/* Beau Coleman, Realtor — site styles. Mobile-first, no framework. */
:root{
  --teal:#1B999F;          /* sampled from Dwell logo */
  --teal-dark:#11767A;     /* AA text contrast on white */
  --teal-tint:#E8F5F5;
  --navy:#14284B;
  --navy-2:#1E3A68;
  --amber:#F2A541;         /* warm accent (buttons, navy text on top) */
  --amber-dark:#E08E22;
  --cream:#FBF8F3;
  --ink:#1D2533;
  --muted:#5A6475;
  --line:#E3E7EC;
  --white:#fff;
  --radius:14px;
  --shadow:0 10px 30px rgba(20,40,75,.10);
  --serif:"Fraunces",Georgia,"Times New Roman",serif;
  --sans:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
  --max:1160px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--white);line-height:1.6;font-size:1.0625rem;padding-bottom:64px}
@media(min-width:900px){body{padding-bottom:0}}
img{max-width:100%;height:auto;display:block}
a{color:var(--teal-dark)}
a:hover{color:var(--navy)}
h1,h2,h3{font-family:var(--serif);color:var(--navy);line-height:1.15;margin:0 0 .5em;font-weight:600;letter-spacing:-.01em}
h1{font-size:clamp(2.1rem,5.5vw,3.6rem)}
h2{font-size:clamp(1.7rem,3.6vw,2.5rem)}
h3{font-size:1.3rem}
p{margin:0 0 1em}
.container{width:100%;max-width:var(--max);margin:0 auto;padding:0 20px}
.narrow{max-width:780px}
.section{padding:64px 0}
@media(min-width:900px){.section{padding:88px 0}}
.section-alt{background:var(--cream)}
.section-teal{background:var(--teal-tint)}
.eyebrow{display:inline-block;font-size:.8rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--teal-dark);margin-bottom:.75rem}
.lead{font-size:1.2rem;color:var(--muted)}
.center{text-align:center}
.section-head{max-width:720px;margin:0 auto 40px;text-align:center}
.skip{position:absolute;left:-999px;top:0;background:var(--navy);color:#fff;padding:10px 14px;z-index:100}
.skip:focus{left:10px}
.visually-hidden,.hidden{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5em;padding:.85em 1.4em;border-radius:999px;font-weight:700;font-size:1rem;text-decoration:none;border:2px solid transparent;cursor:pointer;transition:transform .15s,background .15s,box-shadow .15s;line-height:1.2;font-family:var(--sans)}
.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--amber);color:var(--navy);box-shadow:0 6px 18px rgba(242,165,65,.35)}
.btn-primary:hover{background:var(--amber-dark);color:var(--navy)}
.btn-outline{border-color:rgba(255,255,255,.75);color:#fff;background:transparent}
.btn-outline:hover{background:rgba(255,255,255,.12);color:#fff}
.btn-navy{background:var(--navy);color:#fff}
.btn-navy:hover{background:var(--navy-2);color:#fff}
.btn-ghost{border-color:var(--navy);color:var(--navy);background:transparent}
.btn-ghost:hover{background:var(--navy);color:#fff}
.btn-sm{padding:.55em 1em;font-size:.92rem}
.btn-row{display:flex;flex-wrap:wrap;gap:12px}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.97);backdrop-filter:saturate(1.2) blur(6px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:68px}
.brand{display:flex;flex-direction:column;text-decoration:none;line-height:1.1}
.brand-name{font-family:var(--serif);font-weight:700;font-size:1.3rem;color:var(--navy)}
.brand-sub{font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;color:var(--teal-dark);font-weight:600;margin-top:3px}
.nav{display:none}
.nav ul{list-style:none;margin:0;padding:0;display:flex;gap:4px}
.nav a{display:block;padding:8px 10px;text-decoration:none;color:var(--ink);font-weight:500;font-size:.95rem;border-radius:8px}
.nav a:hover,.nav a[aria-current="page"]{color:var(--teal-dark);background:var(--teal-tint)}
.header-actions{display:flex;align-items:center;gap:8px}
.call-btn .num{display:none}
.menu-toggle{display:inline-flex;align-items:center;justify-content:center;width:44px;height:44px;border:1px solid var(--line);border-radius:10px;background:#fff;cursor:pointer}
.menu-toggle span,.menu-toggle span::before,.menu-toggle span::after{display:block;width:20px;height:2px;background:var(--navy);position:relative;content:"";transition:.2s}
.menu-toggle span::before{position:absolute;top:-6px}
.menu-toggle span::after{position:absolute;top:6px}
.nav-open .menu-toggle span{background:transparent}
.nav-open .menu-toggle span::before{top:0;transform:rotate(45deg)}
.nav-open .menu-toggle span::after{top:0;transform:rotate(-45deg)}
.nav-open .nav{display:block;position:absolute;left:0;right:0;top:100%;background:#fff;border-bottom:1px solid var(--line);box-shadow:var(--shadow);padding:8px 20px 16px}
.nav-open .nav ul{flex-direction:column}
.nav-open .nav a{padding:12px 8px;font-size:1.05rem;border-bottom:1px solid var(--line);border-radius:0}
@media(min-width:1080px){
  .nav{display:block}
  .menu-toggle{display:none}
  .call-btn .num{display:inline}
}
@media(min-width:520px) and (max-width:1079px){ .call-btn .num{display:inline} }

/* Hero */
.hero{position:relative;color:#fff;background:
  radial-gradient(1100px 500px at 85% -10%,rgba(27,153,159,.55),transparent 60%),
  radial-gradient(700px 400px at -10% 110%,rgba(242,165,65,.20),transparent 60%),
  linear-gradient(135deg,var(--navy) 0%,#183460 55%,#13505F 100%);overflow:hidden}
.hero::after{content:"";position:absolute;inset:0;opacity:.07;pointer-events:none;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='80' height='80' viewBox='0 0 80 80'%3E%3Cpath d='M40 8 L68 30 V70 H12 V30 Z' fill='none' stroke='white' stroke-width='1.5'/%3E%3C/svg%3E");background-size:80px 80px}
.hero .container{position:relative;z-index:1}
.hero-inner{display:grid;gap:36px;padding-top:56px;padding-bottom:64px;align-items:center}
@media(min-width:900px){.hero-inner{grid-template-columns:1.35fr .9fr;padding-top:96px;padding-bottom:104px}}
.hero h1{color:#fff}
.hero h1 em{font-style:italic;color:#9EE3E4;font-weight:500}
.hero .lead{color:rgba(255,255,255,.86);max-width:36em}
.hero .eyebrow{color:#9EE3E4}
.hero-card{background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);border-radius:20px;padding:24px;display:flex;gap:18px;align-items:center;backdrop-filter:blur(4px)}
.hero-card img{width:96px;height:96px;border-radius:50%;object-fit:cover;border:3px solid rgba(255,255,255,.85);flex:none}
.hero-card .who{font-family:var(--serif);font-size:1.25rem;font-weight:600}
.hero-card .role{font-size:.9rem;color:rgba(255,255,255,.8)}
.hero-card .stars{color:var(--amber);letter-spacing:2px;font-size:.95rem;margin-top:6px}
.hero-points{list-style:none;padding:0;margin:22px 0 0;display:grid;gap:10px;font-size:.98rem;color:rgba(255,255,255,.9)}
.hero-points li::before{content:"✓";color:var(--amber);font-weight:800;margin-right:10px}
.page-hero{padding:56px 0 48px}
@media(min-width:900px){.page-hero{padding:80px 0 72px}}
.page-hero h1{font-size:clamp(2rem,4.6vw,3.1rem)}

/* Cards & grids */
.grid{display:grid;gap:20px}
@media(min-width:640px){.grid-2{grid-template-columns:repeat(2,1fr)}}
@media(min-width:640px){.grid-3,.grid-4{grid-template-columns:repeat(2,1fr)}}
@media(min-width:980px){.grid-3{grid-template-columns:repeat(3,1fr)}.grid-4{grid-template-columns:repeat(4,1fr)}}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:26px;box-shadow:0 2px 0 rgba(20,40,75,.03)}
.card h3{margin-top:.2em}
.card p:last-child{margin-bottom:0}
.card-link{text-decoration:none;color:inherit;display:flex;flex-direction:column;transition:box-shadow .2s,transform .2s,border-color .2s}
.card-link:hover{box-shadow:var(--shadow);transform:translateY(-2px);border-color:#cfe6e7;color:inherit}
.card .more{margin-top:auto;padding-top:10px;font-weight:700;color:var(--teal-dark)}
.icon{width:48px;height:48px;border-radius:12px;background:var(--teal-tint);color:var(--teal-dark);display:grid;place-items:center;margin-bottom:14px}
.icon svg{width:26px;height:26px}
.placeholder{background:#FFF6E5;border:1px dashed #E0A84A;border-radius:10px;padding:10px 14px;color:#7A4E0B;font-size:.95rem}
.ph{background:#FFF1D6;color:#7A4E0B;padding:0 .3em;border-radius:4px;font-weight:600}

/* About split */
.split{display:grid;gap:36px;align-items:center}
@media(min-width:900px){.split{grid-template-columns:.8fr 1.2fr;gap:64px}}
.portrait{position:relative;max-width:320px;margin:0 auto}
.portrait img{width:100%;aspect-ratio:1;object-fit:cover;border-radius:50%;border:6px solid #fff;box-shadow:var(--shadow)}
.portrait::before{content:"";position:absolute;inset:-14px;border-radius:50%;border:2px dashed rgba(27,153,159,.45)}
.quote-intro{font-family:var(--serif);font-size:1.45rem;color:var(--navy);line-height:1.35;border-left:4px solid var(--teal);padding-left:18px;margin:0 0 1em;font-style:italic}

/* Testimonials */
.testimonial{background:#fff;border-radius:var(--radius);padding:30px;border:1px solid var(--line);position:relative;display:flex;flex-direction:column}
.testimonial::before{content:"\201C";font-family:var(--serif);font-size:5rem;line-height:1;color:var(--teal);opacity:.35;position:absolute;top:8px;left:20px}
.testimonial blockquote{margin:28px 0 18px;font-size:1.08rem;color:var(--ink)}
.testimonial .by{margin-top:auto;font-weight:700;color:var(--navy)}
.testimonial .meta{font-size:.88rem;color:var(--muted);font-weight:400}

/* Lead magnets */
.magnet{background:linear-gradient(160deg,#fff,var(--teal-tint));border:1px solid #CFE6E7;border-radius:var(--radius);padding:26px;display:flex;flex-direction:column;gap:6px}
.magnet .tag{font-size:.75rem;font-weight:800;letter-spacing:.1em;text-transform:uppercase;color:var(--teal-dark)}
.magnet .btn{margin-top:auto;align-self:flex-start}
.magnet p{color:var(--muted)}

/* Steps */
.steps{counter-reset:step;list-style:none;padding:0;margin:0;display:grid;gap:16px}
.steps li{counter-increment:step;position:relative;padding:20px 20px 20px 76px;background:#fff;border:1px solid var(--line);border-radius:var(--radius)}
.steps li::before{content:counter(step);position:absolute;left:20px;top:20px;width:40px;height:40px;border-radius:50%;background:var(--navy);color:#fff;font-weight:700;display:grid;place-items:center;font-family:var(--serif)}
.steps h3{margin:0 0 .3em;font-size:1.15rem}
.steps p{margin:0;color:var(--muted)}

/* CTA band */
.cta-band{background:linear-gradient(120deg,var(--teal-dark),var(--teal));color:#fff;border-radius:20px;padding:40px 28px;display:grid;gap:20px;align-items:center}
@media(min-width:800px){.cta-band{grid-template-columns:1fr auto;padding:48px 52px}}
.cta-band h2{color:#fff;margin:0 0 .25em}
.cta-band p{margin:0;color:rgba(255,255,255,.92)}

/* Forms */
.form-wrap{background:#fff;border:1px solid var(--line);border-radius:18px;box-shadow:var(--shadow);padding:26px}
@media(min-width:700px){.form-wrap{padding:36px}}
.form-grid{display:grid;gap:16px}
@media(min-width:640px){.form-grid.two{grid-template-columns:1fr 1fr}.form-grid .full{grid-column:1/-1}}
.field label,.field legend{display:block;font-weight:600;font-size:.95rem;margin-bottom:6px;color:var(--navy)}
.field .opt{font-weight:400;color:var(--muted);font-size:.85rem}
.field input,.field select,.field textarea{width:100%;font:inherit;font-size:1rem;padding:12px 14px;border:1.5px solid #CBD3DD;border-radius:10px;background:#fff;color:var(--ink);transition:border-color .15s,box-shadow .15s}
.field textarea{min-height:110px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--teal);box-shadow:0 0 0 4px rgba(27,153,159,.18)}
fieldset.field{border:0;padding:0;margin:0;min-width:0}
.checks{display:flex;flex-wrap:wrap;gap:8px}
.checks label{display:inline-flex;align-items:center;gap:8px;font-weight:500;padding:8px 12px;border:1.5px solid #CBD3DD;border-radius:999px;font-size:.95rem;color:var(--ink);cursor:pointer;margin:0}
.checks input{width:auto;accent-color:var(--teal)}
.form-note{font-size:.85rem;color:var(--muted);margin-top:12px}
.form-actions{margin-top:20px}
.form-actions .btn{width:100%}
@media(min-width:640px){.form-actions .btn{width:auto}}
.contact-list{list-style:none;padding:0;margin:0 0 24px;display:grid;gap:12px}
.contact-list a{display:flex;align-items:center;gap:12px;padding:14px 16px;border:1px solid var(--line);border-radius:12px;text-decoration:none;color:var(--navy);font-weight:600;background:#fff;word-break:break-word}
.contact-list a:hover{border-color:var(--teal);color:var(--teal-dark)}
.contact-list svg{width:22px;height:22px;flex:none;color:var(--teal-dark)}
.contact-list small{display:block;font-weight:400;color:var(--muted)}

/* Neighborhood cards */
.hood{display:flex;flex-direction:column;border-radius:var(--radius);overflow:hidden;border:1px solid var(--line);background:#fff}
.hood-top{height:110px;background:linear-gradient(135deg,var(--navy),var(--teal));position:relative;display:flex;align-items:flex-end;padding:16px 20px}
.hood-top h3{color:#fff;margin:0;font-size:1.45rem}
.hood:nth-child(2n) .hood-top{background:linear-gradient(135deg,var(--teal-dark),#3FB6B0)}
.hood:nth-child(3n) .hood-top{background:linear-gradient(135deg,#1E3A68,#4E7FB0)}
.hood-body{padding:20px;display:flex;flex-direction:column;gap:10px;flex:1}
.hood-body p{margin:0;color:var(--muted)}
.hood-body .btn{margin-top:auto;align-self:flex-start}

/* Footer */
.site-footer{background:var(--navy);color:rgba(255,255,255,.85);padding:56px 0 28px;font-size:.95rem}
.site-footer a{color:#fff}
.site-footer a:hover{color:var(--amber)}
.footer-grid{display:grid;gap:32px}
@media(min-width:800px){.footer-grid{grid-template-columns:1.3fr 1fr 1fr}}
.footer-brand{display:flex;gap:16px;align-items:flex-start}
.footer-brand img{width:92px;height:92px;border-radius:12px;flex:none}
.footer-brand strong{font-family:var(--serif);font-size:1.15rem;color:#fff;display:block}
.site-footer h4{color:#fff;font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;margin:0 0 12px}
.site-footer ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.site-footer ul a{text-decoration:none}
.legal{border-top:1px solid rgba(255,255,255,.15);margin-top:36px;padding-top:24px;display:grid;gap:14px;font-size:.85rem;color:rgba(255,255,255,.72)}
.eho{display:flex;gap:12px;align-items:center}
.eho svg{width:44px;height:44px;flex:none}
.legal .ph{background:rgba(242,165,65,.18);color:#FFD9A3}

/* Mobile action bar */
.mobile-bar{position:fixed;left:0;right:0;bottom:0;z-index:60;display:grid;grid-template-columns:repeat(3,1fr);background:var(--navy);border-top:1px solid rgba(255,255,255,.12);padding-bottom:env(safe-area-inset-bottom)}
.mobile-bar a{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:2px;padding:9px 4px 10px;color:#fff;text-decoration:none;font-size:.78rem;font-weight:600;min-height:60px}
.mobile-bar a+a{border-left:1px solid rgba(255,255,255,.12)}
.mobile-bar a.primary{background:var(--amber);color:var(--navy)}
.mobile-bar svg{width:22px;height:22px}
@media(min-width:900px){.mobile-bar{display:none}}

.badge-row{display:flex;flex-wrap:wrap;gap:10px;margin-top:18px}
.badge{display:inline-flex;align-items:center;gap:8px;background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.2);color:#fff;border-radius:999px;padding:6px 12px;font-size:.85rem;font-weight:600}
.check-list{list-style:none;padding:0;margin:0 0 1em;display:grid;gap:10px}
.check-list li{padding-left:30px;position:relative}
.check-list li::before{content:"";position:absolute;left:0;top:.35em;width:18px;height:18px;border-radius:50%;background:var(--teal) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20'%3E%3Cpath d='M5 10.5l3 3 7-7' stroke='white' stroke-width='2.4' fill='none'/%3E%3C/svg%3E") center/14px no-repeat}
.prose h2{margin-top:1.6em}
.prose h2:first-child{margin-top:0}
.hero-card img{width:112px;height:112px;background:#fff}
.portrait img{background:#fff;object-position:50% 20%}
.contact-card{display:flex;gap:18px;align-items:center;background:linear-gradient(135deg,var(--navy),#13505F);color:#fff;border-radius:18px;padding:20px;margin-bottom:20px}
.contact-card img{width:120px;height:120px;border-radius:50%;object-fit:cover;border:4px solid #fff;background:#fff;flex:none}
.contact-card strong{display:block;font-family:var(--serif);font-size:1.25rem}
.contact-card span{display:block;font-size:.92rem;color:rgba(255,255,255,.85)}
/* Casual cutout photo on an arch backdrop */
.cutout{position:relative;max-width:300px;margin:0 auto;width:100%}
@media(min-width:900px){.cutout{max-width:380px}}
.cutout::before{content:"";position:absolute;left:4%;right:4%;top:8%;bottom:0;border-radius:999px 999px 22px 22px;background:linear-gradient(165deg,#3FB6B0 0%,var(--teal) 35%,var(--navy) 100%);box-shadow:var(--shadow)}
.hero .cutout::before{background:linear-gradient(165deg,#4CC3BC,var(--teal) 45%,#0F5A60);box-shadow:0 0 0 6px rgba(255,255,255,.12)}
.cutout picture,.cutout img{position:relative;display:block;width:100%;height:auto;border-radius:0 0 22px 22px}
.cutout{margin-bottom:0}
.hero-split{grid-template-columns:1fr;align-items:end}
@media(min-width:900px){.hero-split{grid-template-columns:1.3fr .8fr}}
.page-hero .split{padding-top:0;padding-bottom:0}
@media(max-width:899px){.hero-split .cutout{max-width:240px}}
/* header brand fits on one line on small phones */
.brand-sub{white-space:nowrap}
@media(max-width:420px){.brand-name{font-size:1.15rem}.brand-sub{font-size:.6rem;letter-spacing:.05em}}
/* Personal logo */
.brand-logo{height:48px;width:auto}
@media(min-width:900px){.brand-logo{height:60px}}
.footer-logo{height:64px;width:auto}
.broker-block{display:flex;gap:16px;align-items:center;font-size:.9rem;line-height:1.6}
.broker-block img{width:84px;height:84px;border-radius:10px;flex:none}