/* Arcus Real Estate Group New England. v2 revision. */
   Brand colors from arcusregroup.com: navy, gold, silver, ink.
   Type: Montserrat and Inter, self-hosted. */

@font-face {
  font-family: Inter;
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url("../fonts/inter-latin-400-normal.woff2") format("woff2");
}

@font-face {
  font-family: Inter;
  font-style: normal;
  font-weight: 500;
  font-display: swap;
  src: url("../fonts/inter-latin-500-normal.woff2") format("woff2");
}

@font-face {
  font-family: Inter;
  font-style: normal;
  font-weight: 600;
  font-display: swap;
  src: url("../fonts/inter-latin-600-normal.woff2") format("woff2");
}

@font-face {
  font-family: Montserrat;
  font-style: normal;
  font-weight: 500;
  font-display: swap;
  src: url("../fonts/montserrat-latin-500-normal.woff2") format("woff2");
}

@font-face {
  font-family: Montserrat;
  font-style: normal;
  font-weight: 600;
  font-display: swap;
  src: url("../fonts/montserrat-latin-600-normal.woff2") format("woff2");
}

@font-face {
  font-family: Montserrat;
  font-style: normal;
  font-weight: 700;
  font-display: swap;
  src: url("../fonts/montserrat-latin-700-normal.woff2") format("woff2");
}

:root {
  --navy: #24305c;
  --navy-deep: #1a2346;
  --gold: #b8955a;
  --gold-deep: #876830;
  --gold-soft: #cdb07a;
  --silver: #c7cdd6;
  --ivory: #f6f3ec;
  --paper: #fbfaf6;
  --ink: #0e1a2b;
  --muted: #4f596a;
  --line: #dcd8ce;
  --on-navy: #f6f3ec;
  --max: 1120px;
  --top-offset: 118px;
  color-scheme: light;
}

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

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--ivory);
  color: var(--ink);
  font-family: Inter, "Helvetica Neue", Arial, sans-serif;
  font-size: 1.0625rem;
  font-weight: 400;
  line-height: 1.65;
}

img,
svg {
  max-width: 100%;
  height: auto;
}

a {
  color: var(--navy);
  text-underline-offset: 3px;
}

a:hover {
  color: var(--gold-deep);
}

:focus-visible {
  outline: 2px solid var(--gold-deep);
  outline-offset: 3px;
}

.site-top :focus-visible,
.band-navy :focus-visible,
.hero :focus-visible,
.site-footer :focus-visible {
  outline-color: var(--gold-soft);
}

::selection {
  background: var(--navy);
  color: var(--on-navy);
}

.sr {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.skip {
  position: absolute;
  left: 12px;
  top: 8px;
  z-index: 80;
  transform: translateY(-140%);
  background: var(--gold);
  color: var(--ink);
  padding: 10px 14px;
  font-family: Montserrat, sans-serif;
  font-size: 0.78rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  text-decoration: none;
}

.skip:focus {
  transform: none;
}

.wrap {
  width: min(var(--max), calc(100% - 40px));
  margin-inline: auto;
}

.site-top {
  position: sticky;
  top: 0;
  z-index: 40;
}

.draft-bar {
  margin: 0;
  padding: 8px 16px;
  background: var(--gold);
  color: var(--ink);
  text-align: center;
  font-size: 0.82rem;
  line-height: 1.45;
}

.draft-bar strong {
  font-weight: 600;
}

.site-header {
  background: var(--navy);
  color: var(--on-navy);
  border-bottom: 1px solid rgba(199, 205, 214, 0.22);
}

.header-row {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  min-height: 78px;
  padding: 18px 0;
}

.brand-lockup {
  display: flex;
  align-items: center;
  gap: 12px;
  flex: 1 1 auto;
  min-width: 0;
  max-width: 100%;
  color: var(--on-navy);
  text-decoration: none;
  line-height: 1.15;
}

.brand-lockup:hover {
  color: var(--on-navy);
}

.brand-logo {
  display: block;
  width: 72px;
  height: auto;
  flex: 0 0 auto;
}

.brand-words {
  display: flex;
  flex-direction: column;
  gap: 2px;
  min-width: 0;
}

.brand-name {
  font-family: Montserrat, sans-serif;
  font-size: 1.05rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  line-height: 1;
  text-transform: uppercase;
  color: var(--on-navy);
}

.site-footer .brand-logo {
  width: 72px;
}

.hero-copy,
.actions,
.lede,
.tagline,
.panel,
.split,
.hero-grid {
  min-width: 0;
  max-width: 100%;
}

.brand {
  display: flex;
  align-items: center;
  gap: 12px;
  color: var(--on-navy);
  text-decoration: none;
  min-width: 0;
}

.brand:hover {
  color: var(--on-navy);
}

.mark {
  width: 48px;
  height: 48px;
  flex: 0 0 auto;
}

.brand-text {
  display: flex;
  flex-direction: column;
  gap: 2px;
  min-width: 0;
}

.wordmark {
  width: 158px;
  height: auto;
  display: block;
}

.brand-kicker,
.brand-place {
  font-family: Montserrat, sans-serif;
  font-size: 0.62rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  line-height: 1.3;
  white-space: nowrap;
}

.brand-kicker {
  color: var(--silver);
}

.brand-place {
  color: var(--gold-soft);
}

body.nav-open {
  overflow: hidden;
}

.nav-toggle {
  display: none;
  align-items: center;
  justify-content: center;
  min-width: 44px;
  min-height: 44px;
  padding: 0 14px;
  border: 1px solid var(--silver);
  background: transparent;
  color: var(--on-navy);
  font-family: Montserrat, sans-serif;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  cursor: pointer;
}

.site-nav ul {
  display: flex;
  align-items: center;
  gap: 8px 22px;
  margin: 0;
  padding: 0;
  list-style: none;
}

.site-nav a {
  color: var(--on-navy);
  text-decoration: none;
  font-family: Montserrat, sans-serif;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 8px 0;
  box-shadow: inset 0 -1px 0 transparent;
}

.site-nav a:hover,
.site-nav a[aria-current="page"] {
  color: var(--gold-soft);
  box-shadow: inset 0 -1px 0 var(--gold);
}

h1,
h2,
h3 {
  font-family: Montserrat, "Helvetica Neue", Arial, sans-serif;
  font-weight: 500;
  line-height: 1.12;
  letter-spacing: -0.02em;
  margin: 0;
}

.eyebrow {
  margin: 0 0 14px;
  font-family: Montserrat, sans-serif;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold-deep);
}

.hero .eyebrow,
.band-navy .eyebrow {
  color: var(--gold-soft);
}

.hero {
  background:
    radial-gradient(1200px 420px at 85% -10%, rgba(184, 149, 90, 0.16), transparent 55%),
    linear-gradient(180deg, var(--navy-deep), var(--navy) 42%, var(--navy));
  color: var(--on-navy);
  padding: 72px 0 56px;
}

.hero-grid,
.split,
.leader,
.two {
  display: grid;
  gap: 40px;
  align-items: center;
}

.hero-intro {
  margin-bottom: 8px;
}

.hero-grid {
  grid-template-columns: minmax(0, 1.05fr) minmax(280px, 0.9fr);
  align-items: center;
  margin-top: 8px;
}

.hero-logo {
  margin: 0;
  min-width: 0;
}

.hero-logo img {
  display: block;
  width: 100%;
  max-width: 520px;
  height: auto;
  margin-inline: auto;
}

.card .btn {
  margin-top: 18px;
}

.hero h1 {
  font-size: clamp(1.7rem, 4.6vw, 4.15rem);
  max-width: 100%;
  color: var(--on-navy);
  text-wrap: balance;
}

.hero h1 span,
.page-hero h1 span {
  display: block;
  color: var(--gold-soft);
}

.tagline {
  margin: 22px 0 0;
  padding-left: 16px;
  border-left: 2px solid var(--gold);
  font-family: Montserrat, sans-serif;
  font-weight: 500;
  font-size: 1.15rem;
  line-height: 1.45;
  letter-spacing: -0.01em;
  max-width: 28em;
}

.hero .tagline a,
.site-footer .tagline a {
  color: var(--gold-soft);
}

.lede {
  max-width: 42rem;
  margin: 18px 0 0;
  color: var(--muted);
  font-size: 1.05rem;
}

.hero .lede,
.page-hero .lede,
.band-navy .lede {
  color: var(--silver);
}

.actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 28px;
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 44px;
  padding: 10px 18px;
  border: 1px solid var(--gold);
  background: var(--gold);
  color: var(--ink);
  text-decoration: none;
  font-family: Montserrat, sans-serif;
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  text-align: center;
}

.btn:hover {
  background: var(--gold-soft);
  border-color: var(--gold-soft);
  color: var(--ink);
}

.btn-ghost {
  background: transparent;
  color: var(--on-navy);
  border-color: var(--silver);
}

.hero .btn-ghost:hover,
.band-navy .btn-ghost:hover,
.site-footer .btn-ghost:hover {
  background: transparent;
  border-color: var(--gold-soft);
  color: var(--gold-soft);
}

.btn-line {
  background: transparent;
  color: var(--navy);
  border-color: var(--navy);
}

.btn-line:hover {
  background: var(--navy);
  border-color: var(--navy);
  color: var(--on-navy);
}

.page-hero .role {
  color: var(--gold-soft);
}

.btn-navy {
  background: var(--navy);
  border-color: var(--navy);
  color: var(--on-navy);
}

.btn-navy:hover {
  background: var(--navy-deep);
  border-color: var(--navy-deep);
  color: var(--on-navy);
}

.hint {
  margin: 12px 0 0;
  color: var(--silver);
  font-size: 0.88rem;
}

.plate {
  margin: 0;
  background: rgba(14, 26, 43, 0.35);
  border: 1px solid rgba(199, 205, 214, 0.35);
  padding: 18px 18px 14px;
}

.plate img {
  display: block;
  width: 100%;
  height: auto;
}

.plate figcaption {
  display: flex;
  flex-wrap: wrap;
  justify-content: space-between;
  gap: 8px 16px;
  margin-top: 12px;
  padding-top: 10px;
  border-top: 1px solid rgba(184, 149, 90, 0.75);
  color: var(--silver);
  font-family: Montserrat, sans-serif;
  font-size: 0.66rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.fact-bar {
  background: var(--paper);
  border-bottom: 1px solid var(--line);
}

.facts {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  margin: 0;
}

.facts div {
  padding: 22px 0;
  border-left: 1px solid var(--line);
  padding-left: 18px;
  min-width: 0;
}

.facts div:first-child {
  border-left: 0;
  padding-left: 0;
}

.facts dt {
  margin: 0 0 6px;
  font-family: Montserrat, sans-serif;
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold-deep);
}

.facts dd {
  margin: 0;
  color: var(--ink);
  font-size: 1rem;
  line-height: 1.4;
}

.section {
  padding: 84px 0;
}

.section-paper {
  background: var(--paper);
}

.section h2 {
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  margin-bottom: 16px;
}

.idx {
  display: block;
  margin-bottom: 8px;
  font-family: Montserrat, sans-serif;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  color: var(--gold-deep);
}

.split {
  grid-template-columns: minmax(0, 1.1fr) minmax(0, 0.9fr);
  align-items: start;
}

.prose h2 {
  margin-top: 36px;
}

.prose h2:first-of-type {
  margin-top: 0;
}

.prose p,
.prose li {
  color: var(--muted);
}

.prose p:first-of-type {
  margin-top: 0;
}

.prose a {
  font-weight: 600;
}

.panel {
  background: var(--ivory);
  border-top: 2px solid var(--gold);
  padding: 28px 26px;
}

.section-paper .panel {
  background: var(--paper);
  border: 1px solid var(--line);
  border-top: 2px solid var(--gold);
}

.panel h3 {
  font-size: 1.25rem;
  margin-bottom: 10px;
}

.panel p:last-child {
  margin-bottom: 0;
}

.band-navy {
  background: var(--navy);
  color: var(--on-navy);
  padding: 84px 0;
}

.band-navy h2,
.band-navy p {
  color: var(--on-navy);
}

.band-navy .lede,
.band-navy .quiet {
  color: var(--silver);
}

.band-navy a:not(.btn) {
  color: var(--gold-soft);
}

.cards {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
  margin-top: 32px;
}

.card {
  margin: 0;
  padding: 22px 20px 20px;
  background: rgba(14, 26, 43, 0.28);
  border: 1px solid rgba(199, 205, 214, 0.22);
  min-width: 0;
}

.card h3 {
  font-size: 1.15rem;
  margin: 8px 0 10px;
}

.card p {
  margin: 0;
  color: var(--silver);
  font-size: 0.98rem;
}

.leader {
  grid-template-columns: minmax(180px, 280px) minmax(0, 1fr);
  align-items: start;
}

.portrait {
  margin: 0;
}

.portrait img {
  display: block;
  width: 100%;
  height: auto;
  border: 1px solid var(--line);
  box-shadow: 8px 8px 0 rgba(36, 48, 92, 0.08);
}

.portrait figcaption {
  margin-top: 10px;
  color: var(--muted);
  font-size: 0.82rem;
}

.role {
  margin: 10px 0 0;
  font-family: Montserrat, sans-serif;
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold-deep);
}

.page-hero {
  background: var(--navy);
  color: var(--on-navy);
  padding: 56px 0 48px;
}

.page-hero h1 {
  font-size: clamp(2.1rem, 4.4vw, 3.6rem);
  max-width: 18em;
}

.page-hero .lede {
  color: var(--silver);
}

.stack {
  display: grid;
  gap: 22px;
}

.status-list {
  margin: 28px 0 0;
  border-top: 1px solid var(--line);
}

.status-list div {
  display: grid;
  grid-template-columns: minmax(140px, 240px) minmax(0, 1fr);
  gap: 18px;
  padding: 18px 0;
  border-bottom: 1px solid var(--line);
}

.status-list dt {
  margin: 0;
  font-family: Montserrat, sans-serif;
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--navy);
}

.status-list dd {
  margin: 0;
  color: var(--muted);
}

.region-list {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 12px;
  margin: 22px 0 0;
  padding: 0;
  list-style: none;
}

.region-list li {
  margin: 0;
  padding: 16px 14px;
  background: var(--paper);
  border-top: 2px solid var(--navy);
  color: var(--ink);
  font-family: Montserrat, sans-serif;
  font-size: 0.92rem;
  letter-spacing: 0.04em;
}

.region-list li span {
  display: block;
  margin-top: 4px;
  color: var(--muted);
  font-family: Inter, sans-serif;
  font-size: 0.82rem;
  letter-spacing: 0;
}

.note {
  margin-top: 18px;
  padding: 14px 16px;
  background: rgba(184, 149, 90, 0.12);
  border-left: 2px solid var(--gold);
  color: var(--ink);
  font-size: 0.95rem;
}

.callout {
  margin-top: 28px;
  display: flex;
  flex-wrap: wrap;
  gap: 16px 28px;
  align-items: center;
  justify-content: space-between;
  padding-top: 22px;
  border-top: 1px solid var(--line);
}

.site-footer {
  background: var(--navy-deep);
  color: var(--silver);
  padding: 48px 0 32px;
}

.footer-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.4fr) minmax(0, 0.8fr) minmax(0, 0.8fr);
  gap: 32px;
}

.site-footer .tagline {
  color: var(--on-navy);
  font-size: 1rem;
  margin-top: 16px;
}

.site-footer p {
  color: var(--silver);
  font-size: 0.92rem;
}

.site-footer a {
  color: var(--gold-soft);
}

.footer-nav {
  margin: 0;
  padding: 0;
  list-style: none;
}

.footer-nav a {
  display: inline-flex;
  align-items: center;
  min-height: 36px;
  text-decoration: none;
}

.footer-nav a:hover {
  text-decoration: underline;
}

.legal {
  margin-top: 28px;
  padding-top: 18px;
  border-top: 1px solid rgba(199, 205, 214, 0.22);
  font-size: 0.84rem;
  color: var(--silver);
}

.legal p {
  margin: 0 0 8px;
  font-size: 0.84rem;
}

.proposed {
  font-family: Montserrat, sans-serif;
  font-size: 0.75rem;
  letter-spacing: 0.04em;
  overflow-wrap: anywhere;
}

@media (max-width: 900px) {
  .header-row {
    flex-wrap: wrap;
    padding-bottom: 8px;
  }

  .site-nav {
    display: block;
    width: 100%;
  }

  .site-nav ul {
    flex-wrap: wrap;
    gap: 0 16px;
  }

  .site-nav a {
    display: inline-flex;
    align-items: center;
    min-height: 44px;
  }

  html.js .nav-toggle {
    display: inline-flex;
  }

  .header-row {
    align-items: center;
    gap: 12px;
    padding: 12px 0;
  }

  .brand-logo,
  .site-footer .brand-logo {
    width: 72px;
  }

  .nav-toggle {
    flex: 0 0 auto;
  }

  html.js .site-nav {
    display: none;
    position: fixed;
    z-index: 45;
    left: 0;
    right: 0;
    top: var(--top-offset);
    bottom: 0;
    width: auto;
    background: var(--navy);
    padding: 8px 22px 32px;
    overflow: auto;
  }

  html.js .site-nav.is-open {
    display: block;
  }

  html.js .site-nav ul {
    display: grid;
    gap: 0;
  }

  html.js .site-nav a {
    min-height: 52px;
    border-bottom: 1px solid rgba(199, 205, 214, 0.22);
    font-size: 0.85rem;
  }

  .hero-grid,
  .split,
  .leader,
  .cards,
  .facts,
  .footer-grid,
  .region-list {
    grid-template-columns: 1fr;
  }

  .brand-name {
    font-size: 0.92rem;
    letter-spacing: 0.08em;
  }

  .facts div,
  .facts div:first-child {
    border-left: 0;
    padding-left: 0;
    border-top: 1px solid var(--line);
  }

  .facts div:first-child {
    border-top: 0;
  }

  .hero {
    padding: 48px 0 36px;
  }

  .section,
  .band-navy {
    padding: 56px 0;
  }

  .status-list div {
    grid-template-columns: 1fr;
    gap: 6px;
  }
}

@media (max-width: 380px) {
  .wrap {
    width: min(var(--max), calc(100% - 28px));
  }

  .mark {
    width: 40px;
    height: 40px;
  }

  .wordmark {
    width: 124px;
  }

  .brand-kicker,
  .brand-place {
    letter-spacing: 0.1em;
    font-size: 0.58rem;
  }

  .hero h1 {
    font-size: 1.52rem;
    letter-spacing: -0.03em;
  }

  .brand-lockup {
    gap: 8px;
  }

  .brand-name {
    letter-spacing: 0.06em;
  }

  .brand-kicker,
  .brand-place {
    letter-spacing: 0.06em;
    font-size: 0.56rem;
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  *,
  *::before,
  *::after {
    animation: none !important;
    transition: none !important;
  }
}

.mark-plate {
  margin: 0;
  background:
    radial-gradient(circle at 50% 40%, rgba(184, 149, 90, 0.18), transparent 62%),
    rgba(14, 26, 43, 0.28);
  border: 1px solid rgba(199, 205, 214, 0.35);
  padding: 8px;
}

.mark-plate img {
  display: block;
  width: 100%;
  height: auto;
}

.brix-label {
  display: inline-flex;
  align-items: center;
  min-height: 44px;
  margin: 0;
  padding: 0 2px;
  color: inherit;
  font-family: Montserrat, sans-serif;
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  cursor: default;
}

.await-note {
  font-family: Inter, sans-serif;
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.02em;
  text-transform: none;
}

.hero .await,
.band-navy .await,
.site-footer .await {
  color: var(--on-navy);
  border-color: var(--silver);
}

#inquiry {
  scroll-margin-top: 96px;
}

.inquiry {
  display: grid;
  gap: 16px;
  margin-top: 8px;
}

.inquiry label {
  display: grid;
  gap: 6px;
  color: var(--navy);
  font-family: Montserrat, sans-serif;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.inquiry input,
.inquiry textarea {
  width: 100%;
  min-height: 44px;
  padding: 10px 12px;
  border: 1px solid var(--line);
  border-radius: 0;
  background: var(--paper);
  color: var(--ink);
  font: 400 1rem/1.5 Inter, sans-serif;
  letter-spacing: 0;
  text-transform: none;
}

.inquiry textarea {
  min-height: 150px;
  resize: vertical;
}

.inquiry .btn {
  justify-self: start;
  text-transform: none;
  letter-spacing: 0.02em;
  font-size: 1rem;
  cursor: pointer;
}

.form-note,
#inquiry-note {
  margin: 0;
  max-width: 42rem;
  color: var(--muted);
  font-size: 0.98rem;
}

@media print {
  .site-top {
    position: static;
  }

  .nav-toggle,
  .site-nav {
    display: none !important;
  }

  .hero,
  .page-hero,
  .band-navy,
  .site-header,
  .site-footer,
  .draft-bar {
    -webkit-print-color-adjust: exact;
    print-color-adjust: exact;
  }

  a[href^="http"]::after {
    content: " (" attr(href) ")";
    font-size: 0.85em;
    word-break: break-all;
  }
}