/* Layout concept: calm, paneled pages like the moulded wall in Dale's portrait,
   in United Realty Group's royal navy and sky blue; framed panels for photos and key blocks. */
:root {
  --ink: #14213f;        /* headings, footer ground (deep URG navy) */
  --navy: #1f3476;       /* URG royal navy: primary buttons, header text */
  --accent: #85b6d4;     /* URG sky blue: rules, highlights, buttons on dark */
  --accent-deep: #2f6a93; /* sky blue dark enough for text on light grounds */
  --accent-soft: #eaf3f9; /* draft notes, success messages */
  --wall: #eef3f7;       /* pale panel-wall sections */
  --paper: #fbfcfd;      /* page ground */
  --line: #d3dbe4;       /* hairlines, panel moulding */
  --muted: #4f5b6b;      /* secondary text */
  --white: #ffffff;

  --display: "Marcellus", "Palatino Linotype", Palatino, Georgia, serif;
  --body: "Barlow", "Segoe UI", system-ui, -apple-system, sans-serif;

  --step--1: 0.875rem;
  --step-0: 1.0625rem;
  --step-1: 1.25rem;
  --step-2: 1.6rem;
  --step-3: 2.1rem;
  --step-4: clamp(2.3rem, 4.6vw, 3.4rem);

  --radius: 3px;
  --wrap: 1160px;
  color-scheme: light;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } * { transition: none !important; } }

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--body);
  font-size: var(--step-0);
  line-height: 1.65;
}
img { max-width: 100%; height: auto; display: block; }
[hidden] { display: none !important; }
a { color: var(--navy); text-underline-offset: 3px; }
a:hover { color: var(--accent-deep); }
:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }

h1, h2, h3 { font-family: var(--display); font-weight: 400; line-height: 1.15; text-wrap: balance; margin: 0; color: var(--ink); }
h1 { font-size: var(--step-4); }
h2 { font-size: var(--step-3); }
h3 { font-size: var(--step-1); font-family: var(--body); font-weight: 650; line-height: 1.3; }
p { margin: 0; max-width: 65ch; }
ul { margin: 0; padding-left: 1.2em; }
li + li { margin-top: 0.35em; }

.wrap {
  max-width: var(--wrap);
  margin-inline: auto;
  padding-left: max(16px, env(safe-area-inset-left, 0px));
  padding-right: max(16px, env(safe-area-inset-right, 0px));
}
.section { padding-block: clamp(3rem, 7vw, 5.5rem); }
.section.wall { background: var(--wall); }
.stack { display: grid; gap: 1rem; align-content: start; }
.stack-lg { display: grid; gap: 2rem; }
.lede { font-size: var(--step-1); color: var(--muted); line-height: 1.55; }
.eyebrow {
  font-size: var(--step--1);
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--accent-deep);
  font-weight: 600;
}
.eyebrow a { color: inherit; text-decoration: none; }
.eyebrow a:hover { text-decoration: underline; }
.rule { width: 56px; height: 2px; background: var(--accent); border: 0; margin: 0; }

/* Buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 0.5em;
  padding: 0.8em 1.4em;
  border-radius: var(--radius);
  font: 600 var(--step--1)/1 var(--body);
  letter-spacing: 0.06em; text-transform: uppercase;
  text-decoration: none; cursor: pointer;
  border: 1px solid var(--navy);
  background: var(--navy); color: var(--white);
  transition: background 0.15s, color 0.15s, border-color 0.15s;
}
.btn:hover { background: var(--ink); border-color: var(--ink); color: var(--white); }
.btn.ghost { background: transparent; color: var(--navy); }
.btn.ghost:hover { background: var(--navy); color: var(--white); }
.btn.gold { background: var(--accent); border-color: var(--accent); color: var(--ink); }
.btn.gold:hover { background: var(--white); border-color: var(--white); color: var(--ink); }
.btn-row { display: flex; flex-wrap: wrap; gap: 0.75rem; }

/* Panel: the moulded-wall motif */
.panel {
  background: var(--white);
  border: 1px solid var(--line);
  outline: 1px solid var(--line);
  outline-offset: -10px;
  padding: clamp(1.5rem, 3vw, 2.25rem);
}
.panel-photo {
  background: var(--wall);
  border: 1px solid var(--line);
  padding: 12px;
  position: relative;
}
.panel-photo::after {
  content: ""; position: absolute; inset: 24px;
  border: 1px solid rgba(255, 255, 255, 0.7);
  pointer-events: none;
}

/* Header */
body::before {
  content: ""; position: fixed; inset: 0 0 auto;
  height: env(safe-area-inset-top, 0px); z-index: 60; background: var(--white);
}
.site-header {
  position: sticky; top: env(safe-area-inset-top, 0px); z-index: 50;
  background: var(--white);
  border-bottom: 1px solid var(--line);
}
.header-inner { display: flex; align-items: center; gap: 1.5rem; min-height: 76px; }
.brand { display: grid; text-decoration: none; color: var(--ink); line-height: 1.1; margin-right: auto; }
.brand-name { font-family: var(--display); font-size: 1.55rem; letter-spacing: 0.02em; }
.brand-sub { font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--accent-deep); font-weight: 600; }
.nav { display: flex; align-items: center; gap: 0.25rem; }
.nav-item { position: relative; display: flex; align-items: center; }
.nav-link {
  display: inline-flex; align-items: center;
  padding: 0.6em 0.2em 0.6em 0.75em;
  font: 600 0.92rem/1 var(--body); color: var(--navy);
  text-decoration: none;
}
.nav-caret {
  display: inline-flex; align-items: center; justify-content: center;
  width: 1.9em; height: 2.2em; padding: 0;
  background: none; border: 0; cursor: pointer; color: var(--navy);
}
.nav-link:hover, .nav-caret:hover, .nav-item:focus-within > .nav-link { color: var(--accent-deep); }
.nav-link[aria-current="page"] { color: var(--accent-deep); }
.caret { width: 0.55em; height: 0.55em; border-right: 1.5px solid currentColor; border-bottom: 1.5px solid currentColor; transform: rotate(45deg) translateY(-2px); }
.submenu {
  position: absolute; top: 100%; left: 0; min-width: 250px;
  background: var(--white); border: 1px solid var(--line);
  box-shadow: 0 14px 30px rgba(24, 33, 45, 0.12);
  padding: 0.5rem 0; list-style: none; margin: 0;
  display: none;
}
.submenu li + li { margin-top: 0; }
.submenu a { display: block; padding: 0.55rem 1.1rem; text-decoration: none; color: var(--ink); font-size: 0.95rem; }
.submenu a:hover { background: var(--wall); color: var(--navy); }
.submenu .sub-strong a { color: var(--accent-deep); font-weight: 600; }
@media (hover: hover) and (min-width: 1241px) {
  .nav-item:hover > .submenu { display: block; }
}
.nav-item.open > .submenu, .nav-item:focus-within > .submenu { display: block; }
.header-ctas { display: flex; gap: 0.5rem; }
.menu-toggle { display: none; }

@media (max-width: 1240px) {
  .menu-toggle {
    display: inline-flex; align-items: center; gap: 0.5em;
    background: none; border: 1px solid var(--line); border-radius: var(--radius);
    padding: 0.55em 0.8em; font: 600 0.9rem/1 var(--body); color: var(--navy); cursor: pointer;
  }
  .nav-wrap {
    display: none;
    position: absolute; left: 0; right: 0; top: 100%;
    background: var(--white); border-bottom: 1px solid var(--line);
    padding: 0.5rem max(16px, env(safe-area-inset-right, 0px)) 1.25rem max(16px, env(safe-area-inset-left, 0px));
    max-height: calc(100vh - 76px); overflow-y: auto;
  }
  .site-header.menu-open .nav-wrap { display: block; }
  .nav { flex-direction: column; align-items: stretch; }
  .nav-item { flex-wrap: wrap; border-bottom: 1px solid var(--wall); }
  .nav-link { flex: 1; padding: 0.9em 0; font-size: 1rem; }
  .nav-caret { width: 2.75rem; height: 2.75rem; }
  .submenu { position: static; box-shadow: none; border: 0; padding: 0 0 0.5rem 0.75rem; min-width: 0; flex-basis: 100%; }
  .nav-item:focus-within > .submenu { display: none; }
  .nav-item.open > .submenu { display: block; }
  .header-ctas { margin-top: 1rem; flex-wrap: wrap; }
}
@media (min-width: 1241px) { .nav-wrap { display: flex; align-items: center; gap: 1rem; } }

/* Hero */
.hero { background: var(--wall); border-bottom: 1px solid var(--line); }
.hero-grid {
  display: grid; grid-template-columns: 1.15fr 0.85fr; gap: clamp(2rem, 5vw, 4.5rem);
  align-items: center; padding-block: clamp(2.5rem, 6vw, 4.5rem);
}
.hero-grid > * { min-width: 0; }
.hero h1 em { font-style: normal; color: var(--accent-deep); }
.hero-photo img { aspect-ratio: 4 / 5; object-fit: cover; object-position: 50% 20%; width: 100%; }
.hero-note { font-size: var(--step--1); color: var(--muted); }

.page-hero { background: var(--wall); border-bottom: 1px solid var(--line); padding-block: clamp(2.5rem, 6vw, 4rem); }
.page-hero .stack { max-width: 760px; }

/* Grids and cards */
.grid-2, .grid-3, .grid-4 { display: grid; gap: 1.5rem; }
.grid-2 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.grid-3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.grid-4 { grid-template-columns: repeat(4, minmax(0, 1fr)); }
.split { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: clamp(2rem, 5vw, 4rem); align-items: start; }
.split > * { min-width: 0; }

.path-card {
  display: grid; gap: 0.75rem; align-content: start;
  text-decoration: none; color: var(--ink);
  padding: 2rem 1.75rem; background: var(--white);
  border: 1px solid var(--line); border-top: 3px solid var(--navy);
  transition: border-color 0.15s, transform 0.15s;
}
.path-card:hover { border-top-color: var(--accent); color: var(--ink); transform: translateY(-2px); }
.path-card h3 { font-family: var(--display); font-weight: 400; font-size: var(--step-2); }
.path-card p { color: var(--muted); }
.path-card .more { font-weight: 600; color: var(--navy); font-size: var(--step--1); letter-spacing: 0.06em; text-transform: uppercase; margin-top: 0.25rem; }

.link-card {
  display: grid; gap: 0.4rem; align-content: start;
  padding: 1.4rem 1.5rem; background: var(--white); border: 1px solid var(--line);
  text-decoration: none; color: var(--ink);
}
.link-card:hover { border-color: var(--accent); color: var(--ink); }
.link-card strong { font-size: var(--step-0); }
.link-card span { color: var(--muted); font-size: 0.95rem; }

.checklist { list-style: none; padding: 0; display: grid; gap: 0.6rem; }
.checklist li { position: relative; padding-left: 1.6rem; margin: 0; }
.checklist li::before {
  content: ""; position: absolute; left: 0; top: 0.55em;
  width: 0.65rem; height: 0.65rem; border: 1.5px solid var(--accent); transform: rotate(45deg);
}

/* Steps: a real sequence */
.steps { list-style: none; padding: 0; margin: 0; display: grid; gap: 0; counter-reset: step; }
.steps li { counter-increment: step; display: grid; grid-template-columns: 3.25rem 1fr; gap: 1rem; padding-block: 1.25rem; border-top: 1px solid var(--line); margin: 0; }
.steps li:last-child { border-bottom: 1px solid var(--line); }
.steps li::before { content: counter(step); font-family: var(--display); font-size: 1.9rem; color: var(--accent-deep); line-height: 1; }
.steps h3 { margin-bottom: 0.3rem; }
.steps p { color: var(--muted); }

.philosophy { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.philosophy div { padding: 1.75rem 1.5rem; display: grid; gap: 0.5rem; align-content: start; }
.philosophy div + div { border-left: 1px solid var(--line); }
.philosophy .word { font-family: var(--display); font-size: var(--step-3); color: var(--navy); }
.philosophy p { color: var(--muted); }

.cities { display: flex; flex-wrap: wrap; gap: 0.6rem; list-style: none; padding: 0; }
.cities li { margin: 0; padding: 0.5em 1em; border: 1px solid var(--line); background: var(--white); font-weight: 500; }

.city-card { display: grid; gap: 0.5rem; align-content: start; padding: 1.5rem; background: var(--white); border: 1px solid var(--line); }
.city-card h3 { font-family: var(--display); font-weight: 400; font-size: var(--step-2); }
.city-card p { color: var(--muted); font-size: 0.97rem; }
.city-card a { font-weight: 600; font-size: var(--step--1); letter-spacing: 0.05em; text-transform: uppercase; text-decoration: none; }

.quote-band { background: var(--ink); color: #e9edf2; }
.quote-band blockquote { margin: 0; font-family: var(--display); font-size: var(--step-3); line-height: 1.3; max-width: 30ch; color: var(--white); }
.quote-band .eyebrow { color: var(--accent); }

.cta-band { background: var(--navy); color: #dfe6ee; }
.cta-band .wrap { display: flex; flex-wrap: wrap; gap: 1.5rem 3rem; align-items: center; justify-content: space-between; padding-block: clamp(2.5rem, 5vw, 3.5rem); }
.cta-band h2 { color: var(--white); }
.cta-band p { color: #c9d3de; }

/* Resources */
.resource-card { display: grid; grid-template-rows: auto 1fr; background: var(--white); border: 1px solid var(--line); }
.resource-card .cover {
  aspect-ratio: 16 / 10; background: var(--navy); color: var(--white);
  display: grid; align-content: end; gap: 0.25rem; padding: 1.25rem;
  position: relative; overflow: hidden;
}
.resource-card .cover::after { content: ""; position: absolute; inset: 10px; border: 1px solid rgba(255,255,255,0.28); }
.resource-card .cover .eyebrow { color: var(--accent); }
.resource-card .cover strong { font-family: var(--display); font-weight: 400; font-size: 1.45rem; line-height: 1.2; }
.resource-card .cover.video { background: var(--ink); }
.resource-card .cover.video .play {
  position: absolute; top: 50%; left: 50%; transform: translate(-50%, -70%);
  width: 58px; height: 58px; border-radius: 50%; border: 1.5px solid rgba(255,255,255,0.8);
  display: grid; place-items: center;
}
.resource-card .cover.video .play::before { content: ""; border-left: 15px solid var(--white); border-top: 9px solid transparent; border-bottom: 9px solid transparent; margin-left: 4px; }
.resource-card .body { padding: 1.25rem 1.25rem 1.5rem; display: grid; gap: 0.75rem; align-content: start; }
.resource-card .body p { color: var(--muted); font-size: 0.97rem; }
.tag { display: inline-block; font-size: 0.75rem; font-weight: 600; letter-spacing: 0.08em; text-transform: uppercase; color: var(--accent-deep); }
.filter-row { display: flex; flex-wrap: wrap; gap: 0.5rem; }
.filter-row button {
  font: 600 0.85rem/1 var(--body); padding: 0.65em 1em; border-radius: 999px;
  border: 1px solid var(--line); background: var(--white); color: var(--navy); cursor: pointer;
}
.filter-row button[aria-pressed="true"] { background: var(--navy); border-color: var(--navy); color: var(--white); }

/* Forms */
.form { display: grid; gap: 1rem; }
.form .row { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1rem; }
.field { display: grid; gap: 0.35rem; }
.field label, .field legend { font-weight: 600; font-size: 0.92rem; }
.field input, .field select, .field textarea {
  font: inherit; font-size: 1rem; color: var(--ink);
  padding: 0.7em 0.85em; border: 1px solid #b9c2cd; border-radius: var(--radius); background: var(--white);
  width: 100%;
}
.field textarea { min-height: 120px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { outline: 2px solid var(--accent); outline-offset: 0; border-color: var(--accent); }
fieldset.field { border: 0; padding: 0; margin: 0; }
.choice-row { display: flex; flex-wrap: wrap; gap: 0.5rem 1.25rem; }
.choice-row label { font-weight: 400; display: inline-flex; gap: 0.45em; align-items: center; }
.fine { font-size: 0.82rem; color: var(--muted); }
.form-success { padding: 1.25rem; border: 1px solid var(--accent); background: var(--accent-soft); }

.contact-list { list-style: none; padding: 0; display: grid; gap: 0.9rem; }
.contact-list li { margin: 0; display: grid; gap: 0.1rem; }
.contact-list .label { font-size: 0.75rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--muted); font-weight: 600; }
.contact-list .value { font-size: var(--step-1); font-weight: 500; }

.faq details { border-top: 1px solid var(--line); padding-block: 1rem; }
.faq details:last-child { border-bottom: 1px solid var(--line); }
.faq summary { cursor: pointer; font-weight: 600; font-size: var(--step-0); list-style: none; display: flex; justify-content: space-between; gap: 1rem; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; font-family: var(--display); font-size: 1.4rem; line-height: 1; color: var(--accent-deep); }
.faq details[open] summary::after { content: "–"; }
.faq details p { margin-top: 0.6rem; color: var(--muted); }

/* Draft markers: delete once real content is added */
.draft-note {
  border: 1px dashed var(--accent-deep); background: var(--accent-soft); color: var(--ink);
  padding: 0.9rem 1.1rem; font-size: 0.92rem;
}

/* Footer */
.site-footer { background: var(--ink); color: #b9c4d0; font-size: 0.95rem; }
.site-footer a { color: #e3e9ef; text-decoration: none; }
.site-footer a:hover { color: var(--accent); }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 2rem; padding-block: 3.5rem 2.5rem; }
.footer-grid > * { min-width: 0; }
.footer-grid h4 { margin: 0 0 0.9rem; color: var(--white); font: 600 0.78rem/1 var(--body); letter-spacing: 0.14em; text-transform: uppercase; }
.footer-grid ul { list-style: none; padding: 0; }
.footer-brand .brand-name { color: var(--white); }
.footer-legal { border-top: 1px solid rgba(255, 255, 255, 0.14); padding-block: 1.25rem 1.75rem; display: flex; flex-wrap: wrap; gap: 0.75rem 2rem; justify-content: space-between; align-items: center; font-size: 0.82rem; }
.eho { display: inline-flex; align-items: center; gap: 0.5rem; }
.eho svg { width: 26px; height: 26px; }

/* Responsive */
@media (max-width: 900px) {
  .hero-grid, .split { grid-template-columns: 1fr; }
  .hero-photo { max-width: 420px; }
  .grid-3, .grid-4 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .philosophy { grid-template-columns: 1fr; }
  .philosophy div + div { border-left: 0; border-top: 1px solid var(--line); }
}
@media (max-width: 600px) {
  .grid-2, .grid-3, .grid-4, .form .row, .footer-grid { grid-template-columns: 1fr; }
  .brand-name { font-size: 1.3rem; }
  .steps li { grid-template-columns: 2.5rem 1fr; }
}

/* Landing pages (Facebook ads): no main menu, one action */
.lp-header { background: var(--white); border-bottom: 1px solid var(--line); }
.lp-header .wrap { display: flex; flex-wrap: wrap; gap: 0.75rem; justify-content: space-between; align-items: center; min-height: 72px; }
.lp-header .phone { font-weight: 700; font-size: 1.05rem; color: var(--navy); text-decoration: none; }
.lp-hero { background: var(--wall); border-bottom: 1px solid var(--line); }
.lp-hero-grid { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: clamp(2rem, 5vw, 4rem); align-items: start; padding-block: clamp(2.5rem, 6vw, 4.5rem); }
.lp-hero-grid > * { min-width: 0; }
.lp-offer { display: flex; flex-wrap: wrap; gap: 1.75rem; align-items: center; }
.lp-offer > ul { flex: 1 1 220px; min-width: 0; }
.guide-cover {
  flex: none; width: 190px; aspect-ratio: 8.5 / 11; max-width: 100%;
  background: var(--navy); color: var(--white); padding: 1.25rem 1.1rem;
  display: grid; align-content: space-between; position: relative;
  box-shadow: 0 10px 24px rgba(20, 33, 63, 0.22);
}
.guide-cover::after { content: ""; position: absolute; inset: 8px; border: 1px solid rgba(255, 255, 255, 0.25); pointer-events: none; }
.guide-cover .bar { width: 36px; height: 3px; background: var(--accent); }
.guide-cover strong { font-family: var(--display); font-weight: 400; font-size: 1.35rem; line-height: 1.15; }
.guide-cover span { font-size: 0.78rem; color: #c8d6e6; }
.lp-form h2 { font-size: var(--step-2); }
.meet { display: flex; flex-wrap: wrap; gap: 1.5rem; align-items: flex-start; }
.meet img { width: 120px; height: 120px; border-radius: 50%; object-fit: cover; object-position: 50% 18%; flex: none; }
.meet > div { flex: 1 1 220px; min-width: 0; }
.motto { font-weight: 600; color: var(--accent-deep); }
.lp-footer { background: var(--ink); color: #b9c4d0; font-size: 0.85rem; }
.lp-footer .wrap { display: flex; flex-wrap: wrap; gap: 0.75rem 2rem; justify-content: space-between; padding-block: 1.75rem; }
.lp-footer a { color: #e3e9ef; }
@media (max-width: 900px) { .lp-hero-grid { grid-template-columns: 1fr; } }

/* Brokerage logo (United Realty Group) beside Dale's name, and on a white chip in dark footers */
.brand-group { display: flex; align-items: center; gap: 1rem; margin-right: auto; min-width: 0; }
.brand-group .brand { margin-right: 0; }
.broker-logo { height: 38px; width: auto; padding-left: 1rem; border-left: 1px solid var(--line); }
.footer-logo { background: var(--white); padding: 10px 14px; width: 190px; max-width: 100%; height: auto; }
@media (max-width: 600px) {
  .brand-group { gap: 0.75rem; }
  .broker-logo { height: 26px; padding-left: 0.75rem; }
  .site-header .brand-sub { display: none; }
}

/* Two-across guide cards: shorter covers */
.grid-2 .resource-card .cover { aspect-ratio: 16 / 7; }