/* Shared editorial styles for the Buying, Selling and Investment pages. Tokens match the rest of johnseffker.com. */
/* Layout: an investment prospectus. Full-bleed photography, a numbered index of property types, and a ruled ledger for the evaluation checklist. */
:root{--night:#1b1b18;--slab:#242420;--line:#3a3933;--stone:#eee7dc;--mute:#a29d92;--jac:#cdb98f;--onjac:#1b1b18;
--display:"Cormorant Garamond",Garamond,Georgia,serif;--body:"Jost",Futura,"Century Gothic",Arial,sans-serif;--mono:"IBM Plex Mono",ui-monospace,Menlo,monospace;color-scheme:dark}
*{box-sizing:border-box}[hidden]{display:none!important}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{background:var(--night);color:var(--stone);font-family:var(--body);margin:0;line-height:1.65;-webkit-font-smoothing:antialiased}
a{color:inherit}:focus-visible{outline:2px solid var(--jac);outline-offset:3px}
img{max-width:100%;display:block}
.wrap{max-width:1240px;margin:0 auto;padding-inline:clamp(16px,4vw,40px)}
h1,h2,h3{font-family:var(--display);font-weight:400;margin:0;line-height:1.05;text-wrap:balance}
p{margin:0}
.eyebrow{font-family:var(--mono);font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--mute)}
header.nav{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:color-mix(in srgb,var(--night) 88%,transparent);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.nav .wrap{display:flex;align-items:center;gap:24px;padding-block:16px}
.mark{font-weight:300;font-size:1.1rem;letter-spacing:.34em;text-transform:uppercase;text-decoration:none;white-space:nowrap}
.mark small{display:block;font-weight:400;font-size:.54rem;letter-spacing:.36em;color:var(--mute);margin-top:2px}
.nav .links{display:flex;gap:22px;margin-left:auto;font-size:.76rem;letter-spacing:.14em;text-transform:uppercase;white-space:nowrap}
.nav .links a{text-decoration:none;color:var(--mute)}.nav .links a:hover,.nav .links a[aria-current]{color:var(--stone)}
.phone{font-family:var(--mono);font-size:.8rem;text-decoration:none;white-space:nowrap}
.menu-btn{display:none;margin-left:12px;background:none;border:1px solid var(--line);color:var(--stone);padding:.55rem .8rem;font:500 .72rem var(--mono);letter-spacing:.14em;cursor:pointer}
@media (max-width:1180px){
  .nav .wrap{position:relative}
  .nav .links{display:none;position:absolute;left:0;right:0;top:100%;flex-direction:column;gap:0;background:var(--night);border-bottom:1px solid var(--line)}
  .nav .links.open{display:flex}
  .nav .links a{padding:16px clamp(16px,4vw,40px);border-top:1px solid var(--line)}
  .phone{margin-left:auto}.menu-btn{display:block}
}
@media (max-width:420px){.phone{display:none}.menu-btn{margin-left:auto}}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.7em;font:500 .8rem/1 var(--body);letter-spacing:.16em;text-transform:uppercase;padding:1.05rem 1.6rem;border:1px solid var(--stone);background:var(--stone);color:var(--onjac);text-decoration:none;cursor:pointer;transition:background .2s,border-color .2s,color .2s}
.btn:hover{background:var(--jac);border-color:var(--jac)}
.btn.ghost{background:transparent;color:var(--stone)}.btn.ghost:hover{background:var(--stone);color:var(--onjac)}
.btn .ar{font-family:var(--mono);letter-spacing:0}

/* photos */
.ph{margin:0;position:relative;overflow:hidden;background:var(--slab)}
.ph img{width:100%;height:100%;object-fit:cover}
.ph figcaption{position:absolute;left:14px;bottom:12px;font-family:var(--mono);font-size:.6rem;letter-spacing:.1em;text-transform:uppercase;color:rgba(238,231,220,.72);text-shadow:0 1px 6px rgba(0,0,0,.6)}
.ph figcaption a{text-decoration:none}

/* hero */
.hero{position:relative;min-height:min(92svh,940px);display:flex;align-items:flex-end;isolation:isolate;border-bottom:1px solid var(--line)}
.hero .ph{position:absolute;inset:0;z-index:-2}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(27,27,24,.25) 0%,rgba(27,27,24,.35) 40%,rgba(27,27,24,.92) 100%)}
.hero .ph figcaption{left:auto;right:clamp(16px,4vw,40px);bottom:auto;top:16px}
.hero .wrap{width:100%;padding-block:clamp(120px,22vh,220px) clamp(48px,8vh,88px);display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(28px,5vw,72px);align-items:end}
.hero h1{font-size:clamp(3rem,8.4vw,7.4rem);line-height:.92;letter-spacing:.01em;text-transform:uppercase;font-weight:300}
.hero .sub{font-family:var(--display);font-style:italic;font-size:clamp(1.35rem,2.4vw,1.9rem);line-height:1.3;color:var(--jac);margin-top:22px;max-width:30ch}
.hero .side{display:flex;flex-direction:column;gap:18px;color:rgba(238,231,220,.86);font-size:1.02rem}
.hero .side .btn{align-self:flex-start;margin-top:8px}
@media (max-width:860px){.hero .wrap{grid-template-columns:1fr}}

/* shared section */
.sec{padding-block:clamp(72px,10vw,140px)}
.sec + .sec{border-top:1px solid var(--line)}
.kicker{display:flex;align-items:center;gap:14px;font-family:var(--mono);font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--jac)}
.kicker::before{content:"";width:28px;height:1px;background:currentColor}
.h-cap{font-size:clamp(2.2rem,5.2vw,4.4rem);text-transform:uppercase;font-weight:300;letter-spacing:.01em;line-height:.98}
.body{color:var(--mute);font-size:1.04rem;max-width:62ch}
.body + .body{margin-top:18px}
.lede{font-family:var(--display);font-size:clamp(1.35rem,2.2vw,1.75rem);line-height:1.35;color:var(--stone);max-width:34ch}

/* intro split */
.split{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,6fr);gap:clamp(32px,6vw,96px);align-items:center}
.split .copy{display:flex;flex-direction:column;gap:22px}
.split .ph{aspect-ratio:4/5}
.split:not(:has(.ph)){grid-template-columns:1fr}
@media (max-width:860px){.split{grid-template-columns:1fr}.split .ph{aspect-ratio:4/3}}

/* property types */
.types-head{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:32px;align-items:end;margin-bottom:clamp(40px,6vw,72px)}
.types-head .lede{justify-self:end}
@media (max-width:860px){.types-head{grid-template-columns:1fr}.types-head .lede{justify-self:start}}
.types{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(40px,5vw,64px) clamp(24px,3vw,40px)}
.type{display:flex;flex-direction:column;gap:16px;min-width:0}
.type .ph{aspect-ratio:3/2}
.type .ph img{transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.type:hover .ph img{transform:scale(1.035)}
.type .no{font-family:var(--mono);font-size:.7rem;letter-spacing:.16em;color:var(--jac)}
.type h3{font-family:var(--body);font-size:clamp(1.05rem,1.6vw,1.2rem);font-weight:400;letter-spacing:.2em;text-transform:uppercase}
.type p{color:var(--mute);max-width:56ch}
.type .row{display:flex;gap:16px;align-items:baseline;border-top:1px solid var(--line);padding-top:16px}
.type.wide{grid-column:1/-1;display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(24px,4vw,56px);align-items:center}
.type.wide .ph{aspect-ratio:16/9}
.type.wide .txt{display:flex;flex-direction:column;gap:16px}
@media (max-width:760px){.types{grid-template-columns:1fr}.type.wide{grid-template-columns:1fr}}

/* evaluation ledger */
.ledger-wrap{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(32px,6vw,96px)}
.ledger-wrap .copy{display:flex;flex-direction:column;gap:22px;position:sticky;top:110px;align-self:start}
.ledger{list-style:none;margin:0;padding:0;border-top:1px solid var(--line);counter-reset:l}
.ledger li{counter-increment:l;display:grid;grid-template-columns:3.2rem 1fr;align-items:baseline;gap:12px;padding:20px 0;border-bottom:1px solid var(--line);font-family:var(--display);font-size:clamp(1.25rem,2vw,1.6rem);line-height:1.25}
.ledger li::before{content:counter(l,decimal-leading-zero);font-family:var(--mono);font-size:.7rem;letter-spacing:.14em;color:var(--jac)}
.note{font-size:.82rem;color:var(--mute);border-left:1px solid var(--jac);padding-left:14px;max-width:52ch}
@media (max-width:860px){.ledger-wrap{grid-template-columns:1fr}.ledger-wrap .copy{position:static}}

/* strategy */
.strat-head{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,6fr);gap:clamp(32px,6vw,96px);margin-bottom:clamp(40px,6vw,72px)}
.strat-head .copy{display:flex;flex-direction:column;gap:18px}
@media (max-width:860px){.strat-head{grid-template-columns:1fr}}
.strat{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border:1px solid var(--line)}
.strat div{padding:clamp(28px,4vw,48px);display:flex;flex-direction:column;gap:14px}
.strat div + div{border-left:1px solid var(--line)}
.strat .n{font-family:var(--mono);font-size:.7rem;letter-spacing:.16em;color:var(--jac)}
.strat h3{font-size:clamp(1.8rem,3vw,2.7rem);text-transform:uppercase;font-weight:300;letter-spacing:.04em;margin-top:28px}
.strat p{color:var(--mute)}
@media (max-width:860px){.strat{grid-template-columns:1fr}.strat div{min-height:0}.strat div + div{border-left:0;border-top:1px solid var(--line)}}

/* market */
.market{position:relative;isolation:isolate;padding-block:0;border-top:1px solid var(--line)}
.market .ph{height:clamp(340px,42vw,620px)}
.market .panel{background:var(--night);border:1px solid var(--line);padding:clamp(28px,4vw,56px);display:flex;flex-direction:column;gap:20px;max-width:640px;margin:-120px 0 0 auto;position:relative}
.market:not(:has(.ph)) .panel{margin:0;max-width:none;border:0;padding-inline:0}
@media (max-width:860px){.market .panel{margin-top:-48px}}

/* 1031 */
.ex{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(32px,6vw,96px);align-items:start}
.ex .copy{display:flex;flex-direction:column;gap:20px}
.ex .roles{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));border-top:1px solid var(--line)}
.ex .roles div{padding:18px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:4px}
.ex .roles div:nth-child(odd){padding-right:18px}
.ex .roles b{font-weight:400;font-size:1rem}
.ex .roles span{font-family:var(--mono);font-size:.64rem;letter-spacing:.14em;text-transform:uppercase;color:var(--mute)}
@media (max-width:860px){.ex{grid-template-columns:1fr}}

/* contact */
.contact{position:relative;isolation:isolate;border-top:1px solid var(--line)}
.contact > .ph{position:absolute;inset:0;z-index:-2}
.contact::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(27,27,24,.96) 0%,rgba(27,27,24,.9) 48%,rgba(27,27,24,.55) 100%)}
.contact > .ph figcaption{left:auto;right:clamp(16px,4vw,40px)}
.contact .wrap{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,6fr);gap:clamp(32px,6vw,96px);padding-block:clamp(80px,11vw,150px)}
.contact .copy{display:flex;flex-direction:column;gap:22px}
.card{border-top:1px solid var(--line);padding-top:22px;display:flex;flex-direction:column;gap:4px}
.card .nm{font-family:var(--body);letter-spacing:.3em;text-transform:uppercase;font-size:1rem}
.card .t{font-family:var(--mono);font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--mute)}
.card a{font-family:var(--display);font-size:clamp(1.35rem,2.2vw,1.7rem);text-decoration:none;width:fit-content}
.card a:hover{color:var(--jac)}
.form{background:color-mix(in srgb,var(--night) 88%,transparent);border:1px solid var(--line);padding:clamp(24px,3.4vw,44px);display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px 16px;align-self:start;backdrop-filter:blur(6px)}
.form label{display:flex;flex-direction:column;gap:6px;font-family:var(--mono);font-size:.64rem;letter-spacing:.14em;text-transform:uppercase;color:var(--mute);min-width:0}
.form .full{grid-column:1/-1}
.form input,.form select,.form textarea{background:transparent;border:1px solid var(--line);color:var(--stone);font:400 1rem var(--body);letter-spacing:0;text-transform:none;padding:.8rem .9rem;width:100%;border-radius:0}
.form select option{background:var(--slab)}
.form input:focus,.form select:focus,.form textarea:focus{outline:2px solid var(--jac);outline-offset:1px;border-color:var(--jac)}
.form .consent{display:flex;flex-direction:row;gap:10px;align-items:flex-start;font-family:var(--body);font-size:.74rem;letter-spacing:0;text-transform:none;line-height:1.5}
.form .consent input{width:auto;margin-top:3px;accent-color:var(--jac)}
.form .btn{grid-column:1/-1;justify-self:start}
.form .ok{grid-column:1/-1;font-size:.92rem;color:var(--jac)}
@media (max-width:900px){.contact .wrap{grid-template-columns:1fr}}
@media (max-width:520px){.form{grid-template-columns:1fr}}

footer{border-top:1px solid var(--line);padding-block:36px;font-size:.76rem;color:var(--mute)}
footer p{margin:0 0 10px;max-width:95ch}footer a{text-decoration:none}

/* ---------- additions for Buying / Selling ---------- */
.hero .btns{display:flex;flex-wrap:wrap;gap:12px;margin-top:8px}
.hero .side .btns .btn{margin-top:0}
.statement{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding-block:clamp(48px,7vw,96px);text-align:center}
.statement p.q{font-family:var(--display);font-weight:300;font-size:clamp(2rem,5vw,4.2rem);line-height:1.08;max-width:22ch;margin:0 auto;text-wrap:balance}
.statement p.q em{font-style:italic;color:var(--jac)}
.statement p.s{margin:22px auto 0;max-width:60ch;color:var(--mute)}

/* who / checklists */
.grid3{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border-top:1px solid var(--line);border-left:1px solid var(--line)}
.grid3 > div{border-right:1px solid var(--line);border-bottom:1px solid var(--line);padding:clamp(22px,2.6vw,32px);display:flex;flex-direction:column;gap:10px}
.grid3 h3{font-family:var(--body);font-size:.92rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase}
.grid3 p{color:var(--mute);font-size:.95rem}
@media (max-width:900px){.grid3{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.grid3{grid-template-columns:1fr}}

/* process steps */
.steps{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
.steps > li{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,2.2fr);gap:clamp(20px,4vw,64px);padding:clamp(28px,4vw,44px) 0;border-bottom:1px solid var(--line)}
.steps .hd{display:flex;gap:18px;align-items:baseline}
.steps .no{font-family:var(--mono);font-size:.72rem;letter-spacing:.16em;color:var(--jac);flex:none}
.steps h3{font-size:clamp(1.6rem,2.6vw,2.2rem)}
.steps .tx{display:flex;flex-direction:column;gap:12px;color:var(--mute);max-width:64ch}
.steps .tx strong{color:var(--stone);font-weight:400}
@media (max-width:760px){.steps > li{grid-template-columns:1fr}}

/* photo tiles (property types, regions) */
.tiles{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:clamp(28px,3.4vw,44px) clamp(18px,2.4vw,32px)}
.tile{display:flex;flex-direction:column;gap:12px;min-width:0}
.tile .ph{aspect-ratio:4/3}
.tile .ph img{transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.tile:hover .ph img{transform:scale(1.035)}
.tile h3{font-family:var(--body);font-size:.92rem;font-weight:400;letter-spacing:.18em;text-transform:uppercase;display:flex;gap:12px;align-items:baseline;border-top:1px solid var(--line);padding-top:12px}
.tile h3 .no{font-family:var(--mono);font-size:.66rem;letter-spacing:.14em;color:var(--jac)}
.tile p{color:var(--mute);font-size:.95rem}
.tiles.four{grid-template-columns:repeat(4,minmax(0,1fr))}
@media (max-width:980px){.tiles,.tiles.four{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.tiles,.tiles.four{grid-template-columns:1fr}}

/* regions: horizontal editorial strip */
.regions{display:grid;grid-template-columns:repeat(7,minmax(0,1fr));gap:12px}
.region{display:flex;flex-direction:column;gap:12px;min-width:0}
.region .ph{aspect-ratio:3/5}
.region h3{font-size:1.35rem;line-height:1.15}
.region p{font-family:var(--mono);font-size:.62rem;letter-spacing:.1em;text-transform:uppercase;color:var(--mute);line-height:1.7}
@media (max-width:1100px){.regions{grid-template-columns:repeat(4,minmax(0,1fr))}}
@media (max-width:720px){.regions{grid-template-columns:repeat(2,minmax(0,1fr))}.region .ph{aspect-ratio:4/5}}
.fine{font-size:.82rem;color:var(--mute);max-width:70ch}

/* two-column bullet lists */
.cols2{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 clamp(24px,4vw,56px)}
.ticks{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
.ticks li{padding:14px 0 14px 26px;border-bottom:1px solid var(--line);position:relative;line-height:1.5}
.ticks li::before{content:"";position:absolute;left:2px;top:1.35em;width:12px;height:1px;background:var(--jac)}
.ticks.serif li{font-family:var(--display);font-size:clamp(1.12rem,1.6vw,1.3rem)}
@media (max-width:760px){.cols2{grid-template-columns:1fr}}

/* prep / topic blocks */
.blocks{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(32px,4vw,56px) clamp(24px,4vw,64px)}
.block{display:flex;flex-direction:column;gap:14px}
.block h3{font-size:clamp(1.5rem,2.4vw,2rem)}
@media (max-width:760px){.blocks{grid-template-columns:1fr}}
.mosaic{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:1fr 1fr;gap:12px;aspect-ratio:16/9;margin-bottom:clamp(40px,6vw,72px)}
.mosaic .ph:first-child{grid-row:1/3}
.mosaic .ph{height:100%}
@media (max-width:640px){.mosaic{grid-template-columns:1fr 1fr;grid-template-rows:auto auto;aspect-ratio:auto}.mosaic .ph:first-child{grid-column:1/-1;grid-row:auto;aspect-ratio:4/3}.mosaic .ph{aspect-ratio:1}}
.callout{border:1px solid var(--line);border-left:2px solid var(--jac);padding:clamp(20px,3vw,32px);display:flex;flex-direction:column;gap:12px;background:var(--slab)}
.callout p{color:var(--stone)}
.callout .fine{color:var(--mute)}

/* tax panel */
.panel-band{background:var(--slab);border-block:1px solid var(--line)}
.topics{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;background:var(--line);border:1px solid var(--line);margin-top:clamp(36px,5vw,56px)}
.topics > div{background:var(--night);padding:clamp(24px,3.4vw,44px);display:flex;flex-direction:column;gap:16px}
.topics h3{font-size:clamp(1.6rem,2.6vw,2.2rem)}
@media (max-width:860px){.topics{grid-template-columns:1fr}}

/* about */
.about{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(32px,6vw,96px);align-items:center}
.about .ph{aspect-ratio:auto;max-width:440px;background:none}
.about .ph img{height:auto;object-fit:contain}
.about .copy{display:flex;flex-direction:column;gap:18px}
@media (max-width:860px){.about{grid-template-columns:1fr}.about .ph{max-width:420px}}

/* contact without photo */
.contact.plain::before{display:none}
.contact.plain{background:var(--night)}

/* restrained reveal */
@media (prefers-reduced-motion:no-preference){
  .js .reveal{opacity:0;transform:translateY(14px);transition:opacity .9s ease,transform .9s cubic-bezier(.2,.7,.2,1)}
  .js .reveal.in{opacity:1;transform:none}
}

/* a lone last tile in a 3-up grid becomes a wide feature row */
@media (min-width:981px){
  .tiles:not(.four) > .tile:last-child:nth-child(3n+1){grid-column:1/-1;display:grid;grid-template-columns:minmax(0,2fr) minmax(0,1fr);gap:12px clamp(24px,3vw,40px);align-items:end}
  .tiles:not(.four) > .tile:last-child:nth-child(3n+1) .ph{grid-row:1/4;aspect-ratio:21/9}
}
.ledger-wrap .h-cap,.strat-head .h-cap,.types-head .h-cap{font-size:clamp(2rem,4vw,3.5rem)}

/* privacy / long-form */
.prose-head{display:flex;flex-direction:column;gap:14px}
.prose-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,2.6fr);gap:clamp(32px,6vw,96px);align-items:start}
.toc{position:sticky;top:110px;display:flex;flex-direction:column;gap:12px}
.toc ol{list-style:none;margin:0;padding:0;border-top:1px solid var(--line);counter-reset:t}
.toc li{counter-increment:t;border-bottom:1px solid var(--line)}
.toc a{display:flex;gap:12px;padding:10px 0;text-decoration:none;color:var(--mute);font-size:.9rem}
.toc a::before{content:counter(t,decimal-leading-zero);font-family:var(--mono);font-size:.66rem;color:var(--jac);padding-top:3px}
.toc a:hover{color:var(--stone)}
.prose{max-width:72ch;display:flex;flex-direction:column;gap:16px;color:var(--mute);font-size:1.02rem}
.prose h2{font-family:var(--display);font-weight:400;color:var(--stone);font-size:clamp(1.6rem,2.6vw,2.2rem);margin-top:32px;scroll-margin-top:100px}
.prose h3{font-family:var(--body);font-weight:500;color:var(--stone);font-size:.84rem;letter-spacing:.16em;text-transform:uppercase;margin-top:12px}
.prose a{color:var(--jac)}
.prose strong{color:var(--stone);font-weight:500}
.prose .ticks li{color:var(--mute)}
.prose .addr{color:var(--stone);line-height:1.8}
@media (max-width:860px){.prose-grid{grid-template-columns:1fr}.toc{position:static}}