/* ============================================================
   THE REAL ESTATE AUTHORITY — rea-usa.com
   Warm construction palette · high-end · animated
   ============================================================ */

:root{
  --charcoal:#1C1917;
  --ink:#292524;
  --stone:#57534E;
  --paper:#FFFBF5;
  --cream:#FEF3C7;
  --orange:#F97316;
  --deep:#EA580C;
  --burnt:#9A3412;
  --amber:#F59E0B;
  --yellow:#FBBF24;
  --red:#DC2626;
  --grad:linear-gradient(120deg,#F59E0B,#F97316 45%,#DC2626);
  --grad-soft:linear-gradient(120deg,#FBBF24,#F97316);
  --shadow-lg:0 24px 60px -18px rgba(28,25,23,.28);
  --shadow-md:0 12px 32px -12px rgba(28,25,23,.22);
  --radius:22px;
  --font-head:'Sora',sans-serif;
  --font-body:'Inter',sans-serif;
}

*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  font-family:var(--font-body);
  color:var(--ink);
  background:var(--paper);
  line-height:1.65;
  overflow-x:hidden;
}
img,svg{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--font-head);line-height:1.12;color:var(--charcoal);letter-spacing:-.02em}
.container{width:min(1180px,92%);margin-inline:auto}

::selection{background:var(--orange);color:#fff}

/* ---------- page-load veil ---------- */
.veil{position:fixed;inset:0;z-index:9999;background:var(--charcoal);
  display:flex;align-items:center;justify-content:center;
  animation:veilOut .9s .55s cubic-bezier(.77,0,.18,1) forwards;pointer-events:none}
.veil img{width:84px;animation:veilLogo .9s ease both}
@keyframes veilLogo{from{transform:scale(.6) rotate(-12deg);opacity:0}to{transform:scale(1);opacity:1}}
@keyframes veilOut{to{clip-path:inset(0 0 100% 0);visibility:hidden}}

/* ---------- header ---------- */
.site-header{position:fixed;top:0;left:0;right:0;z-index:900;
  transition:background .35s,box-shadow .35s,padding .35s;
  padding:18px 0;background:transparent}
.site-header.scrolled{background:rgba(255,251,245,.9);backdrop-filter:blur(14px);
  box-shadow:0 6px 30px -12px rgba(28,25,23,.18);padding:10px 0}
.nav{display:flex;align-items:center;justify-content:space-between;gap:20px}
.brand{display:flex;align-items:center;gap:12px}
.brand img{width:52px;height:52px;transition:transform .4s}
.brand:hover img{transform:rotate(-8deg) scale(1.06)}
.brand-name{font-family:var(--font-head);font-weight:800;font-size:.98rem;
  line-height:1.15;letter-spacing:.02em;color:var(--charcoal)}
.brand-name span{display:block;font-size:.62rem;font-weight:700;letter-spacing:.34em;
  background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent}
.on-dark .brand-name{color:#fff}

.nav-links{display:flex;gap:6px;list-style:none;align-items:center}
.nav-links a{font-weight:600;font-size:.92rem;padding:9px 14px;border-radius:999px;
  position:relative;transition:color .25s,background .25s}
/* over the dark hero (header not yet scrolled) links read white */
.site-header:not(.scrolled) .nav-links a{color:#fff}
.site-header:not(.scrolled) .burger span{background:#fff}
.site-header:not(.scrolled) .brand-name{color:#fff}
.nav-links a:hover{background:rgba(249,115,22,.18);color:var(--yellow)}
.site-header.scrolled .nav-links a{color:var(--ink)}
.site-header.scrolled .nav-links a:hover{color:var(--deep)}
.site-header.scrolled .brand-name{color:var(--charcoal)}
.nav-links a.active{color:var(--yellow)}
.site-header.scrolled .nav-links a.active{color:var(--deep)}
.nav-links a.active::after{content:"";position:absolute;left:16px;right:16px;bottom:4px;
  height:3px;border-radius:3px;background:var(--grad)}
.btn-nav{background:var(--grad);color:#fff !important;font-weight:700;
  box-shadow:0 8px 22px -8px rgba(234,88,12,.65)}
.btn-nav:hover{transform:translateY(-2px);box-shadow:0 12px 28px -8px rgba(234,88,12,.8);background:var(--grad)}

.burger{display:none;background:none;border:0;cursor:pointer;padding:8px;z-index:1001}
.burger span{display:block;width:26px;height:3px;border-radius:3px;background:var(--charcoal);
  margin:5px 0;transition:.35s}
.burger.open span:nth-child(1){transform:translateY(8px) rotate(45deg)}
.burger.open span:nth-child(2){opacity:0}
.burger.open span:nth-child(3){transform:translateY(-8px) rotate(-45deg)}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;gap:10px;font-family:var(--font-head);
  font-weight:700;font-size:1rem;padding:16px 32px;border-radius:999px;border:0;cursor:pointer;
  transition:transform .3s,box-shadow .3s;will-change:transform}
.btn-primary{background:var(--grad);color:#fff;box-shadow:0 14px 34px -10px rgba(234,88,12,.6)}
.btn-primary:hover{transform:translateY(-3px) scale(1.02);box-shadow:0 20px 44px -10px rgba(220,38,38,.55)}
.btn-ghost{background:transparent;color:var(--charcoal);border:2px solid var(--charcoal)}
.btn-ghost:hover{background:var(--charcoal);color:#fff;transform:translateY(-3px)}
.btn-light{background:#fff;color:var(--deep)}
.btn-light:hover{transform:translateY(-3px);box-shadow:0 18px 40px -12px rgba(0,0,0,.35)}
.btn .arrow{transition:transform .3s}
.btn:hover .arrow{transform:translateX(5px)}

/* ---------- hero ---------- */
.hero{position:relative;min-height:92vh;display:flex;align-items:center;
  background:var(--charcoal);overflow:hidden;color:#fff;padding:140px 0 90px}
.hero.short{min-height:64vh;padding:150px 0 150px}
.hero-bg{position:absolute;inset:0;background:
  radial-gradient(900px 600px at 85% 10%,rgba(220,38,38,.35),transparent 60%),
  radial-gradient(800px 600px at 10% 90%,rgba(249,115,22,.28),transparent 60%),
  radial-gradient(600px 500px at 50% 50%,rgba(245,158,11,.14),transparent 65%);
  animation:heroGlow 9s ease-in-out infinite alternate}
@keyframes heroGlow{
  0%{filter:hue-rotate(0deg) brightness(1);transform:scale(1)}
  100%{filter:hue-rotate(-14deg) brightness(1.15);transform:scale(1.06)}}
.hero-grid{position:absolute;inset:0;opacity:.13;
  background-image:linear-gradient(rgba(251,191,36,.5) 1px,transparent 1px),
  linear-gradient(90deg,rgba(251,191,36,.5) 1px,transparent 1px);
  background-size:56px 56px;
  mask-image:radial-gradient(ellipse at center,black 30%,transparent 75%);
  animation:gridDrift 24s linear infinite}
@keyframes gridDrift{to{background-position:56px 56px}}
.hero .container{position:relative;z-index:2}
.blob{position:absolute;border-radius:50%;filter:blur(70px);opacity:.5;pointer-events:none}
.blob-a{width:420px;height:420px;background:var(--orange);top:-140px;right:-100px;animation:float 11s ease-in-out infinite}
.blob-b{width:340px;height:340px;background:var(--red);bottom:-120px;left:-80px;animation:float 13s 1.5s ease-in-out infinite reverse}
@keyframes float{0%,100%{transform:translate(0,0) scale(1)}50%{transform:translate(28px,-34px) scale(1.1)}}

.eyebrow{display:inline-flex;align-items:center;gap:10px;font-weight:700;font-size:.8rem;
  letter-spacing:.28em;text-transform:uppercase;color:var(--yellow);margin-bottom:22px}
.eyebrow::before{content:"";width:38px;height:3px;border-radius:3px;background:var(--grad)}
.hero h1{font-size:clamp(2.6rem,6vw,4.6rem);font-weight:800;color:#fff;margin-bottom:26px}
.hero h1 .grad{background:var(--grad-soft);-webkit-background-clip:text;background-clip:text;color:transparent}
.hero p.lead{font-size:clamp(1.05rem,1.6vw,1.3rem);color:#E7E5E4;max-width:620px;margin-bottom:38px}
.hero-ctas{display:flex;gap:16px;flex-wrap:wrap}

/* staggered word reveal */
.reveal-words .w{display:inline-block;opacity:0;transform:translateY(110%);
  animation:wordUp .7s cubic-bezier(.2,.7,.2,1) forwards}
.reveal-words .w.grad{background:var(--grad-soft);-webkit-background-clip:text;background-clip:text;color:transparent}
@keyframes wordUp{to{opacity:1;transform:translateY(0)}}

/* skyline */
.skyline{position:absolute;bottom:-2px;left:0;right:0;z-index:1;opacity:.9}
.skyline svg{width:100%;height:auto}

/* ---------- marquee ---------- */
.marquee{background:var(--grad);color:#fff;overflow:hidden;padding:16px 0;position:relative}
.marquee-track{display:flex;gap:48px;white-space:nowrap;width:max-content;
  animation:marquee 26s linear infinite;font-family:var(--font-head);font-weight:700;
  font-size:1.02rem;letter-spacing:.06em}
.marquee-track span{display:flex;align-items:center;gap:48px}
.marquee-track .dot{width:9px;height:9px;border-radius:50%;background:#fff;display:inline-block}
@keyframes marquee{to{transform:translateX(-50%)}}

/* ---------- sections ---------- */
section{padding:96px 0}
.section-head{max-width:720px;margin-bottom:56px}
.section-head.center{margin-inline:auto;text-align:center}
.section-head h2{font-size:clamp(1.9rem,3.6vw,2.9rem);font-weight:800;margin:14px 0 18px}
.section-head p{color:var(--stone);font-size:1.08rem}
.kicker{font-weight:700;font-size:.78rem;letter-spacing:.3em;text-transform:uppercase;
  background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent}

/* scroll reveal */
.reveal{opacity:0;transform:translateY(42px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.7,.2,1)}
.reveal.visible{opacity:1;transform:none}
.reveal-d1{transition-delay:.12s}.reveal-d2{transition-delay:.24s}.reveal-d3{transition-delay:.36s}

/* ---------- service cards ---------- */
.cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:28px}
.card{position:relative;background:#fff;border-radius:var(--radius);padding:40px 34px;
  box-shadow:var(--shadow-md);overflow:hidden;
  transition:transform .45s cubic-bezier(.2,.7,.2,1),box-shadow .45s}
.card::before{content:"";position:absolute;inset:0 0 auto 0;height:6px;background:var(--grad);
  transform:scaleX(0);transform-origin:left;transition:transform .5s}
.card:hover{transform:translateY(-10px);box-shadow:var(--shadow-lg)}
.card:hover::before{transform:scaleX(1)}
.card .icon{width:70px;height:70px;border-radius:20px;display:flex;align-items:center;justify-content:center;
  background:linear-gradient(135deg,rgba(251,191,36,.18),rgba(220,38,38,.14));margin-bottom:24px;
  transition:transform .45s}
.card:hover .icon{transform:rotate(-8deg) scale(1.12)}
.card h3{font-size:1.35rem;margin-bottom:12px}
.card p{color:var(--stone);font-size:.98rem;margin-bottom:20px}
.card .link{font-weight:700;color:var(--deep);display:inline-flex;align-items:center;gap:8px}
.card .link .arrow{transition:transform .3s}
.card:hover .link .arrow{transform:translateX(6px)}

/* ---------- stats ---------- */
.stats-band{background:var(--charcoal);color:#fff;position:relative;overflow:hidden}
.stats-band .hero-grid{opacity:.08}
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:34px;position:relative;z-index:2}
.stat{text-align:center;padding:10px}
.stat .num{font-family:var(--font-head);font-weight:800;font-size:clamp(2.4rem,4.5vw,3.6rem);
  background:var(--grad-soft);-webkit-background-clip:text;background-clip:text;color:transparent}
.stat .lbl{color:#D6D3D1;font-weight:600;letter-spacing:.04em;margin-top:6px}

/* ---------- split feature ---------- */
.split{display:grid;grid-template-columns:1.05fr 1fr;gap:64px;align-items:center}
.split.flip{grid-template-columns:1fr 1.05fr}
.split-art{position:relative;border-radius:28px;overflow:hidden;min-height:420px;
  background:var(--charcoal);box-shadow:var(--shadow-lg)}
.split-art svg{position:absolute;inset:0;width:100%;height:100%}
.checklist{list-style:none;margin-top:26px;display:grid;gap:16px}
.checklist li{display:flex;gap:14px;align-items:flex-start;font-weight:500}
.checklist .tick{flex:0 0 26px;height:26px;border-radius:50%;background:var(--grad);
  display:flex;align-items:center;justify-content:center;color:#fff;font-size:.75rem;font-weight:800;margin-top:2px}

/* ---------- process ---------- */
.steps{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:26px;counter-reset:step}
.step{background:#fff;border-radius:var(--radius);padding:36px 28px;box-shadow:var(--shadow-md);
  position:relative;transition:transform .4s,box-shadow .4s}
.step:hover{transform:translateY(-8px);box-shadow:var(--shadow-lg)}
.step .n{font-family:var(--font-head);font-weight:800;font-size:2.6rem;
  background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent}
.step h3{font-size:1.15rem;margin:10px 0 8px}
.step p{color:var(--stone);font-size:.94rem}

/* ---------- CTA band ---------- */
.cta-band{position:relative;overflow:hidden;background:var(--grad);color:#fff;
  border-radius:32px;padding:72px 8%;text-align:center;box-shadow:var(--shadow-lg)}
.cta-band::before,.cta-band::after{content:"";position:absolute;border-radius:50%;
  background:rgba(255,255,255,.14)}
.cta-band::before{width:340px;height:340px;top:-160px;left:-120px;animation:float 10s ease-in-out infinite}
.cta-band::after{width:260px;height:260px;bottom:-130px;right:-90px;animation:float 12s ease-in-out infinite reverse}
.cta-band h2{color:#fff;font-size:clamp(1.9rem,3.4vw,2.8rem);margin-bottom:16px;position:relative;z-index:1}
.cta-band p{max-width:560px;margin:0 auto 34px;position:relative;z-index:1;color:#FFF7ED}
.cta-band .btn{position:relative;z-index:1}

/* ---------- forms ---------- */
.form-shell{background:#fff;border-radius:28px;box-shadow:var(--shadow-lg);padding:52px;position:relative;overflow:hidden}
.form-shell::before{content:"";position:absolute;inset:0 0 auto 0;height:8px;background:var(--grad)}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.field{display:flex;flex-direction:column;gap:8px}
.field.full{grid-column:1/-1}
.field label{font-weight:700;font-size:.86rem;letter-spacing:.02em}
.field input,.field select,.field textarea{
  font-family:var(--font-body);font-size:1rem;padding:14px 16px;border-radius:14px;
  border:2px solid #E7E5E4;background:#FAFAF9;transition:border .25s,box-shadow .25s;outline:none}
.field input:focus,.field select:focus,.field textarea:focus{
  border-color:var(--orange);box-shadow:0 0 0 4px rgba(249,115,22,.16);background:#fff}
.field textarea{resize:vertical;min-height:130px}
.form-note{font-size:.85rem;color:var(--stone);margin-top:18px}

/* ---------- office cards ---------- */
.offices{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:28px}
.office{background:var(--charcoal);color:#fff;border-radius:var(--radius);padding:40px;
  position:relative;overflow:hidden;transition:transform .4s}
.office:hover{transform:translateY(-8px)}
.office::after{content:"";position:absolute;width:220px;height:220px;border-radius:50%;
  background:radial-gradient(circle,rgba(249,115,22,.35),transparent 70%);top:-80px;right:-80px}
.office h3{color:#fff;font-size:1.5rem;margin-bottom:6px}
.office .tag{display:inline-block;font-size:.72rem;font-weight:700;letter-spacing:.24em;
  text-transform:uppercase;color:var(--yellow);margin-bottom:16px}
.office p{color:#D6D3D1;font-size:.95rem;margin-bottom:6px}
.office a{color:var(--yellow);font-weight:600}

/* ---------- footer ---------- */
footer{background:var(--charcoal);color:#D6D3D1;position:relative;margin-top:110px}
.footer-skyline{position:absolute;top:-88px;left:0;right:0;line-height:0}
.footer-skyline svg{width:100%;height:90px}
.footer-inner{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:44px;padding:80px 0 50px}
footer h4{color:#fff;font-size:1rem;margin-bottom:18px;letter-spacing:.04em}
footer ul{list-style:none;display:grid;gap:11px}
footer ul a{transition:color .25s,padding-left .25s}
footer ul a:hover{color:var(--yellow);padding-left:6px}
.footer-brand{display:flex;align-items:center;gap:12px;margin-bottom:18px}
.footer-brand img{width:56px}
.footer-brand .brand-name{color:#fff}
.footer-blurb{font-size:.92rem;max-width:300px}
.footer-bottom{border-top:1px solid rgba(255,255,255,.12);padding:22px 0;
  display:flex;justify-content:space-between;gap:14px;flex-wrap:wrap;font-size:.85rem;color:#A8A29E}

/* ---------- page hero breadcrumbs ---------- */
.crumb{color:#FBBF24;font-weight:600;font-size:.9rem;margin-bottom:14px;display:inline-block}

/* ---------- rate chips ---------- */
.chips{display:flex;flex-wrap:wrap;gap:14px;margin-top:28px}
.chip{background:#fff;border:2px solid rgba(249,115,22,.35);color:var(--charcoal);
  font-weight:700;font-size:.92rem;padding:12px 20px;border-radius:999px;box-shadow:var(--shadow-md);
  transition:transform .3s,border-color .3s}
.chip:hover{transform:translateY(-4px);border-color:var(--deep)}
.chip b{background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent}
.hero .chip{background:rgba(255,255,255,.08);border-color:rgba(251,191,36,.4);color:#fff}
.hero .chip b{background:var(--grad-soft);-webkit-background-clip:text;background-clip:text;color:transparent}

/* ---------- faq ---------- */
.faq{display:grid;gap:16px;max-width:820px;margin-inline:auto}
.faq details{background:#fff;border-radius:18px;box-shadow:var(--shadow-md);padding:24px 28px;
  transition:box-shadow .3s}
.faq details[open]{box-shadow:var(--shadow-lg)}
.faq summary{font-family:var(--font-head);font-weight:700;font-size:1.05rem;cursor:pointer;
  list-style:none;display:flex;justify-content:space-between;align-items:center;gap:16px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-size:1.5rem;color:var(--deep);transition:transform .3s;flex-shrink:0}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{margin-top:14px;color:var(--stone)}

/* ---------- values ---------- */
.values{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:26px}

/* ---------- responsive ---------- */
@media (max-width:920px){
  .split,.split.flip{grid-template-columns:1fr;gap:40px}
  .footer-inner{grid-template-columns:1fr 1fr;gap:36px}
  .form-grid{grid-template-columns:1fr}
}
@media (max-width:820px){
  .burger{display:block}
  .nav-links{position:fixed;inset:0;background:rgba(28,25,23,.97);backdrop-filter:blur(10px);
    flex-direction:column;justify-content:center;gap:10px;
    opacity:0;pointer-events:none;transition:opacity .35s;z-index:1000}
  .nav-links.open{opacity:1;pointer-events:auto}
  .nav-links a,.site-header.scrolled .nav-links a{color:#fff;font-size:1.3rem}
  .site-header.scrolled .nav-links a:hover{color:var(--yellow)}
  .nav-links a.active::after{display:none}
  section{padding:70px 0}
  .form-shell{padding:34px 24px}
  .cta-band{padding:56px 7%}
}
@media (max-width:560px){
  .footer-inner{grid-template-columns:1fr}
  .hero{min-height:88vh}
}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001s !important;transition-duration:.001s !important}
}