/* Boomerang Property Group — site stylesheet (from the approved concept mockup) */
:root{
  --ink:#383129;        /* dark olive-brown — primary text */
  --taupe:#5d5850;      /* medium taupe — secondary */
  --sand:#a69b8e;       /* light warm taupe — neutral */
  --green:#36773d;      /* brand green — primary CTA */
  --green-dk:#2b5f31;
  --sky:#accce9;        /* soft blue — accents */
  --wash:#e5effa;       /* pale blue tint — section washes */
  --paper:#ffffff;
  --line:#e3ded7;
  --head:'Roboto Condensed',Arial,sans-serif;
  --body:'Helvetica Neue',Helvetica,Arial,sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:var(--body);color:var(--ink);background:var(--paper);line-height:1.6;font-size:17px}
h1,h2,h3{font-family:var(--head);font-style:italic;font-weight:700;line-height:1.15;letter-spacing:.2px}
h1{font-size:clamp(34px,5vw,58px)}
h2{font-size:clamp(26px,3.4vw,38px);margin-bottom:14px}
h3{font-size:21px;margin-bottom:8px}
p{margin-bottom:12px}
a{color:var(--green)}
img{max-width:100%}
.wrap{max-width:1120px;margin:0 auto;padding:0 24px}
section{padding:64px 0}
.wash{background:var(--wash)}
.band-green{background:var(--green);color:#fff}
.band-green h2{color:#fff}
.eyebrow{font-family:var(--head);font-style:italic;font-weight:500;text-transform:uppercase;letter-spacing:2px;font-size:14px;color:var(--taupe);display:block;margin-bottom:6px}
.band-green .eyebrow{color:var(--sky)}
.lead{font-size:19px;color:var(--taupe);max-width:720px}
.btn{display:inline-block;font-family:var(--head);font-style:italic;font-weight:700;font-size:17px;padding:13px 26px;border-radius:6px;text-decoration:none;border:2px solid transparent;cursor:pointer;transition:all .15s}
.btn-green{background:var(--green);color:#fff}
.btn-green:hover{background:var(--green-dk)}
.btn-ghost{border-color:var(--green);color:var(--green);background:transparent}
.btn-ghost:hover{background:var(--green);color:#fff}
.btn-sky{background:var(--sky);color:var(--ink);font-size:15px;padding:9px 16px}
.btn-sky:hover{background:#98bfe2}
/* ---------- header ---------- */
header{position:sticky;top:0;background:var(--paper);border-bottom:1px solid var(--line);z-index:50}
.topbar{background:var(--ink);color:#fff;font-size:14px;padding:6px 0}
.topbar .wrap{display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap}
.topbar a{color:var(--sky);text-decoration:none}
.navrow{display:flex;align-items:center;justify-content:space-between;gap:18px;padding:12px 24px;max-width:1120px;margin:0 auto}
.logo img{height:56px;display:block}
nav{display:flex;gap:4px;flex-wrap:wrap;align-items:center}
nav a{font-family:var(--head);font-style:italic;font-weight:500;font-size:16.5px;color:var(--ink);text-decoration:none;padding:8px 11px;border-radius:5px}
nav a:hover{background:var(--wash)}
nav a.active{color:var(--green);box-shadow:inset 0 -3px 0 var(--green)}
.portals{display:flex;gap:8px}
/* ---------- hero ---------- */
.hero{background:linear-gradient(160deg,var(--wash) 0%,#f6faff 55%,var(--paper) 100%);padding:70px 0 56px;position:relative;overflow:hidden}
.hero .wrap{position:relative;z-index:1}
.hero-arc{position:absolute;right:-140px;top:-160px;width:560px;height:560px;border-radius:50%;border:70px solid var(--sky);opacity:.28}
.hero h1{margin-bottom:16px}
.hero .tagline{font-family:var(--head);font-style:italic;font-weight:500;color:var(--green);font-size:19px;margin:14px 0 26px}
.hero-ctas{display:flex;gap:14px;flex-wrap:wrap}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:44px;align-items:center}
.hero-art{max-width:100%;height:auto;display:block}
.hero-stats{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin-top:48px;padding-top:30px;border-top:1px solid var(--sky)}
.stat .n{font-family:var(--head);font-style:italic;font-weight:700;font-size:40px;color:var(--green);line-height:1}
.stat .l{font-size:14.5px;color:var(--taupe);margin-top:6px;line-height:1.4}
@media(max-width:900px){.hero-grid{grid-template-columns:1fr}.hero-stats{grid-template-columns:1fr 1fr;gap:22px}}
/* hero animation — the Boomerang mark glides in, radiates a protective shield, and the home colorizes under it */
.hero-art{cursor:pointer}
.h-house{opacity:0;filter:grayscale(1);animation:heroRise .7s ease-out .1s forwards,heroColor .9s ease 2.3s forwards}
.h-ground{opacity:0;filter:grayscale(1);animation:heroRise .7s ease-out .1s forwards,heroColor .9s ease 2.5s forwards}
.h-sign{opacity:0;animation:heroPlant .55s cubic-bezier(.34,1.56,.64,1) 3.35s forwards}
.h-arcL,.h-arcR{stroke-dasharray:272;stroke-dashoffset:272;animation:heroArc .95s ease-out 1.7s forwards}
.h-arc2{stroke-dasharray:480;stroke-dashoffset:480;opacity:.45;animation:heroArc2 .9s ease-out 2.15s forwards,heroPulse 5s ease-in-out 3.8s infinite alternate}
.h-tint{opacity:0;animation:heroTint .9s ease 2.3s forwards}
.h-badge{opacity:0;transform:scale(.4);transform-box:fill-box;transform-origin:center;animation:heroPop .5s cubic-bezier(.34,1.56,.64,1) forwards}
.h-badge.b1{animation-delay:2.5s}.h-badge.b2{animation-delay:2.7s}.h-badge.b3{animation-delay:2.9s}.h-badge.b4{animation-delay:3.1s}
.h-cap{opacity:0;animation:heroTint .8s ease 3.85s forwards}
.h-boomhover{animation:heroHover 3.5s ease-in-out 2.9s infinite alternate}
.h-boomstatic{display:none}
@keyframes heroRise{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
@keyframes heroArc{to{stroke-dashoffset:0}}
@keyframes heroArc2{to{stroke-dashoffset:0}}
@keyframes heroTint{to{opacity:1}}
@keyframes heroPop{to{opacity:1;transform:scale(1)}}
@keyframes heroPulse{from{opacity:.45}to{opacity:.22}}
@keyframes heroHover{from{transform:translateY(0)}to{transform:translateY(-5px)}}
@keyframes heroColor{to{filter:grayscale(0)}}
@keyframes heroPlant{from{opacity:0;transform:translateY(-16px)}to{opacity:1;transform:none}}
@media (prefers-reduced-motion: reduce){
  .hero-art *{animation:none !important}
  .h-house,.h-ground,.h-sign{opacity:1;filter:none}
  .h-cap{opacity:1}
  .h-arcL,.h-arcR,.h-arc2{stroke-dashoffset:0}
  .h-tint{opacity:1}
  .h-badge{opacity:1;transform:none}
  .h-boomwrap{display:none}
  .h-boomstatic{display:inline}
}
/* ---------- transparency strip ---------- */
.tstrip{background:var(--ink);color:#fff;padding:26px 0}
.tstrip .wrap{display:flex;align-items:center;justify-content:space-between;gap:18px;flex-wrap:wrap}
.tstrip ul{display:flex;gap:8px 26px;flex-wrap:wrap;list-style:none}
.tstrip li{font-family:var(--head);font-style:italic;font-weight:700;font-size:18px}
.tstrip li::before{content:"✓ ";color:#7fd88a}
.tstrip a{color:var(--sky);font-weight:600;white-space:nowrap}
/* ---------- cards ---------- */
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.card{background:var(--paper);border:1px solid var(--line);border-radius:10px;padding:30px;box-shadow:0 2px 10px rgba(56,49,41,.05)}
.card .icon{font-size:30px;margin-bottom:10px;display:block}
.split-card{border-top:6px solid var(--green)}
.split-card.tenant{border-top-color:var(--sky)}
.split-card .btns{display:flex;gap:10px;margin-top:16px;flex-wrap:wrap}
/* ---------- why ---------- */
.why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:26px}
/* ---------- services strip ---------- */
.svc-grid{display:grid;grid-template-columns:repeat(6,1fr);gap:14px;margin-top:26px}
.svc{background:var(--paper);border:1px solid var(--line);border-radius:8px;padding:18px 12px;text-align:center;font-family:var(--head);font-style:italic;font-weight:500;font-size:15.5px}
.svc span{display:block;font-size:26px;margin-bottom:6px}
/* ---------- fee table ---------- */
table.fees{width:100%;border-collapse:collapse;background:var(--paper);border:1px solid var(--line);border-radius:10px;overflow:hidden;font-size:16px}
.fees th,.fees td{padding:12px 16px;text-align:left;border-bottom:1px solid var(--line)}
.fees thead th{background:var(--ink);color:#fff;font-family:var(--head);font-style:italic;font-size:16.5px}
.fees tbody tr:nth-child(even){background:#faf9f7}
.fees td.us{font-weight:700;color:var(--green)}
.fees td.zero{font-weight:700;color:var(--green)}
.fees td.zero::after{content:"  —  most managers charge for this";font-weight:400;font-size:13px;color:var(--sand);font-style:italic}
.fees td.mkt{color:var(--taupe)}
/* ---------- calculator ---------- */
.calc{background:var(--paper);border:2px solid var(--sky);border-radius:12px;padding:30px;margin-top:30px}
.calc-row{display:flex;gap:26px;align-items:flex-end;flex-wrap:wrap;margin:14px 0 6px}
.calc label{font-weight:600;display:block;margin-bottom:6px}
.calc input[type=number]{font-size:22px;padding:10px 14px;width:170px;border:1px solid var(--sand);border-radius:6px;font-family:var(--body)}
.calc-out{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-top:18px}
.calc-box{border:1px solid var(--line);border-radius:8px;padding:18px}
.calc-box.us{border-color:var(--green);background:#f4f9f4}
.calc-box h3{font-size:18px}
.calc-box .big{font-family:var(--head);font-style:italic;font-weight:700;font-size:34px;margin:6px 0}
.calc-box.us .big{color:var(--green)}
.calc-box ul{list-style:none;font-size:14.5px;color:var(--taupe)}
.calc-box li{padding:2px 0}
.calc-save{margin-top:16px;font-family:var(--head);font-style:italic;font-weight:700;font-size:21px;color:var(--green)}
.calc .fine{font-size:13px;color:var(--sand);margin-top:10px}
/* ---------- steps ---------- */
.steps{counter-reset:step;display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:24px}
.step{background:var(--paper);border:1px solid var(--line);border-radius:9px;padding:22px}
.step::before{counter-increment:step;content:counter(step);display:inline-flex;width:34px;height:34px;border-radius:50%;background:var(--green);color:#fff;align-items:center;justify-content:center;font-family:var(--head);font-weight:700;font-size:17px;margin-bottom:10px}
.steps.six{grid-template-columns:repeat(3,1fr)}
/* ---------- qual list ---------- */
.qual{list-style:none;margin-top:18px}
.qual li{background:var(--paper);border:1px solid var(--line);border-left:5px solid var(--sky);border-radius:7px;padding:14px 18px;margin-bottom:10px}
/* ---------- people (About) ---------- */
.people{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:24px}
.person{background:var(--paper);border:1px solid var(--line);border-radius:10px;padding:20px 16px;text-align:center}
.person .nm{font-family:var(--head);font-style:italic;font-weight:700;font-size:18px}
.person .rl{font-size:14px;color:var(--taupe)}
.person .em{font-size:14px;margin-top:8px;padding-top:8px;border-top:1px solid var(--line)}
/* ---------- facts card (About) ---------- */
.facts{list-style:none}
.facts li{display:flex;justify-content:space-between;gap:14px;padding:10px 0;border-bottom:1px solid var(--line);font-size:16px}
.facts li:last-child{border-bottom:none}
.facts .k{color:var(--taupe)}
.facts .v{font-family:var(--head);font-style:italic;font-weight:700;color:var(--green);text-align:right}
/* ---------- blog ---------- */
.chips{display:flex;gap:10px;flex-wrap:wrap;margin-top:14px}
.chip{font-family:var(--head);font-style:italic;font-weight:500;font-size:15px;background:var(--wash);border:1px solid var(--sky);border-radius:999px;padding:6px 16px}
.post .thumb{height:140px;border-radius:8px;margin-bottom:14px;background:linear-gradient(135deg,var(--wash),var(--sky));display:flex;align-items:center;justify-content:center;font-size:34px}
.post .cat{font-size:12.5px;font-weight:700;letter-spacing:1.5px;text-transform:uppercase;color:var(--green)}
.post .meta{font-size:13.5px;color:var(--sand);margin-top:8px}
.post h3 a{color:var(--ink);text-decoration:none}
.post h3 a:hover{color:var(--green)}
/* ---------- article (blog post) ---------- */
.article{max-width:720px;margin:0 auto}
.article h1{font-size:clamp(28px,4vw,42px);margin-bottom:10px}
.article .meta{font-size:14.5px;color:var(--sand);margin-bottom:26px}
.article h2{font-size:24px;margin-top:30px}
.article ul{margin:0 0 14px 22px}
.article li{margin-bottom:6px}
/* ---------- contact form ---------- */
.cform{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.cform .full{grid-column:1/-1}
.cform label{font-weight:600;font-size:15px;display:block;margin-bottom:5px}
.cform input,.cform select,.cform textarea{width:100%;font-size:16px;padding:11px 13px;border:1px solid var(--sand);border-radius:6px;font-family:var(--body);background:var(--paper);color:var(--ink)}
.cform textarea{min-height:120px;resize:vertical}
.mapbox{margin-top:18px;border-radius:10px;overflow:hidden;border:1px solid var(--line)}
.mapbox iframe{display:block;width:100%;height:220px;border:0}
/* ---------- footer ---------- */
footer{background:var(--ink);color:#cfc9c0;padding:54px 0 30px;font-size:15.5px}
footer .cols{display:grid;grid-template-columns:2fr 1fr 1fr 1.4fr;gap:34px}
footer h3{color:#fff;font-size:17px;margin-bottom:10px}
footer a{color:var(--sky);text-decoration:none}
footer ul{list-style:none}
footer li{padding:3px 0}
.foot-tag{font-family:var(--head);font-style:italic;font-weight:700;font-size:20px;color:#fff;margin-bottom:10px}
.foot-legal{border-top:1px solid #4a443b;margin-top:36px;padding-top:18px;font-size:13.5px;color:var(--sand);display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap}
/* ---------- page hero (inner pages) ---------- */
.crumb{font-size:14px;color:var(--sand);padding:18px 0 0}
.crumb a{color:var(--taupe);text-decoration:none}
.page-h1{font-size:clamp(30px,4vw,46px)}
/* ---------- responsive ---------- */
@media(max-width:900px){
  .grid2,.calc-out,footer .cols{grid-template-columns:1fr}
  .grid3,.why-grid,.steps{grid-template-columns:1fr 1fr}
  .svc-grid{grid-template-columns:repeat(3,1fr)}
  .navrow{flex-wrap:wrap}
  .people{grid-template-columns:1fr 1fr}
  .steps.six{grid-template-columns:1fr 1fr}
  .cform{grid-template-columns:1fr}
}
@media(max-width:560px){
  .grid3,.why-grid,.steps{grid-template-columns:1fr}
  .svc-grid{grid-template-columns:1fr 1fr}
  .logo img{height:44px}
  section{padding:44px 0}
  .people{grid-template-columns:1fr}
  .steps.six{grid-template-columns:1fr}
}