
.card-media img { width: 100%; height: 100%; object-fit: cover; }
.card-media-empty {
  width: 100%; height: 100%;
  display: grid; place-items: center;
  background: repeating-linear-gradient(45deg, #F0EEEA 0 12px, #F7F5F2 12px 24px);
}
.card-media-empty span {
  font-family: var(--head);
  font-size: 2.6rem;
  font-weight: 700;
  color: #D6D2CC;
  letter-spacing: .05em;
}

.status {
  position: absolute;
  top: .9rem; left: .9rem;
  font-family: var(--head);
  font-size: .88rem;
  font-weight: 600;
  letter-spacing: .11em;
  text-transform: uppercase;
  padding: .3rem .7rem;
  border-radius: 4px;
  color: #fff;
  background: var(--ink);
}
.status-available { background: var(--red); }
.status-pending   { background: #B26B00; }
.status-occupied  { background: #2F5D8A; }
.status-sold,
.status-rented    { background: var(--ink); }

.card-body { padding: 1.5rem 1.5rem 1.4rem; display: flex; flex-direction: column; flex: 1; }
.card-head h3 { margin: 0 0 .15rem; text-transform: uppercase; font-size: 1.42rem; }
.card-city {
  margin: 0 0 .9rem;
  font-size: .88rem;
  font-weight: 600;
  letter-spacing: .07em;
  text-transform: uppercase;
  color: var(--muted);
}
.card-price {
  font-family: var(--head);
  font-size: 2rem;
  font-weight: 700;
  color: var(--red);
  line-height: 1;
  margin: 0 0 1rem;
}
.card-specs {
  list-style: none;
  display: flex;
  flex-wrap: wrap;
  gap: .4rem;
  margin: 0 0 1rem;
  padding: 0;
}
.card-specs li {
  font-size: .82rem;
  font-weight: 600;
  letter-spacing: .03em;
  background: var(--sand);
  border: 1px solid var(--line);
  color: var(--ink-2);
  padding: .25rem .62rem;
  border-radius: 999px;
}
.card-body-text { font-size: .96rem; color: var(--muted); margin: 0 0 1.2rem; }
.card-foot {
  margin-top: auto;
  padding-top: 1rem;
  border-top: 1px solid var(--line);
  display: flex;
  align-items: center;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: .6rem;
}
.tag {
  font-family: var(--head);
  font-size: .88rem;
  font-weight: 600;
  letter-spacing: .09em;
  text-transform: uppercase;
  padding: .25rem .65rem;
  border-radius: 4px;
}
.tag-finance { background: var(--red-soft); color: var(--red-dark); }
.card-map {
  font-size: .9rem;
  font-weight: 600;
  text-decoration: none;
  margin-left: auto;
}
.card-map:hover { text-decoration: underline; }

.empty {
  grid-column: 1 / -1;
  text-align: center;
  border: 2px dashed var(--line);
  border-radius: var(--radius);
  padding: 4rem 2rem;
  background: var(--sand);
}
.empty h3 { text-transform: uppercase; }
.empty p { max-width: 48ch; margin: 0 auto 1.6rem; color: var(--muted); }

/* ----------------------------------------------------------------- CTA -- */
.cta {
  background: var(--red);
  color: #fff;
  text-align: center;
  padding: clamp(3.2rem, 7vw, 5rem) 0;
}
.cta h2 { color: #fff; }
.cta p { color: rgba(255,255,255,.9); max-width: 56ch; margin: 0 auto 1.8rem; font-size: 1.12rem; }
.cta .btn-ghost:hover { color: var(--red); }

/* ------------------------------------------------------------- contact -- */
.contact-layout {
  display: grid;
  grid-template-columns: 1fr 1.15fr;
  gap: 3.5rem;
  align-items: start;
}
.info-block { margin-bottom: 2rem; }
.info-block h3 {
  font-size: 1rem;
  font-family: var(--sans);
  text-transform: uppercase;
  letter-spacing: .14em;
  color: var(--muted);
  margin-bottom: .45rem;
}
.info-block .big {
  font-family: var(--head);
  font-size: 1.9rem;
  font-weight: 700;
  color: var(--ink);
  text-decoration: none;
  line-height: 1.15;
  display: block;
}
.info-block .big:hover { color: var(--red); }
.info-block address { font-style: normal; font-size: 1.12rem; color: var(--ink-2); }

.form-card {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 2.2rem;
  box-shadow: var(--shadow);
}
.field { margin-bottom: 1.15rem; }
.field label {
  display: block;
  font-size: .82rem;
  font-weight: 600;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--ink);
  margin-bottom: .4rem;
}
.field input,
.field select,
.field textarea {
  width: 100%;
  font: inherit;
  font-size: 1rem;
  color: var(--ink);
  padding: .8rem .9rem;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: #fff;
  transition: border-color .15s ease, box-shadow .15s ease;
}
.field textarea { min-height: 140px; resize: vertical; }
.field input:focus,
.field select:focus,
.field textarea:focus {
  outline: none;
  border-color: var(--red);
  box-shadow: 0 0 0 3px var(--red-soft);
}
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.15rem; }
.hp { position: absolute; left: -9999px; }

.form-note { font-size: .86rem; color: var(--muted); margin: 1rem 0 0; }

.alert {
  border-radius: 8px;
  padding: 1rem 1.15rem;
  margin-bottom: 1.6rem;
  font-size: .97rem;
  border-left: 4px solid;
}
.alert-ok  { background: #EDF7EE; border-color: #2E7D32; color: #1B4E1F; }
.alert-bad { background: var(--red-soft); border-color: var(--red); color: var(--red-dark); }

.map-embed {
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
  line-height: 0;
}
.map-embed iframe { width: 100%; height: 380px; border: 0; }

/* --------------------------------------------------------------- footer -- */
.site-footer {
  background: var(--ink);
  color: rgba(255,255,255,.72);
  padding: 3.6rem 0 0;
  font-size: .95rem;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.6fr 1fr 1.4fr;
  gap: 2.5rem;
  padding-bottom: 2.6rem;
}
.site-footer h4 {
  color: #fff;
  font-size: .9rem;
  font-family: var(--sans);
  text-transform: uppercase;
  letter-spacing: .14em;
  margin-bottom: 1rem;
}
.site-footer a { color: rgba(255,255,255,.78); text-decoration: none; }
.site-footer a:hover { color: #fff; }
.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin-bottom: .5rem; }
.footer-brand { display: flex; align-items: center; gap: .7rem; margin-bottom: 1.1rem; }
.footer-brand .brand-name { color: #fff; }
.footer-brand .brand-mark { height: 34px; }
.footer-llc {
  font-size: .78rem;
  line-height: 1.7;
  color: rgba(255,255,255,.5);
  text-transform: uppercase;
  letter-spacing: .07em;
}
.footer-bar {
  border-top: 1px solid rgba(255,255,255,.13);
  padding: 1.4rem 0;
  display: flex;
  flex-wrap: wrap;
  gap: .6rem 1.5rem;
  justify-content: space-between;
  font-size: .84rem;
  color: rgba(255,255,255,.5);
}
.disclaimer {
  background: rgba(255,255,255,.05);
  border-left: 3px solid var(--red);
  padding: .9rem 1.1rem;
  font-size: .84rem;
  line-height: 1.6;
  border-radius: 0 6px 6px 0;
}

/* ---------------------------------------------------------- responsive -- */
@media (max-width: 940px) {
  .cats, .pillars { grid-template-columns: 1fr; }
  .pillars { gap: 2rem; }
  .contact-layout { grid-template-columns: 1fr; gap: 2.5rem; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 760px) {
  body { font-size: 16px; }
  .nav-toggle { display: block; }
  .nav-menu {
    display: none;
    position: absolute;
    top: 100%; left: 0; right: 0;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    background: #fff;
    border-top: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
    padding: .6rem 24px 1.1rem;
    box-shadow: 0 14px 28px rgba(20,23,28,.1);
  }
  .nav-menu.is-open { display: flex; }
  .nav-menu a { padding: .8rem .2rem; font-size: 1.25rem; }
  .nav-menu a.active::after { display: none; }
  .nav-menu .btn { margin: .7rem 0 0; justify-content: center; padding: .8rem; }
  .grid { grid-template-columns: 1fr; }
  .field-row { grid-template-columns: 1fr; }
  .form-card { padding: 1.5rem; }
  .footer-grid { grid-template-columns: 1fr; gap: 2rem; }
  .counties .wrap { font-size: .88rem; }
}

@media (prefers-reduced-motion: reduce) {
  * { animation: none !important; transition: none !important; scroll-behavior: auto !important; }
}

/* --------------------------------------------------------- areas + faq -- */
.areas { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.6rem; }
.area {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.4rem 1.5rem;
}
.area h3 { text-transform: uppercase; font-size: 1.25rem; margin: 0 0 .4rem; }
.area p { color: var(--muted); font-size: .97rem; margin: 0; }

.faq { max-width: 760px; }
.faq details { border-top: 1px solid var(--line); }
.faq details:last-child { border-bottom: 1px solid var(--line); }
.faq summary {
  cursor: pointer;
  list-style: none;
  padding: 1.1rem 2.4rem 1.1rem 0;
  position: relative;
  font-family: var(--head);
  font-size: 1.32rem;
  font-weight: 600;
  text-transform: uppercase;
  color: var(--ink);
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after {
  content: "+";
  position: absolute; right: .2rem; top: 50%;
  transform: translateY(-50%);
  font-size: 1.6rem; color: var(--red); line-height: 1;
}
.faq details[open] summary::after { content: "\2013"; }
.faq details p { margin: 0 0 1.2rem; max-width: 66ch; }

/* intro copy on listing pages */
.intro { max-width: 70ch; margin-bottom: 2.6rem; }
.intro p { margin: 0 0 .9rem; }
.intro p:last-child { margin-bottom: 0; }

@media (max-width: 900px) { .areas { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .areas { grid-template-columns: 1fr; } }