/* =========================================================
   Norge Investment Properties, LLC
   Single-page stylesheet
   Palette: white #ffffff, light grey #f5f5f5 / #f0f0f0,
            charcoal #1a1a1a, sky blue #4a90c4
   Direction: editorial-Swiss for institutional CRE -
   white surface, hairline structure, one deliberate accent,
   Playfair display + Inter body.
   ========================================================= */

/* ---------- Reset & Base ---------- */
*,
*::before,
*::after {
    box-sizing: border-box;
    margin: 0;
    padding: 0;
}

:root {
    --color-bg: #ffffff;
    --color-bg-2: #f5f5f5;
    --color-bg-3: #f0f0f0;
    --color-surface: #ececec;
    --color-fg: #1a1a1a;
    --color-fg-muted: #555555;
    --color-steel: #8a9ba8;
    --color-accent: #4a90c4;
    --color-accent-dark: #3a7bab;
    --color-accent-soft: rgba(74, 144, 196, 0.12);
    --color-border: rgba(26, 26, 26, 0.10);
    --color-border-strong: rgba(26, 26, 26, 0.20);

    --font-serif: 'Playfair Display', Georgia, 'Times New Roman', serif;
    --font-sans: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', Roboto, sans-serif;

    --container: 1200px;
    --gutter: clamp(20px, 5vw, 48px);

    --ease: cubic-bezier(0.4, 0, 0.2, 1);
}

html {
    scroll-behavior: smooth;
    scroll-padding-top: 80px;
}

body {
    font-family: var(--font-sans);
    background-color: var(--color-bg);
    color: var(--color-fg);
    font-size: 16px;
    line-height: 1.6;
    font-weight: 400;
    -webkit-font-smoothing: antialiased;
    -moz-osx-font-smoothing: grayscale;
    overflow-x: hidden;
}

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

a {
    color: inherit;
    text-decoration: none;
}

button,
input,
textarea,
select {
    font: inherit;
    color: inherit;
}

/* ---------- Container & Section ---------- */
.container {
    width: 100%;
    max-width: var(--container);
    margin: 0 auto;
    padding-left: var(--gutter);
    padding-right: var(--gutter);
}

.section {
    padding-top: clamp(64px, 10vw, 120px);
    padding-bottom: clamp(64px, 10vw, 120px);
}

/* Editorial accent rule motif - short sky-blue hairline before each eyebrow */
.section-eyebrow {
    display: flex;
    align-items: center;
    gap: 14px;
    font-size: 0.75rem;
    font-weight: 500;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--color-accent);
    margin-bottom: 16px;
}

.section-eyebrow::before {
    content: '';
    width: 28px;
    height: 1px;
    background-color: var(--color-accent);
    flex-shrink: 0;
}

.section-title {
    font-family: var(--font-serif);
    font-weight: 600;
    font-size: clamp(1.75rem, 4vw, 2.75rem);
    line-height: 1.15;
    color: var(--color-fg);
    margin-bottom: 24px;
    letter-spacing: -0.01em;
}

.section-lead {
    font-size: 1.0625rem;
    color: var(--color-fg-muted);
    max-width: 640px;
}

.section-header {
    margin-bottom: clamp(40px, 6vw, 72px);
    max-width: 720px;
}

/* ---------- Buttons ---------- */
.btn {
    display: inline-block;
    padding: 16px 32px;
    font-weight: 500;
    font-size: 0.9375rem;
    letter-spacing: 0.04em;
    text-transform: uppercase;
    border: 1px solid transparent;
    cursor: pointer;
    transition: all 0.3s var(--ease);
    text-align: center;
}

.btn-primary {
    background-color: var(--color-accent);
    color: #ffffff;
    border-color: var(--color-accent);
}

.btn-primary:hover,
.btn-primary:focus {
    background-color: var(--color-accent-dark);
    border-color: var(--color-accent-dark);
    color: #ffffff;
}

.btn-full {
    width: 100%;
    padding: 18px 32px;
}

/* ---------- Nav ---------- */
.nav {
    position: fixed;
    top: 0;
    left: 0;
    right: 0;
    z-index: 100;
    background-color: rgba(255, 255, 255, 0.85);
    backdrop-filter: blur(12px);
    -webkit-backdrop-filter: blur(12px);
    border-bottom: 1px solid var(--color-border);
    transition: background-color 0.3s var(--ease);
}

.nav.scrolled {
    background-color: rgba(255, 255, 255, 0.95);
    box-shadow: 0 4px 20px rgba(26, 26, 26, 0.06);
}

.nav-inner {
    display: flex;
    align-items: center;
    justify-content: space-between;
    height: 72px;
    gap: 24px;
    transition: height 0.35s var(--ease);
}

.nav.scrolled .nav-inner {
    height: 60px;
}

.nav-logo {
    display: flex;
    align-items: center;
    gap: 12px;
    flex-shrink: 0;
}

.nav-logo-mark {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    width: 36px;
    height: 36px;
    border: 1px solid var(--color-accent);
    color: var(--color-accent);
    font-family: var(--font-serif);
    font-weight: 700;
    font-size: 1.125rem;
    letter-spacing: 0;
    flex-shrink: 0;
}

.nav-logo-text {
    font-family: var(--font-serif);
    font-weight: 600;
    font-size: 0.9375rem;
    letter-spacing: 0.04em;
    color: var(--color-fg);
    display: none;
}

.nav-links {
    display: none;
    gap: 36px;
}

.nav-links a {
    font-size: 0.875rem;
    font-weight: 400;
    letter-spacing: 0.06em;
    text-transform: uppercase;
    color: var(--color-fg-muted);
    transition: color 0.2s var(--ease);
    position: relative;
}

.nav-links a::after {
    content: '';
    position: absolute;
    left: 0;
    bottom: -6px;
    width: 0;
    height: 1px;
    background-color: var(--color-accent);
    transition: width 0.3s var(--ease);
}

.nav-links a:hover {
    color: var(--color-fg);
}

.nav-links a:hover::after {
    width: 100%;
}

.nav-phone {
    display: flex;
    align-items: center;
    gap: 8px;
    font-size: 0.9375rem;
    font-weight: 500;
    color: var(--color-fg);
    flex-shrink: 0;
    transition: color 0.2s var(--ease);
}

.nav-phone:hover {
    color: var(--color-accent);
}

.nav-phone-icon {
    width: 17px;
    height: 17px;
    color: var(--color-accent);
    flex-shrink: 0;
}

.nav-phone-text {
    display: none;
}

/* Nav actions cluster (phone + hamburger) */
.nav-actions {
    display: flex;
    align-items: center;
    gap: 16px;
    flex-shrink: 0;
}

/* Hamburger - shown on mobile, hidden on desktop */
.nav-toggle {
    display: inline-flex;
    flex-direction: column;
    justify-content: center;
    gap: 5px;
    width: 40px;
    height: 40px;
    padding: 9px 8px;
    background: transparent;
    border: none;
    cursor: pointer;
}

.nav-toggle-bar {
    display: block;
    width: 100%;
    height: 2px;
    background-color: var(--color-fg);
    transition: transform 0.3s var(--ease), opacity 0.2s var(--ease);
}

.nav.is-open .nav-toggle-bar:nth-child(1) {
    transform: translateY(7px) rotate(45deg);
}

.nav.is-open .nav-toggle-bar:nth-child(2) {
    opacity: 0;
}

.nav.is-open .nav-toggle-bar:nth-child(3) {
    transform: translateY(-7px) rotate(-45deg);
}

/* Mobile dropdown menu panel */
@media (max-width: 899px) {
    .nav.is-open .nav-links {
        display: flex;
        flex-direction: column;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background-color: rgba(255, 255, 255, 0.97);
        backdrop-filter: blur(12px);
        -webkit-backdrop-filter: blur(12px);
        border-bottom: 1px solid var(--color-border);
        padding: 4px var(--gutter) 16px;
        box-shadow: 0 20px 40px rgba(26, 26, 26, 0.08);
    }
    .nav.is-open .nav-links a {
        padding: 15px 0;
        border-bottom: 1px solid var(--color-border);
        color: var(--color-fg);
        font-size: 0.9375rem;
    }
    .nav.is-open .nav-links a:last-child {
        border-bottom: none;
    }
    .nav.is-open .nav-links a::after {
        display: none;
    }
}

/* ---------- Hero ---------- */
.hero {
    position: relative;
    min-height: 100vh;
    min-height: 100svh;
    display: flex;
    align-items: center;
    overflow: hidden;
    padding-top: 100px;
    padding-bottom: 80px;
}

.hero-bg {
    position: absolute;
    inset: 0;
    z-index: 0;
    background-color: #0f0f0f;
    background-image: url('../images/hero-20260713.jpeg');
    background-size: cover;
    background-position: center center;
    background-repeat: no-repeat;
    transform-origin: center center;
    animation: heroKenBurns 26s ease-in-out infinite alternate;
}

@keyframes heroKenBurns {
    from { transform: scale(1); }
    to   { transform: scale(1.12); }
}

/* Lighter overlay than the dark theme, kept dark enough to hold white hero text */
.hero-bg::before {
    content: '';
    position: absolute;
    inset: 0;
    background:
        linear-gradient(135deg, rgba(12, 12, 12, 0.70) 0%, rgba(18, 18, 18, 0.58) 50%, rgba(12, 12, 12, 0.72) 100%);
}

.hero-bg::after {
    content: '';
    position: absolute;
    inset: 0;
    background:
        linear-gradient(180deg, rgba(15, 15, 15, 0.20) 0%, transparent 35%, transparent 72%, rgba(15, 15, 15, 0.12) 100%);
}

.hero-inner {
    position: relative;
    z-index: 1;
    max-width: 920px;
}

.hero-eyebrow {
    font-size: 0.75rem;
    font-weight: 600;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: #e2f1ff;
    margin-bottom: 24px;
    text-shadow: 0 1px 12px rgba(0, 0, 0, 0.55);
}

.hero-title {
    font-family: var(--font-serif);
    font-weight: 600;
    font-size: clamp(2.25rem, 6vw, 4.5rem);
    line-height: 1.08;
    letter-spacing: -0.015em;
    color: #ffffff;
    margin-bottom: 32px;
    max-width: 18ch;
    text-shadow: 0 2px 24px rgba(0, 0, 0, 0.42);
}

.hero-tagline {
    font-size: clamp(1rem, 1.5vw, 1.1875rem);
    line-height: 1.6;
    color: rgba(255, 255, 255, 0.97);
    margin-bottom: 48px;
    max-width: 56ch;
    text-shadow: 0 1px 16px rgba(0, 0, 0, 0.6);
}

.hero-scroll {
    position: absolute;
    bottom: 32px;
    left: 50%;
    transform: translateX(-50%);
    z-index: 1;
    width: 1px;
    height: 56px;
    background-color: rgba(255, 255, 255, 0.30);
    overflow: hidden;
}

.hero-scroll span {
    display: block;
    width: 100%;
    height: 50%;
    background-color: var(--color-accent);
    animation: scrollLine 2.4s var(--ease) infinite;
}

@keyframes scrollLine {
    0%   { transform: translateY(-100%); }
    100% { transform: translateY(200%); }
}

/* ---------- About ---------- */
.about {
    background-color: var(--color-bg-2);
    border-top: 1px solid var(--color-border);
}

.about-grid {
    display: grid;
    grid-template-columns: 1fr;
    gap: 32px;
}

.about-heading .section-title {
    margin-bottom: 0;
}

.about-body p {
    color: var(--color-fg-muted);
    margin-bottom: 20px;
    font-size: 1.0625rem;
}

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

/* ---------- Portfolio / Asset classes ---------- */
.portfolio {
    background-color: var(--color-bg);
    border-top: 1px solid var(--color-border);
}

.portfolio-grid {
    display: grid;
    grid-template-columns: 1fr;
    gap: 16px;
}

.asset-tile {
    position: relative;
    overflow: hidden;
    aspect-ratio: 4 / 3;
    background-color: var(--color-surface);
    border: 1px solid var(--color-border);
    cursor: pointer;
}

.asset-tile img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    object-position: center center;
    transition: transform 0.7s var(--ease), filter 0.6s var(--ease);
    /* muted at rest for an editorial, cohesive gallery; color reveals on hover */
    filter: grayscale(55%) brightness(0.92) contrast(1.02);
}

.asset-tile::after {
    content: '';
    position: absolute;
    inset: 0;
    background: linear-gradient(180deg, rgba(15, 15, 15, 0) 45%, rgba(15, 15, 15, 0.62) 100%);
    transition: background 0.4s var(--ease);
    pointer-events: none;
}

.asset-tile-caption {
    position: absolute;
    left: 0;
    bottom: 0;
    z-index: 1;
    display: flex;
    align-items: baseline;
    gap: 12px;
    padding: 24px;
    color: #ffffff;
}

.asset-tile-index {
    font-family: var(--font-serif);
    font-size: 0.8125rem;
    color: #bcdcf5;
    letter-spacing: 0.1em;
}

.asset-tile-label {
    font-family: var(--font-serif);
    font-weight: 600;
    font-size: clamp(1.125rem, 2vw, 1.375rem);
    letter-spacing: 0.005em;
}

.asset-tile:hover img {
    transform: scale(1.05);
    filter: grayscale(0%) brightness(1) contrast(1);
}

.asset-tile:hover::after {
    background: linear-gradient(180deg, rgba(15, 15, 15, 0.10) 0%, rgba(15, 15, 15, 0.55) 100%);
}

/* ---------- Contact ---------- */
.contact {
    background-color: var(--color-bg-2);
    border-top: 1px solid var(--color-border);
}

.contact-title {
    text-align: center;
    margin-bottom: clamp(40px, 6vw, 64px);
}

.contact-grid {
    display: grid;
    grid-template-columns: 1fr;
    gap: 40px;
    align-items: start;
}

/* LEFT - firm info block, prominent, sky-blue left accent */
.contact-info {
    border-left: 3px solid var(--color-accent);
    padding: clamp(24px, 4vw, 40px);
    background-color: var(--color-bg);
    border-top: 1px solid var(--color-border);
    border-right: 1px solid var(--color-border);
    border-bottom: 1px solid var(--color-border);
}

.contact-firm {
    font-family: var(--font-serif);
    font-weight: 600;
    font-size: clamp(1.375rem, 3vw, 1.75rem);
    line-height: 1.25;
    color: var(--color-fg);
    letter-spacing: -0.005em;
    margin-bottom: 32px;
    text-wrap: balance;
}

.contact-detail {
    margin-bottom: 24px;
}

.contact-detail-label {
    font-size: 0.75rem;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--color-fg-muted);
    margin-bottom: 6px;
}

.contact-detail-value {
    font-size: 1.0625rem;
    color: var(--color-fg);
    line-height: 1.5;
}

/* Phone is the primary CTA - larger, sky blue */
.contact-phone-link {
    display: inline-block;
    font-family: var(--font-serif);
    font-weight: 600;
    font-size: clamp(1.5rem, 3.5vw, 2rem);
    color: var(--color-accent);
    letter-spacing: 0;
    transition: color 0.2s var(--ease);
}

.contact-phone-link:hover {
    color: var(--color-accent-dark);
}

.contact-email-link {
    font-size: 1.0625rem;
    color: var(--color-accent);
    transition: color 0.2s var(--ease);
    word-break: break-word;
}

.contact-email-link:hover {
    color: var(--color-accent-dark);
}

.contact-availability {
    margin-top: 8px;
    font-size: 0.9375rem;
    color: var(--color-fg-muted);
    letter-spacing: 0.01em;
}

/* RIGHT - form, secondary weight */
.contact-form {
    background-color: transparent;
    border: 1px solid var(--color-border);
    padding: clamp(28px, 4vw, 40px);
    display: flex;
    flex-direction: column;
    gap: 24px;
}

.form-row {
    display: flex;
    flex-direction: column;
    gap: 8px;
}

.form-row label {
    font-size: 0.75rem;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--color-fg-muted);
    font-weight: 500;
}

.form-row input,
.form-row textarea {
    background-color: transparent;
    border: none;
    border-bottom: 1px solid var(--color-border-strong);
    padding: 12px 0;
    color: var(--color-fg);
    font-size: 1rem;
    transition: border-color 0.2s var(--ease);
    font-family: var(--font-sans);
    resize: vertical;
}

.form-row input:focus,
.form-row textarea:focus {
    outline: none;
    border-bottom-color: var(--color-accent);
}

.form-row input::placeholder,
.form-row textarea::placeholder {
    color: var(--color-fg-muted);
}

/* Honeypot spam trap: off-screen, ignored by humans, filled by bots */
.hp-field {
    position: absolute;
    left: -9999px;
    width: 1px;
    height: 1px;
    opacity: 0;
    overflow: hidden;
    pointer-events: none;
}

/* Form submit feedback */
.form-message {
    margin-top: 4px;
    font-size: 0.9375rem;
    min-height: 1.2em;
}

.form-message.is-success {
    color: var(--color-accent-dark);
}

.form-message.is-error {
    color: #c0392b;
}

/* First / Last name - side by side on desktop, stacked on mobile */
.form-name-row {
    display: grid;
    grid-template-columns: 1fr;
    gap: 24px;
}

/* Grouped-input label (checkboxes, dropdown) - small-caps sky blue */
.form-group-label {
    font-size: 0.75rem;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    font-weight: 600;
    color: var(--color-accent);
}

.form-group {
    display: flex;
    flex-direction: column;
    gap: 14px;
}

/* Interest checkboxes */
.checkbox-row {
    display: flex;
    flex-direction: column;
    gap: 14px;
}

.checkbox-option {
    display: inline-flex;
    align-items: center;
    gap: 10px;
    cursor: pointer;
    font-size: 0.9375rem;
    color: var(--color-fg);
    user-select: none;
}

.checkbox-option input {
    position: absolute;
    opacity: 0;
    width: 0;
    height: 0;
}

.checkbox-box {
    width: 18px;
    height: 18px;
    flex-shrink: 0;
    border: 1px solid var(--color-border-strong);
    background-color: transparent;
    position: relative;
    transition: border-color 0.2s var(--ease), background-color 0.2s var(--ease);
}

.checkbox-option:hover .checkbox-box {
    border-color: var(--color-accent);
}

.checkbox-option input:checked + .checkbox-box {
    background-color: var(--color-accent);
    border-color: var(--color-accent);
}

.checkbox-option input:checked + .checkbox-box::after {
    content: '';
    position: absolute;
    left: 5px;
    top: 1px;
    width: 5px;
    height: 10px;
    border: solid #ffffff;
    border-width: 0 2px 2px 0;
    transform: rotate(45deg);
}

.checkbox-option input:focus-visible + .checkbox-box {
    outline: 2px solid var(--color-accent);
    outline-offset: 2px;
}

/* Preferred contact method - custom dropdown on the underline aesthetic */
.select-wrap {
    position: relative;
}

.form-select {
    appearance: none;
    -webkit-appearance: none;
    -moz-appearance: none;
    width: 100%;
    background-color: transparent;
    border: none;
    border-bottom: 1px solid var(--color-border-strong);
    padding: 12px 24px 12px 0;
    color: var(--color-fg);
    font-size: 1rem;
    font-family: var(--font-sans);
    cursor: pointer;
    border-radius: 0;
    transition: border-color 0.2s var(--ease);
}

.form-select:focus {
    outline: none;
    border-bottom-color: var(--color-accent);
}

.select-arrow {
    position: absolute;
    right: 3px;
    top: 44%;
    width: 8px;
    height: 8px;
    border: solid var(--color-accent);
    border-width: 0 1.5px 1.5px 0;
    transform: translateY(-50%) rotate(45deg);
    pointer-events: none;
}

/* ---------- Footer ---------- */
.footer {
    background-color: var(--color-bg-3);
    border-top: 2px solid var(--color-accent);
    padding: clamp(40px, 6vw, 64px) 0 32px;
}

.footer-inner {
    display: flex;
    flex-direction: column;
    gap: 28px;
    padding-bottom: 28px;
    border-bottom: 1px solid var(--color-border);
}

.footer-logo {
    display: inline-flex;
    align-items: center;
    gap: 12px;
    margin-bottom: 12px;
}

.footer-brand {
    font-family: var(--font-serif);
    font-weight: 600;
    color: var(--color-fg);
    font-size: 1rem;
    letter-spacing: 0.02em;
}

.footer-tagline {
    font-size: 0.9375rem;
    color: var(--color-fg-muted);
    letter-spacing: 0.01em;
    max-width: 52ch;
}

.footer-links {
    display: flex;
    flex-wrap: wrap;
    gap: 28px;
}

.footer-links a {
    font-size: 0.8125rem;
    font-weight: 500;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    color: var(--color-fg-muted);
    transition: color 0.2s var(--ease);
}

.footer-links a:hover {
    color: var(--color-accent);
}

.footer-base {
    padding-top: 24px;
}

.footer-copy {
    font-size: 0.8125rem;
    color: var(--color-fg-muted);
    letter-spacing: 0.02em;
}

/* ---------- Scroll progress bar ---------- */
.scroll-progress {
    position: fixed;
    top: 0;
    left: 0;
    width: 100%;
    height: 3px;
    background-color: var(--color-accent);
    transform: scaleX(0);
    transform-origin: 0 50%;
    z-index: 200;
    pointer-events: none;
}

/* ---------- Reveal Animation (cinematic blur-in) ---------- */
.reveal {
    opacity: 0;
    transform: translateY(40px) scale(0.985);
    filter: blur(6px);
    transition: opacity 1s var(--ease), transform 1.1s var(--ease), filter 1s var(--ease);
    will-change: opacity, transform, filter;
}

.reveal.is-visible {
    opacity: 1;
    transform: none;
    filter: blur(0);
    /* drop the composite layer once revealed - prevents a ghost paint of
       solid-filled elements (e.g. the hero CTA) during the hero parallax */
    will-change: auto;
}

@media (prefers-reduced-motion: reduce) {
    .reveal {
        opacity: 1;
        transform: none;
        filter: none;
        transition: none;
    }
    .hero-scroll span,
    .hero-bg {
        animation: none;
    }
    html {
        scroll-behavior: auto;
    }
}

/* ---------- Responsive ---------- */
@media (min-width: 600px) {
    .nav-logo-text {
        display: inline;
    }
    .nav-phone-text {
        display: inline;
    }
    .footer-inner {
        flex-direction: row;
        justify-content: space-between;
        align-items: flex-start;
    }
}

@media (min-width: 768px) {
    body {
        font-size: 16px;
    }
    .about-grid {
        grid-template-columns: 0.9fr 1.1fr;
        gap: 64px;
        align-items: start;
    }
    .portfolio-grid {
        grid-template-columns: repeat(3, 1fr);
        gap: 20px;
    }
    .contact-grid {
        grid-template-columns: 1.1fr 0.9fr;
        gap: 56px;
    }
    .form-name-row {
        grid-template-columns: 1fr 1fr;
    }
    .checkbox-row {
        flex-direction: row;
        flex-wrap: wrap;
        gap: 16px 24px;
    }
}

@media (min-width: 900px) {
    .nav-links {
        display: flex;
    }
    .nav-toggle {
        display: none;
    }
}

@media (min-width: 1024px) {
    .nav-inner {
        height: 88px;
    }
    .about-grid {
        gap: 96px;
    }
    .contact-grid {
        gap: 80px;
    }
}