/* E&K Property Partners — single page
   Blue leads; the logo keeps its terracotta, used sparingly as a highlight.
   No external requests: no web fonts, no analytics, no third-party assets. */

:root{
  --blue:#3c6aa8;
  --blue-dark:#2f5486;
  --blue-wash:#f2f6fb;
  --terracotta:#9f4c28;
  --ink:#242424;
  --grey:#4e4e4e;
  --muted:#6f6a67;
  --rule:#e4e0dc;
  --paper:#ffffff;
  --paper-warm:#faf8f6;
  --serif:Georgia,"Times New Roman",Times,serif;
  --sans:-apple-system,BlinkMacSystemFont,"Segoe UI",Arial,sans-serif;
  --wrap:1120px;
}

*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:104px;-webkit-text-size-adjust:100%}
body{
  margin:0;background:var(--paper);color:var(--ink);
  font-family:var(--sans);font-size:17px;line-height:1.65;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;height:auto;display:block}
a{color:var(--blue);text-decoration-thickness:1px;text-underline-offset:2px}

.wrap{width:100%;max-width:var(--wrap);margin:0 auto;padding:0 28px}

h1,h2,h3{font-family:var(--serif);font-weight:400;color:var(--ink);letter-spacing:-.01em}
h1{font-size:clamp(2.1rem,4.4vw,3.35rem);line-height:1.14;margin:.2em 0 .5em}
h2{font-size:clamp(1.65rem,2.8vw,2.3rem);line-height:1.2;margin:0 0 .7em}
h3{font-size:1.16rem;line-height:1.35;margin:0 0 .5em}
p{margin:0 0 1.05em}

/* ---------- header ---------- */
.site-head{
  position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);
  backdrop-filter:saturate(180%) blur(8px);border-bottom:1px solid var(--rule);
}
.head-inner{display:flex;align-items:center;gap:28px;min-height:84px;padding-top:10px;padding-bottom:10px}
.brand{flex:0 0 auto;display:flex;align-items:center;gap:14px;text-decoration:none}
.brand-mark{width:72px;height:auto;flex:0 0 auto}
.brand-words{display:flex;flex-direction:column;line-height:1}
.brand-name{
  font-family:var(--serif);font-size:1.62rem;color:var(--ink);
  letter-spacing:.12em;line-height:1;
}
.brand-sub{
  margin-top:.42em;font-size:.6rem;letter-spacing:.28em;text-transform:uppercase;
  color:var(--grey);line-height:1;white-space:nowrap;
}
.nav{flex:1 1 auto;display:flex;gap:26px;justify-content:center}
.nav::-webkit-scrollbar{display:none}
.nav a{
  color:var(--grey);text-decoration:none;font-size:.95rem;white-space:nowrap;
  padding-bottom:3px;border-bottom:2px solid transparent;
}
.nav a:hover{color:var(--blue);border-bottom-color:var(--terracotta)}

.head-actions{flex:0 0 auto;display:flex;align-items:center;gap:6px;margin-left:auto}
.wa{flex:0 0 auto;display:inline-flex;align-items:center;justify-content:center;
  width:44px;height:44px;border-radius:50%;text-decoration:none;
  transition:background .15s ease,transform .15s ease}
.wa svg{display:block}
.wa:hover{background:rgba(37,211,102,.12);transform:translateY(-1px)}
.wa:focus-visible{outline:2px solid var(--blue);outline-offset:2px}

/* hamburger — CSS only, no JavaScript */
.nav-toggle{position:absolute;width:1px;height:1px;opacity:0;pointer-events:none}
.burger{
  display:none;width:44px;height:44px;border-radius:2px;cursor:pointer;
  flex-direction:column;align-items:center;justify-content:center;gap:5px;
}
.burger span{display:block;width:22px;height:2px;background:var(--ink);transition:transform .2s ease,opacity .2s ease}
.nav-toggle:focus-visible ~ .head-actions .burger{outline:2px solid var(--blue);outline-offset:2px}
.nav-toggle:checked ~ .head-actions .burger span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.nav-toggle:checked ~ .head-actions .burger span:nth-child(2){opacity:0}
.nav-toggle:checked ~ .head-actions .burger span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}


/* ---------- sections ---------- */
section{padding:84px 0}
.band{background:var(--paper-warm);border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}
.section-lede{color:var(--muted);max-width:none;margin-top:-.4em;margin-bottom:2.2em}

.eyebrow{
  font-size:.76rem;letter-spacing:.18em;text-transform:uppercase;
  color:var(--terracotta);margin:0 0 .6em;
}
.lede{font-size:1.16rem;color:var(--grey)}

.hero{padding-top:66px}
.hero-single{max-width:var(--wrap)}
.hero-copy h1{max-width:20ch}
.hero-copy p{max-width:68ch}

.about-single p{max-width:74ch}
.credentials{
  margin-top:1.8em;padding-left:18px;border-left:3px solid var(--terracotta);
  font-size:.99rem;line-height:1.55;
}
.credentials span{color:var(--muted);font-size:.93rem}

.two-col{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:start}
.single-col ul,.single-col p{max-width:74ch}

.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.card{background:var(--paper);border:1px solid var(--rule);padding:32px 28px}
.card h3{color:var(--blue)}
.note{color:var(--muted);font-size:.92rem;font-style:italic;margin-bottom:0}

.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:34px 40px}
.feature h3{color:var(--blue)}
.feature p{margin-bottom:0;color:var(--grey)}

ul.plain,ul.ticks{margin:0 0 1.1em;padding:0;list-style:none}
ul.plain li,ul.ticks li{position:relative;padding-left:20px;margin-bottom:.42em;color:var(--grey)}
ul.plain li::before{content:"";position:absolute;left:2px;top:.72em;width:5px;height:5px;background:var(--rule)}
ul.ticks li::before{content:"";position:absolute;left:0;top:.52em;width:9px;height:5px;border-left:2px solid var(--terracotta);border-bottom:2px solid var(--terracotta);transform:rotate(-45deg)}
ul.qs li{font-style:italic}

/* ---------- fee ---------- */
.fee-panel{
  display:grid;grid-template-columns:.62fr 1.38fr;gap:48px;align-items:center;
  background:var(--blue-wash);border-left:4px solid var(--blue);padding:44px 48px;
}
.fee-figure{text-align:center}
.fee-lead{display:block;font-family:var(--serif);font-size:clamp(1.55rem,2.9vw,2.15rem);line-height:1.2;color:var(--blue)}
.fee-sub{display:block;margin-top:1em;font-size:.88rem;color:var(--grey);line-height:1.5}
.fee-terms p:last-child{margin-bottom:0}

/* ---------- contact ---------- */
.contact-row{
  display:grid;grid-template-columns:minmax(0,1.5fr) repeat(3,minmax(0,1fr));
  gap:20px;align-items:stretch;
}
.contact-card{
  display:flex;flex-direction:column;gap:5px;text-decoration:none;
  background:var(--paper);border:1px solid var(--rule);padding:30px 28px;
  transition:border-color .15s ease,box-shadow .15s ease;
}
.contact-card:hover{border-color:var(--blue);box-shadow:0 2px 14px rgba(60,106,168,.1)}
.contact-val{text-decoration:none}
.contact-val:hover{color:var(--blue)}
.contact-card .contact-val{margin-top:4px}
.contact-card .contact-note{margin-bottom:14px}
.contact-card .contact-note:last-child{margin-bottom:0}

.qr-tile{
  display:flex;flex-direction:column;align-items:center;justify-content:center;gap:12px;
  text-decoration:none;background:var(--paper);border:1px solid var(--rule);padding:24px 18px;
  transition:border-color .15s ease,box-shadow .15s ease;
}
a.qr-tile:hover{border-color:var(--blue);box-shadow:0 2px 14px rgba(60,106,168,.1)}
.qr-tile img{width:100%;max-width:150px;height:auto}
.qr-name{font-family:var(--serif);font-size:1.02rem;color:var(--ink);text-align:center}
.contact-kind{font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--terracotta)}
.contact-val{font-family:var(--serif);font-size:1.18rem;color:var(--ink);word-break:break-word}
.contact-note{font-size:.88rem;color:var(--muted)}
.qr{margin-top:16px;width:150px;height:150px}


/* ---------- footer ---------- */
.site-foot{background:var(--ink);color:#c9c4c0;padding:56px 0 64px;font-size:.9rem}
.site-foot .wrap{display:grid;grid-template-columns:auto 1fr;gap:40px;align-items:start}
.foot-brand{display:flex;flex-direction:column;align-items:flex-start;gap:0}
.foot-brand .brand-mark{width:104px;margin-bottom:14px}
.foot-brand .brand-name{
  font-family:var(--serif);font-size:1.5rem;letter-spacing:.12em;line-height:1;color:#f0ece9;
}
.foot-brand .brand-sub{
  margin-top:.5em;font-size:.58rem;letter-spacing:.26em;text-transform:uppercase;
  color:#9a938e;line-height:1;white-space:nowrap;
}
.foot-legal p{margin:0 0 .55em;max-width:none}
.foot-legal strong{color:#f0ece9;font-weight:600}
.fine{color:#8e8783;font-size:.83rem}
.todo{
  color:#e8b48f;border-left:3px solid var(--terracotta);padding-left:12px;
}
.todo em{font-style:normal;color:#b9834f}

/* ---------- responsive ---------- */
@media (max-width:980px){
  .two-col,.fee-panel{grid-template-columns:1fr;gap:38px}
  .cards,.grid-3{grid-template-columns:1fr 1fr}
    .fee-panel{padding:36px 30px}
  .fee-figure{text-align:left}
}
@media (max-width:760px){
  body{font-size:16px}
  section{padding:58px 0}
  .wrap{padding:0 20px}
  .head-inner{gap:12px;min-height:70px;flex-wrap:nowrap}
  .brand-mark{width:56px}
  .brand-name{font-size:1.3rem}
  .brand-sub{font-size:.54rem;letter-spacing:.22em}
  .burger{display:flex}
  .nav{
    display:none;position:absolute;left:0;right:0;top:100%;
    flex-direction:column;justify-content:flex-start;gap:0;
    background:#fff;border-bottom:1px solid var(--rule);
    box-shadow:0 10px 24px rgba(0,0,0,.07);padding:6px 0;
  }
  .nav-toggle:checked ~ .nav{display:flex}
  .nav a{padding:14px 24px;border-bottom:none;font-size:1rem}
  .nav a:hover{background:var(--blue-wash);border-bottom-color:transparent}
  .cards,.grid-3{grid-template-columns:1fr}
  .contact-row{grid-template-columns:1fr}
  .contact-row .contact-card{grid-column:auto}
  .qr-tile{padding:20px 16px}
  .site-foot .wrap{grid-template-columns:1fr;gap:26px}
}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *{transition:none!important}
}