@import url('https://fonts.googleapis.com/css2?family=Playfair+Display:ital,wght@0,400;0,500;0,600;1,400;1,500&family=DM+Sans:wght@300;400;500&display=swap');

:root {
  --charcoal: #1a1a18;
  --charcoal-mid: #2c2c2a;
  --charcoal-light: #3d3d3a;
  --ivory: #f5f2eb;
  --ivory-dark: #ede9df;
  --ivory-mid: #e0dbd0;
  --brass: #b8924a;
  --brass-light: #d4a85c;
  --red: #8B1C1C;
  --red-light: #a52424;
  --text-primary: #1a1a18;
  --text-secondary: #5a5a56;
  --text-tertiary: #8a8a84;
  --white: #ffffff;
  --font-display: 'Playfair Display', Georgia, serif;
  --font-body: 'DM Sans', 'Helvetica Neue', sans-serif;
  --max-width: 1200px;
  --spacing-sm: 1rem;
  --spacing-md: 2rem;
  --spacing-lg: 4rem;
  --spacing-xl: 8rem;
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { font-size: 16px; scroll-behavior: smooth; }
body { background: var(--ivory); color: var(--text-primary); font-family: var(--font-body); font-weight: 300; line-height: 1.7; -webkit-font-smoothing: antialiased; }

/* ── NAV ── */
nav { position: fixed; top: 0; left: 0; right: 0; z-index: 100; background: var(--charcoal); border-bottom: 1px solid var(--charcoal-light); padding: 0 var(--spacing-lg); }
.nav-inner { max-width: var(--max-width); margin: 0 auto; display: flex; align-items: center; justify-content: space-between; height: 68px; }
.nav-logo { font-family: var(--font-display); font-size: 1.05rem; font-weight: 500; color: var(--ivory); text-decoration: none; letter-spacing: 0.02em; display: flex; flex-direction: column; line-height: 1.2; }
.nav-logo span { font-family: var(--font-body); font-weight: 300; font-size: 0.6rem; color: var(--brass); letter-spacing: 0.18em; text-transform: uppercase; }
.nav-links { display: flex; align-items: center; gap: var(--spacing-md); list-style: none; }
.nav-links a { font-size: 0.75rem; font-weight: 400; color: var(--ivory-mid); text-decoration: none; letter-spacing: 0.1em; text-transform: uppercase; transition: color 0.2s; }
.nav-links a:hover { color: var(--brass-light); }
.nav-cta { color: var(--brass) !important; border: 1px solid var(--brass); padding: 0.45rem 1.1rem; }
.nav-cta:hover { background: var(--brass); color: var(--charcoal) !important; }

/* ── HAMBURGER ── */
.hamburger { display: none; flex-direction: column; gap: 5px; cursor: pointer; padding: 4px; background: none; border: none; }
.hamburger span { display: block; width: 24px; height: 2px; background: var(--ivory); transition: all 0.3s ease; transform-origin: center; }
.hamburger.open span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.hamburger.open span:nth-child(2) { opacity: 0; }
.hamburger.open span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }
.mobile-nav { display: none; position: fixed; top: 68px; left: 0; right: 0; bottom: 0; background: var(--charcoal); z-index: 200; overflow-y: auto; padding: 1.5rem; }
.mobile-nav.open { display: block; }
.mob-links { display: flex; flex-direction: column; gap: 0.4rem; }
.mob-links a { display: block; font-size: 0.82rem; letter-spacing: 0.1em; text-transform: uppercase; color: var(--ivory-mid); text-decoration: none; padding: 0.85rem 1rem; border: 1px solid var(--charcoal-light); transition: all 0.15s; }
.mob-links a:hover { color: var(--brass); border-color: var(--brass); }
.mob-links a.mob-cta { background: var(--brass); color: var(--charcoal); border-color: var(--brass); text-align: center; }

/* ── PAGE WRAP ── */
.page-wrap { padding-top: 68px; }

/* ── HERO ── */
.hero { background: var(--charcoal); padding: var(--spacing-xl) var(--spacing-lg); position: relative; overflow: hidden; }
.hero::before { content: ''; position: absolute; inset: 0; background: repeating-linear-gradient(0deg, transparent, transparent 79px, rgba(184,146,74,0.04) 79px, rgba(184,146,74,0.04) 80px); pointer-events: none; }
.hero-inner { max-width: var(--max-width); margin: 0 auto; position: relative; }
.hero-eyebrow { font-size: 0.68rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--brass); margin-bottom: 1.5rem; display: block; }
.hero h1 { font-family: var(--font-display); font-size: clamp(2.4rem, 5vw, 4.2rem); font-weight: 400; color: var(--ivory); line-height: 1.12; max-width: 780px; margin-bottom: var(--spacing-md); }
.hero h1 em { font-style: italic; color: var(--brass-light); }
.hero-sub { font-size: 1.05rem; font-weight: 300; color: var(--ivory-mid); max-width: 560px; line-height: 1.8; margin-bottom: var(--spacing-lg); }

/* ── STAT BAR ── */
.stat-bar { background: var(--charcoal-mid); border-top: 1px solid var(--charcoal-light); padding: var(--spacing-md) var(--spacing-lg); }
.stat-inner { max-width: var(--max-width); margin: 0 auto; display: grid; grid-template-columns: repeat(4, 1fr); gap: 2rem; }
.stat { padding-left: 1.25rem; border-left: 2px solid var(--brass); }
.stat-value { font-family: var(--font-display); font-size: 1.8rem; color: var(--ivory); display: block; line-height: 1.1; }
.stat-label { font-size: 0.68rem; letter-spacing: 0.15em; text-transform: uppercase; color: var(--text-tertiary); margin-top: 0.25rem; }

/* ── BUTTONS ── */
.btn { display: inline-block; font-family: var(--font-body); font-size: 0.75rem; font-weight: 400; letter-spacing: 0.12em; text-transform: uppercase; text-decoration: none; padding: 0.9rem 2rem; transition: all 0.2s; border: none; cursor: pointer; }
.btn-red { background: var(--red); color: var(--ivory); }
.btn-red:hover { background: var(--red-light); }
.btn-brass { background: var(--brass); color: var(--charcoal); }
.btn-brass:hover { background: var(--brass-light); }
.btn-outline { background: transparent; color: var(--ivory); border: 1px solid rgba(245,242,235,0.3); margin-left: 1rem; }
.btn-outline:hover { border-color: var(--brass); color: var(--brass); }
.btn-dark { background: var(--charcoal); color: var(--ivory); }
.btn-dark:hover { background: var(--charcoal-mid); }

/* ── SECTIONS ── */
section { padding: var(--spacing-xl) var(--spacing-lg); }
.section-inner { max-width: var(--max-width); margin: 0 auto; }
.section-label { font-size: 0.65rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--brass); margin-bottom: 1.25rem; display: block; }
.section-title { font-family: var(--font-display); font-size: clamp(1.8rem, 3vw, 2.8rem); font-weight: 400; line-height: 1.2; margin-bottom: var(--spacing-md); }
.section-intro { font-size: 1rem; color: var(--text-secondary); max-width: 600px; line-height: 1.85; font-weight: 300; }

/* ── GOLD RULE ── */
.gold-rule { width: 48px; height: 1px; background: var(--brass); display: block; margin-bottom: var(--spacing-md); }
.gold-rule-wide { width: 100%; height: 1px; background: linear-gradient(90deg, var(--brass) 0%, transparent 100%); }

/* ── REGION GRID ── */
.region-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--ivory-mid); border: 1px solid var(--ivory-mid); margin-top: var(--spacing-lg); }
.region-card { background: var(--white); padding: 2.5rem 2rem; text-decoration: none; color: inherit; transition: background 0.2s; display: block; position: relative; }
.region-card:hover { background: var(--charcoal); }
.region-card:hover .region-title, .region-card:hover .region-sub, .region-card:hover .region-desc { color: var(--ivory); }
.region-card:hover .region-tag { background: var(--charcoal-light); color: var(--brass-light); }
.region-card:hover::after { content: '→'; position: absolute; bottom: 2rem; right: 2rem; color: var(--brass); font-size: 1.2rem; }
.region-sub { font-size: 0.62rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--brass); margin-bottom: 0.6rem; transition: color 0.2s; }
.region-title { font-family: var(--font-display); font-size: 1.5rem; font-weight: 400; margin-bottom: 0.75rem; line-height: 1.2; transition: color 0.2s; }
.region-desc { font-size: 0.88rem; color: var(--text-secondary); line-height: 1.7; margin-bottom: 1.25rem; transition: color 0.2s; }
.region-tag { display: inline-block; font-size: 0.62rem; letter-spacing: 0.12em; text-transform: uppercase; background: var(--ivory-dark); color: var(--text-secondary); padding: 0.3rem 0.75rem; transition: all 0.2s; }

/* ── TAX CALLOUT ── */
.tax-callout { background: var(--charcoal); color: var(--ivory); }
.tax-inner { max-width: var(--max-width); margin: 0 auto; display: grid; grid-template-columns: 1fr 1fr; gap: var(--spacing-xl); align-items: center; }
.tax-number { font-family: var(--font-display); font-size: clamp(5rem, 12vw, 9rem); font-weight: 400; color: var(--brass); line-height: 1; opacity: 0.9; }
.tax-content .section-title { color: var(--ivory); }
.tax-desc { font-size: 0.98rem; color: var(--ivory-mid); line-height: 1.85; margin-bottom: var(--spacing-md); font-weight: 300; }

/* ── PETER SECTION ── */
.peter-section { background: var(--charcoal); color: var(--ivory); }
.peter-inner { max-width: var(--max-width); margin: 0 auto; display: grid; grid-template-columns: 1fr 2fr; gap: var(--spacing-xl); align-items: center; }
.peter-img-wrap { position: relative; }
.peter-img-wrap::after { content: ''; position: absolute; bottom: -12px; right: -12px; left: 12px; top: 12px; border: 1px solid var(--brass); z-index: 0; }
.peter-img-wrap img { width: 100%; display: block; position: relative; z-index: 1; filter: grayscale(15%); }
.peter-mandate { font-family: var(--font-display); font-size: 1.1rem; font-style: italic; color: var(--brass-light); line-height: 1.7; margin-bottom: var(--spacing-md); padding-left: 1.5rem; border-left: 2px solid var(--brass); }
.peter-bio { font-size: 0.95rem; color: var(--ivory-mid); line-height: 1.85; margin-bottom: var(--spacing-md); font-weight: 300; }
.peter-creds { display: flex; gap: var(--spacing-lg); }
.cred { border-top: 1px solid var(--charcoal-light); padding-top: 1rem; }
.cred-num { font-family: var(--font-display); font-size: 1.5rem; color: var(--brass); display: block; }
.cred-label { font-size: 0.68rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--text-tertiary); }

/* ── FORM ── */
.form-group { margin-bottom: 1.25rem; }
.form-label { display: block; font-size: 0.68rem; letter-spacing: 0.15em; text-transform: uppercase; color: var(--text-tertiary); margin-bottom: 0.45rem; }
.form-input, .form-select, .form-textarea { width: 100%; background: var(--white); border: 1px solid var(--ivory-mid); color: var(--text-primary); font-family: var(--font-body); font-size: 0.95rem; font-weight: 300; padding: 0.85rem 1rem; outline: none; transition: border-color 0.2s; appearance: none; }
.form-input:focus, .form-select:focus, .form-textarea:focus { border-color: var(--brass); }
.form-textarea { resize: vertical; min-height: 110px; }

/* ── BLOG GRID ── */
.blog-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2rem; margin-top: var(--spacing-lg); }
.blog-card { border-top: 1px solid var(--ivory-mid); padding-top: 1.5rem; text-decoration: none; color: inherit; display: block; }
.blog-card:hover .blog-title { color: var(--brass); }
.blog-meta { font-size: 0.65rem; letter-spacing: 0.15em; text-transform: uppercase; color: var(--brass); margin-bottom: 0.75rem; }
.blog-title { font-family: var(--font-display); font-size: 1.1rem; font-weight: 400; line-height: 1.35; margin-bottom: 0.75rem; transition: color 0.2s; }
.blog-excerpt { font-size: 0.88rem; color: var(--text-secondary); line-height: 1.75; }

/* ── CONTENT BODY ── */
.content-body { max-width: 780px; }
.content-body h2 { font-family: var(--font-display); font-size: 1.7rem; font-weight: 400; margin: var(--spacing-lg) 0 1rem; line-height: 1.25; }
.content-body h2:first-child { margin-top: 0; }
.content-body p { font-size: 0.97rem; line-height: 1.9; color: var(--text-secondary); margin-bottom: 1.25rem; }
.content-body ul { margin: 1rem 0 1.5rem; padding: 0; list-style: none; }
.content-body ul li { font-size: 0.95rem; color: var(--text-secondary); padding: 0.5rem 0 0.5rem 1.5rem; border-bottom: 1px solid var(--ivory-mid); position: relative; line-height: 1.75; }
.content-body ul li::before { content: '—'; position: absolute; left: 0; color: var(--brass); }

/* ── CALLOUT ── */
.callout { background: var(--charcoal); padding: 2.5rem; margin: var(--spacing-lg) 0; border-left: 3px solid var(--brass); }
.callout p { font-family: var(--font-display); font-size: 1.1rem; font-style: italic; color: var(--ivory-mid) !important; line-height: 1.7; margin: 0 !important; }

/* ── PAGE HERO ── */
.page-hero { background: var(--charcoal); padding: var(--spacing-xl) var(--spacing-lg) var(--spacing-lg); position: relative; overflow: hidden; }
.page-hero::before { content: ''; position: absolute; inset: 0; background: repeating-linear-gradient(90deg, transparent, transparent 119px, rgba(184,146,74,0.025) 119px, rgba(184,146,74,0.025) 120px); pointer-events: none; }
.page-hero-inner { max-width: var(--max-width); margin: 0 auto; position: relative; }
.page-breadcrumb { font-size: 0.68rem; letter-spacing: 0.15em; text-transform: uppercase; color: var(--text-tertiary); margin-bottom: 2rem; }
.page-breadcrumb a { color: var(--brass); text-decoration: none; }
.page-hero h1 { font-family: var(--font-display); font-size: clamp(2rem, 4vw, 3.4rem); font-weight: 400; color: var(--ivory); line-height: 1.15; max-width: 680px; margin-bottom: 1rem; }
.page-hero-sub { font-size: 1rem; color: var(--ivory-mid); font-weight: 300; max-width: 520px; line-height: 1.8; }

/* ── FOOTER ── */
footer { background: var(--charcoal); color: var(--ivory); padding: var(--spacing-lg) var(--spacing-lg) var(--spacing-md); border-top: 2px solid var(--brass); }
.footer-inner { max-width: var(--max-width); margin: 0 auto; }
.footer-grid { display: grid; grid-template-columns: 2fr 1fr 1fr; gap: var(--spacing-lg); margin-bottom: var(--spacing-lg); }
.footer-brand { font-family: var(--font-display); font-size: 1.1rem; color: var(--ivory); margin-bottom: 0.4rem; }
.footer-sub { font-size: 0.65rem; letter-spacing: 0.18em; text-transform: uppercase; color: var(--brass); margin-bottom: 1.25rem; }
.footer-desc { font-size: 0.85rem; color: var(--text-tertiary); line-height: 1.8; max-width: 300px; }
.footer-col-title { font-size: 0.65rem; letter-spacing: 0.18em; text-transform: uppercase; color: var(--brass); margin-bottom: 1.25rem; }
.footer-col a { display: block; font-size: 0.85rem; color: var(--text-tertiary); text-decoration: none; margin-bottom: 0.6rem; transition: color 0.2s; }
.footer-col a:hover { color: var(--ivory); }
.footer-bottom { border-top: 1px solid var(--charcoal-light); padding-top: var(--spacing-md); display: flex; justify-content: space-between; align-items: center; flex-wrap: wrap; gap: 0.75rem; }
.footer-legal { font-size: 0.75rem; color: var(--text-tertiary); }
.footer-bhhs { font-size: 0.75rem; color: var(--text-tertiary); }
.footer-bhhs strong { color: var(--ivory-mid); font-weight: 400; }

/* ── ANIMATIONS ── */
@keyframes fadeUp { from { opacity: 0; transform: translateY(20px); } to { opacity: 1; transform: translateY(0); } }
.animate { animation: fadeUp 0.6s ease forwards; }
.anim-1 { opacity: 0; animation: fadeUp 0.6s ease 0.1s forwards; }
.anim-2 { opacity: 0; animation: fadeUp 0.6s ease 0.2s forwards; }
.anim-3 { opacity: 0; animation: fadeUp 0.6s ease 0.3s forwards; }

/* ── RESPONSIVE ── */
@media (max-width: 1024px) {
  nav { padding: 0 var(--spacing-md); }
  section { padding: var(--spacing-lg) var(--spacing-md); }
  .hero, .page-hero { padding-left: var(--spacing-md); padding-right: var(--spacing-md); }
  .stat-bar { padding: var(--spacing-md); }
  .stat-inner { grid-template-columns: repeat(2, 1fr); }
  .region-grid { grid-template-columns: repeat(2, 1fr); }
  .tax-inner { grid-template-columns: 1fr; gap: var(--spacing-md); }
  .peter-inner { grid-template-columns: 1fr; gap: var(--spacing-md); }
  .peter-img-wrap { max-width: 320px; }
  .blog-grid { grid-template-columns: repeat(2, 1fr); }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: var(--spacing-md); }
  .nav-links { display: none; }
  .hamburger { display: flex; }
}
@media (max-width: 640px) {
  :root { --spacing-xl: 4rem; --spacing-lg: 2rem; }
  .region-grid { grid-template-columns: 1fr; }
  .blog-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-bottom { flex-direction: column; text-align: center; }
  .peter-creds { flex-direction: column; gap: 1rem; }
  .stat-inner { grid-template-columns: 1fr 1fr; gap: 1rem; }
}