/* PH Realtor. Layout: the logo's dark ground carries the header, hero, contact and footer;
   reading sections sit on a pale paper. Home opens on two large framed choices: buy or sell.
   Single look by choice: gold and silver on night, from the logo. */
:root {
  color-scheme: light;
  --night: #04171B;
  --night-2: #0B262D;
  --night-line: #25424A;
  --gold: #D7A640;
  --gold-bright: #ECC562;
  --gold-dim: #7D6426;
  --gold-ink: #7A5A0A;
  --silver: #B8BCBD;
  --on-night: #F2EFE7;
  --on-night-soft: #A5B4B7;
  --paper: #F3F5F4;
  --surface: #FFFFFF;
  --ink: #0A1D22;
  --ink-soft: #4B5B5F;
  --line: #D6DDDB;
  --wa: #25D366;
  --error: #B3261E;
  --display: "Marcellus", "Trajan Pro", Georgia, "Times New Roman", serif;
  --body: "Mukta", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --gutter: clamp(16px, 4vw, 32px);
  --bar-h: 0px;
}
*, *::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: 1.0625rem;
  line-height: 1.6;
}
img { max-width: 100%; height: auto; display: block; }
[hidden] { display: none !important; }
h1, h2, h3 { font-family: var(--display); font-weight: 400; line-height: 1.12; margin: 0; text-wrap: balance; }
p { margin: 0; }
a { color: inherit; }
:focus-visible { outline: 3px solid var(--gold-bright); outline-offset: 3px; }
.wrap { max-width: 1100px; margin-inline: auto; padding-inline: var(--gutter); }
[id] { scroll-margin-top: 88px; }
.caps { font-size: .75rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; }

/* header */
.top {
  position: sticky; top: env(safe-area-inset-top, 0px); z-index: 20;
  background: var(--night); color: var(--on-night); border-bottom: 1px solid var(--night-line);
}
.top .wrap { display: flex; align-items: center; justify-content: space-between; gap: 12px; padding-block: 8px; }
.brand { display: flex; align-items: center; gap: 10px; text-decoration: none; min-width: 0; }
.brand img { width: 52px; flex: none; }
.brand-name { font-family: var(--display); font-size: 1.125rem; letter-spacing: .12em; line-height: 1.1; white-space: nowrap; }
.brand-tag { display: none; font-size: .75rem; color: var(--on-night-soft); letter-spacing: .04em; }
.nav { display: flex; align-items: center; gap: 4px; }
.nav a { text-decoration: none; padding: 8px 10px; font-size: .9375rem; font-weight: 500; color: var(--on-night); }
.nav a:hover { color: var(--gold-bright); }
.nav .wide { display: none; }

/* buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  font-family: var(--body); font-weight: 600; font-size: 1rem; line-height: 1.2;
  padding: 13px 22px; border: 1px solid transparent; border-radius: 2px;
  text-decoration: none; cursor: pointer; text-align: center;
}
.btn-gold { background: var(--gold); color: var(--night); }
.btn-gold:hover { background: var(--gold-bright); }
.btn-line { border-color: var(--gold); color: var(--gold-bright); }
.btn-line:hover { background: var(--night-2); }
.btn-ink { background: var(--night); color: var(--on-night); }
.btn-ink:hover { background: var(--night-2); }
.btn-wa { background: var(--wa); color: var(--night); }
.nav .btn { padding: 9px 16px; font-size: .9375rem; color: var(--night); margin-left: 8px; }
.nav .btn:hover { color: var(--night); }

/* dark hero, shared */
.hero { background: var(--night); color: var(--on-night); }
.hero .caps { color: var(--gold); }
.hero h1 { font-size: clamp(2.1rem, 6.4vw, 3.5rem); letter-spacing: .005em; }
.hero h1 em { font-style: normal; color: var(--gold-bright); }
.lede { color: var(--on-night-soft); font-size: 1.1875rem; max-width: 34rem; }
.cta-row { display: flex; flex-wrap: wrap; align-items: center; gap: 12px 20px; }
.switch { color: var(--on-night-soft); font-size: .9375rem; text-underline-offset: 4px; }
.switch:hover { color: var(--on-night); }

/* home hero */
.home-hero .wrap { display: grid; gap: 28px; padding-block: clamp(28px, 5vw, 56px) clamp(36px, 6vw, 64px); }
.intro { display: grid; gap: 24px; align-items: center; }
.intro-copy { display: grid; gap: 16px; min-width: 0; }
.intro-logo { width: min(220px, 60%); }
.choices { display: grid; gap: 16px; }
.choice {
  position: relative; display: grid; gap: 8px; align-content: start; min-width: 0;
  padding: 30px 26px 26px; text-decoration: none; color: var(--on-night);
  background: var(--night-2); border: 1px solid var(--gold);
  box-shadow: inset 0 0 0 6px var(--night-2), inset 0 0 0 7px var(--gold-dim);
  transition: background .2s ease;
}
.choice:hover { background: #10323A; box-shadow: inset 0 0 0 6px #10323A, inset 0 0 0 7px var(--gold); }
.choice .caps { color: var(--gold); }
.choice h2 { font-size: clamp(1.75rem, 4.6vw, 2.4rem); }
.choice p { color: var(--on-night-soft); max-width: 24rem; }
.choice .go { margin-top: 10px; font-weight: 600; color: var(--gold-bright); display: inline-flex; gap: 8px; align-items: center; }
.choice .go span { transition: transform .2s ease; }
.choice:hover .go span { transform: translateX(5px); }

/* inner page hero */
.page-hero .wrap { display: grid; gap: 16px; padding-block: clamp(36px, 6vw, 68px); }
.page-hero .cta-row { margin-top: 8px; }

/* light sections */
.section { padding-block: clamp(40px, 7vw, 76px); }
.band { background: var(--surface); border-block: 1px solid var(--line); }
.section h2 { font-size: clamp(1.7rem, 4.2vw, 2.4rem); }
.kicker { color: var(--gold-ink); margin-bottom: 8px; }
.section-head { display: grid; gap: 4px; margin-bottom: 28px; }

.about { display: grid; gap: 20px; }
.about-body { display: grid; gap: 20px; min-width: 0; }
.about-body p { max-width: 38rem; font-size: 1.125rem; }
.facts { display: flex; flex-wrap: wrap; gap: 14px 36px; margin: 0; padding-top: 18px; border-top: 1px solid var(--line); }
.facts dt { font-size: .75rem; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-soft); }
.facts dd { margin: 0; font-family: var(--display); font-size: 1.375rem; }

.reasons { display: grid; gap: 28px; list-style: none; margin: 0; padding: 0; }
.reasons li { display: grid; gap: 8px; align-content: start; padding-top: 18px; border-top: 1px solid var(--gold); }
.reasons h3 { font-size: 1.4rem; }
.reasons p { color: var(--ink-soft); }

.areas { display: flex; flex-wrap: wrap; gap: 6px 0; list-style: none; margin: 0; padding: 0; font-family: var(--display); font-size: clamp(1.5rem, 4vw, 2.1rem); line-height: 1.25; }
.areas li:not(:last-child)::after { content: "\00B7"; color: var(--gold); margin-inline: .5em; }
.areas-note { margin-top: 14px; color: var(--ink-soft); }

/* services */
.svc { margin: 0; border-top: 1px solid var(--ink); }
.svc div { display: grid; gap: 4px; padding-block: 20px; border-bottom: 1px solid var(--line); }
.svc dt { font-family: var(--display); font-size: 1.4rem; line-height: 1.15; }
.svc dd { margin: 0; color: var(--ink-soft); max-width: 36rem; }

/* steps */
.steps { display: grid; gap: 22px; list-style: none; margin: 0; padding: 0; counter-reset: step; }
.steps li { display: grid; grid-template-columns: 3rem 1fr; gap: 0 12px; align-items: baseline; counter-increment: step; }
.steps li::before { content: counter(step); font-family: var(--display); font-size: 2.25rem; line-height: 1; color: var(--gold-ink); }
.steps span { font-size: 1.125rem; font-weight: 500; }

.fee { margin-top: 36px; padding-block: 22px; border-block: 1px solid var(--gold); display: grid; gap: 4px; }
.fee .caps { color: var(--gold-ink); }
.fee p { font-family: var(--display); font-size: clamp(1.3rem, 3.4vw, 1.7rem); line-height: 1.2; }

/* contact */
.contact { background: var(--night); color: var(--on-night); }
.contact .wrap { display: grid; gap: 32px; padding-block: clamp(40px, 7vw, 76px); }
.contact h2 { font-size: clamp(1.7rem, 4.2vw, 2.4rem); }
.contact .caps { color: var(--gold); }
.contact-copy { display: grid; gap: 18px; align-content: start; min-width: 0; }
.contact-copy > p { color: var(--on-night-soft); max-width: 30rem; }
.details { display: grid; gap: 0; margin: 0; border-top: 1px solid var(--night-line); }
.details div { display: grid; grid-template-columns: 6.5rem minmax(0, 1fr); gap: 12px; padding-block: 12px; border-bottom: 1px solid var(--night-line); }
.details dt { font-size: .75rem; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--on-night-soft); padding-top: 5px; }
.details dd { margin: 0; overflow-wrap: anywhere; }
.details a { text-decoration-color: var(--gold-dim); text-underline-offset: 4px; }
.details a:hover { color: var(--gold-bright); }
.details .big { font-family: var(--display); font-size: 1.5rem; letter-spacing: .03em; }

.form { background: var(--surface); color: var(--ink); padding: clamp(18px, 4vw, 30px); display: grid; gap: 16px; align-content: start; min-width: 0; border-top: 3px solid var(--gold); }
.form h3 { font-size: 1.5rem; }
.field { display: grid; gap: 6px; }
.field label { font-size: .875rem; font-weight: 600; }
.field input, .field select {
  font: inherit; color: var(--ink); background: var(--surface);
  border: 1px solid #9AA8A6; border-radius: 2px; padding: 11px 12px; width: 100%; min-width: 0;
}
.field input:focus-visible, .field select:focus-visible { outline: 3px solid var(--gold); outline-offset: 0; border-color: var(--ink); }
.field[data-bad] input { border-color: var(--error); }
.err { color: var(--error); font-size: .875rem; }
.form .btn { width: 100%; }
.form-status { font-size: .9375rem; font-weight: 500; padding: 10px 12px; background: #FBF3DD; color: var(--gold-ink); }
.form-note { font-size: .875rem; color: var(--ink-soft); }

/* footer */
.foot { background: var(--night); color: var(--on-night-soft); border-top: 1px solid var(--night-line); font-size: .9375rem; }
.foot .wrap { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 14px 28px; padding-block: 24px calc(24px + var(--bar-h)); }
.foot-brand { display: flex; align-items: center; gap: 12px; min-width: 0; }
.foot-brand img { width: 56px; flex: none; }
.foot-brand strong { display: block; font-family: var(--display); font-weight: 400; font-size: 1.125rem; letter-spacing: .12em; color: var(--on-night); }
.foot-links { display: flex; flex-wrap: wrap; gap: 6px 20px; }
.foot-links a { text-underline-offset: 4px; }
.foot-links a:hover { color: var(--on-night); }

/* phone action bar */
.bar {
  position: fixed; left: 0; right: 0; bottom: 0; z-index: 30;
  display: grid; grid-template-columns: 1fr 1fr; gap: 8px;
  padding: 8px var(--gutter) calc(8px + env(safe-area-inset-bottom, 0px));
  background: var(--night); border-top: 1px solid var(--night-line);
}
@media (max-width: 759px) { :root { --bar-h: 70px; } }

@media (min-width: 760px) {
  .bar { display: none; }
  .brand img { width: 60px; }
  .brand-name { font-size: 1.25rem; }
  .brand-tag { display: block; }
  .nav .wide { display: inline-flex; }
  .nav { gap: 8px; }
  .intro { grid-template-columns: minmax(0, 1fr) auto; gap: 48px; }
  .intro-logo { width: clamp(220px, 26vw, 320px); }
  .choices { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 20px; }
  .choice { padding: 40px 36px 34px; }
  .about { grid-template-columns: minmax(0, 1fr) minmax(0, 1.6fr); gap: 48px; }
  .reasons { grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 36px; }
  .svc div { grid-template-columns: 16rem minmax(0, 1fr); gap: 32px; align-items: baseline; }
  .steps { grid-template-columns: repeat(auto-fit, minmax(150px, 1fr)); gap: 28px; }
  .steps li { grid-template-columns: 1fr; gap: 8px; padding-top: 16px; border-top: 1px solid var(--line); }
  .contact .wrap.two { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 56px; }
  .contact .wrap.one { grid-template-columns: minmax(0, 1fr) minmax(0, 1.2fr); gap: 56px; }
}

/* small overrides */
.section h2.caps { font-family: var(--body); font-size: .75rem; font-weight: 600; line-height: 1.6; margin-bottom: 14px; }
.cta-row .switch a { color: var(--gold-bright); }
@media (max-width: 759px) { .intro-logo { width: 120px; order: -1; } }
.fee p.caps { font-family: var(--body); font-size: .75rem; line-height: 1.6; }
@media (min-width: 760px) { .steps li { align-items: start; align-content: start; } }