/* Public site. Layout modeled on Mario's previous kvCORE agent site; colors/fonts from Tru Asset Management branding. */
:root{--navy:#00105b;--navy-d:#011640;--gold:#b89500;--gold-l:#d4b13a;--ink:#33373d;--muted:#6b6f76;--line:#e6e7ea;--bg:#f6f7f9;--radius:6px}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:Montserrat,-apple-system,Segoe UI,Roboto,Arial,sans-serif;color:var(--ink);line-height:1.65;font-size:16px;background:#fff}
a{color:var(--navy)}img{max-width:100%;display:block}
.wrap{max-width:1180px;margin:0 auto;padding:0 20px}
h1,h2,h3{font-weight:500;line-height:1.2;color:var(--navy-d)}
.btn{display:inline-block;background:var(--navy);color:#fff;border:2px solid var(--navy);padding:12px 26px;border-radius:var(--radius);text-decoration:none;font-weight:600;font-size:14px;letter-spacing:.06em;text-transform:uppercase;cursor:pointer;font-family:inherit;transition:.2s}
.btn:hover{background:var(--navy-d);border-color:var(--navy-d)}
.btn-gold{background:var(--gold);border-color:var(--gold)}.btn-gold:hover{background:var(--gold-l);border-color:var(--gold-l)}
.btn-outline{background:transparent;color:var(--navy)}.btn-outline:hover{background:var(--navy);color:#fff}
.btn-sm{padding:7px 14px;font-size:12px}.btn-lg{padding:16px 34px}
.ph{background:#fff3b0;color:#6b5200;border:1px dashed #c9a400;padding:0 5px;border-radius:3px;font-size:.92em}
.muted{color:var(--muted);font-size:.9em}
/* top bar + header */
.topbar{background:var(--navy);color:#fff;font-size:13px}.topbar .wrap{display:flex;justify-content:space-between;padding-top:7px;padding-bottom:7px;gap:10px}
.topbar a{color:#fff;text-decoration:none}
.site-header{background:#fff;border-bottom:1px solid var(--line);position:sticky;top:0;z-index:50;box-shadow:0 2px 10px rgba(0,0,0,.04)}
.nav-wrap{display:flex;align-items:center;gap:22px;min-height:84px}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1.15}
.brand-name{font-family:'Playfair Display',Georgia,serif;font-size:26px;color:var(--navy-d);letter-spacing:.02em}
.brand-sub{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600;margin-top:3px}
.site-nav{display:flex;gap:4px;margin-left:auto;flex-wrap:wrap}
.site-nav a{text-decoration:none;color:var(--ink);font-weight:500;font-size:13px;letter-spacing:.06em;text-transform:uppercase;padding:8px 10px;border-bottom:2px solid transparent}
.site-nav a:hover,.site-nav a.active{color:var(--navy);border-bottom-color:var(--gold)}
.brand-logo img{height:62px;width:auto}
.nav-toggle{display:none;margin-left:auto;background:none;border:1px solid var(--line);font-size:22px;padding:4px 12px;border-radius:6px}
/* hero */
.hero{background-size:cover;background-position:center;color:#fff;text-align:center;padding:150px 0 130px;position:relative}
.hero-name{font-family:'Playfair Display',Georgia,serif;font-size:clamp(44px,7vw,80px);color:#fff;margin:0;font-weight:400;letter-spacing:.02em;text-shadow:0 2px 20px rgba(0,0,0,.35)}
.hero-title{font-size:15px;letter-spacing:.35em;text-transform:uppercase;margin:12px 0 4px;color:#fff;font-weight:500}
.hero-brokerage{font-size:20px;margin:0 0 34px;font-weight:300}
.hero-search{display:flex;max-width:680px;margin:0 auto;background:#fff;border-radius:var(--radius);padding:6px;box-shadow:0 10px 40px rgba(0,0,0,.3)}
.hero-search input{flex:1;border:0;font-size:16px;padding:12px 14px;outline:none;font-family:inherit;min-width:0}
.hero-search.inline{margin:18px 0 0;box-shadow:none;border:1px solid var(--line)}
/* sections */
.section{padding:70px 0}.center{text-align:center}
.title{font-size:clamp(26px,3.4vw,36px);margin:0 0 10px;text-transform:none}.title.left{text-align:left}.title.light{color:#fff}
.title-rule{width:70px;height:3px;background:var(--gold);margin:0 auto 40px}
.subtitle{color:var(--gold);text-transform:uppercase;letter-spacing:.15em;font-size:13px;font-weight:600;margin-top:-4px}
.feature-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.feature{border:1px solid var(--line);border-radius:var(--radius);padding:38px 28px;text-decoration:none;color:var(--ink);transition:.25s;background:#fff}
.feature:hover{transform:translateY(-4px);box-shadow:0 16px 40px rgba(0,16,91,.12);border-color:transparent}
.ficon{width:66px;height:66px;margin:0 auto 18px;border-radius:50%;background:var(--navy);color:#fff;display:flex;align-items:center;justify-content:center;font-size:28px}
.feature h3{margin:0 0 8px;font-size:21px}.feature span{color:var(--gold);font-weight:600;text-transform:uppercase;font-size:12px;letter-spacing:.12em}
.listings-band{background:var(--bg)}
.section-head{display:flex;justify-content:space-between;align-items:baseline;gap:12px}
.note-example{background:#fff8dd;border-left:4px solid var(--gold);padding:10px 14px;font-size:14px;border-radius:4px}
.listing-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:24px;margin-top:20px}
.listing-card{background:#fff;border-radius:var(--radius);overflow:hidden;text-decoration:none;color:var(--ink);box-shadow:0 2px 12px rgba(0,0,0,.06);transition:.25s}
.listing-card:hover{box-shadow:0 14px 36px rgba(0,16,91,.15);transform:translateY(-3px)}
.listing-img{position:relative;aspect-ratio:16/10;overflow:hidden;background:#ddd}.listing-img svg,.listing-img img{width:100%;height:100%;object-fit:cover;display:block}
.listing-img.big{aspect-ratio:16/9;border-radius:var(--radius)}
.badge-example{position:absolute;top:12px;left:12px;background:#c62828;color:#fff;font-size:11px;font-weight:700;padding:4px 9px;border-radius:3px;letter-spacing:.08em}
.badge-status{position:absolute;bottom:12px;left:12px;background:var(--navy);color:#fff;font-size:12px;padding:3px 10px;border-radius:3px;text-transform:uppercase;letter-spacing:.06em}
.listing-body{padding:16px 18px 20px}.price{font-size:24px;font-weight:600;color:var(--navy-d)}.facts{color:var(--muted);font-size:14px}.addr{font-size:14px;margin-top:4px}
.mission{background:linear-gradient(rgba(0,16,91,.92),rgba(1,22,64,.95)),url('/public/img/hero-bg.jpg') center/cover;color:#fff;text-align:center;padding:90px 0}
.mission h2{color:var(--gold-l);font-size:15px;letter-spacing:.35em;text-transform:uppercase;font-weight:600}
.mission blockquote{font-family:'Playfair Display',Georgia,serif;font-style:italic;font-size:clamp(19px,2.2vw,25px);line-height:1.6;max-width:900px;margin:0 auto}
.testimonials{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;text-align:left;margin-bottom:30px}
.testi{margin:0;background:var(--bg);border-radius:var(--radius);padding:26px;border-top:3px solid var(--gold)}
.testi blockquote{margin:8px 0 14px;font-size:14.5px;color:#444}.testi figcaption{font-weight:600;color:var(--navy-d)}.testi figcaption span{color:var(--muted);font-weight:400;font-size:12px}
.stars{color:var(--gold);letter-spacing:3px}
.about-band{background:var(--bg);padding:80px 0}
.about-grid{display:grid;grid-template-columns:380px 1fr;gap:56px;align-items:start}
.headshot-img{width:100%;border-radius:var(--radius);box-shadow:0 18px 40px rgba(0,0,0,.18)}
.contact-card{margin-top:18px;padding:18px;border:1px solid var(--line);border-radius:var(--radius);background:#fff;line-height:1.8}
.areas-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(200px,1fr));gap:14px}
.areas-grid a{border:1px solid var(--line);padding:18px;border-radius:var(--radius);text-decoration:none;font-weight:500;color:var(--navy-d);transition:.2s}
.areas-grid a:hover{background:var(--navy);color:#fff}
.contact-band{background:var(--navy);color:#fff;padding:70px 0}.contact-band p{color:#dfe3f3}
.big-phone a{color:var(--gold-l);font-size:30px;text-decoration:none;font-weight:600}
.contact-band .lead-form{background:#fff;color:var(--ink);padding:26px;border-radius:var(--radius)}
.chips{display:flex;flex-wrap:wrap;gap:8px}.chips span{background:var(--bg);border:1px solid var(--line);padding:5px 12px;border-radius:30px;font-size:14px}
.checks{padding-left:0;list-style:none}.checks li{padding-left:28px;position:relative;margin:7px 0}.checks li:before{content:'✓';position:absolute;left:0;color:var(--gold);font-weight:700}
/* inner pages */
.page-hero{background:linear-gradient(rgba(0,16,91,.82),rgba(1,22,64,.9)),url('/public/img/hero-bg.jpg') center/cover;color:#fff;padding:70px 0 60px}
.page-hero h1{color:#fff;margin:0 0 6px;font-size:clamp(30px,4vw,44px);font-family:'Playfair Display',Georgia,serif;font-weight:400}.page-hero p{margin:0;color:#dfe3f3}
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:start}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}.steps>div{background:var(--bg);padding:24px;border-radius:var(--radius)}
.steps span{display:inline-flex;width:38px;height:38px;border-radius:50%;background:var(--gold);color:#fff;align-items:center;justify-content:center;font-weight:700}
.valuation-cta{display:flex;justify-content:space-between;align-items:center;gap:20px;background:var(--navy);color:#fff;border-radius:var(--radius);padding:40px}
.valuation-cta h2{color:#fff;margin:0 0 6px}.valuation-cta p{margin:0;color:#dfe3f3}.valuation-cta .btn{background:var(--gold);border-color:var(--gold)}
.detail-grid{display:grid;grid-template-columns:2fr 1fr;gap:34px;margin-top:16px}.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:22px}
.thanks{text-align:center;min-height:40vh}
/* forms */
.lead-form{display:grid;gap:12px}.lead-form label{display:grid;gap:4px;font-size:13px;font-weight:600;color:var(--ink)}
.lead-form input,.lead-form select,.lead-form textarea{font:inherit;font-weight:400;padding:11px 12px;border:1px solid #cfd3da;border-radius:var(--radius);width:100%;background:#fff}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:2px solid var(--gold);border-color:var(--gold)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:12px}.row3{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.lead-form .consent{display:flex;gap:8px;align-items:flex-start;font-weight:400;font-size:12px;color:var(--muted)}.lead-form .consent input{width:auto;margin-top:3px}
.hp{position:absolute;left:-9999px}
/* footer */
.site-footer{background:var(--navy-d);color:#c9cfe4;font-size:14px;padding:56px 0 0}
.site-footer a{color:#fff}.site-footer h4{color:var(--gold-l);text-transform:uppercase;letter-spacing:.14em;font-size:12px;margin:0 0 10px}
.footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:30px}
.f-brand{display:flex;gap:14px;align-items:flex-start}.f-logo{width:84px;height:84px}
.f-areas{display:flex;flex-wrap:wrap;gap:4px 10px}
.fineprint{border-top:1px solid rgba(255,255,255,.12);margin-top:36px;padding:18px 20px 26px;font-size:12px;color:#97a0c0}
.eho{white-space:nowrap;font-weight:600;color:#fff}
@media (max-width:960px){
 .site-nav{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;flex-direction:column;padding:10px 20px;border-bottom:1px solid var(--line)}
 .nav-open .site-nav{display:flex}.nav-toggle{display:block}.brand-logo{display:none}
 .feature-cards,.testimonials,.two-col,.about-grid,.detail-grid,.footer-grid{grid-template-columns:1fr}
 .steps{grid-template-columns:1fr 1fr}.hero{padding:100px 0 80px}.valuation-cta{flex-direction:column;align-items:flex-start}
 .about-grid img{max-width:340px}.topbar .wrap span:first-child{display:none}
}
@media (max-width:560px){.row2,.row3,.steps{grid-template-columns:1fr}.brand-name{font-size:21px}.hero-search{flex-direction:column}.hero-search .btn{width:100%}}

.f-site{font-family:'Playfair Display',Georgia,serif;font-size:19px;color:#fff;font-weight:400}
.brand-sub{letter-spacing:.12em}
.brand{flex:none}.brand-sub{white-space:nowrap;font-size:10px;letter-spacing:.08em}
.site-nav{flex-wrap:nowrap}.site-nav a{padding:8px 8px;white-space:nowrap;font-size:12.5px}
@media (max-width:1180px) and (min-width:961px){.site-nav a{font-size:11.5px;padding:8px 5px}.brand-logo img{height:50px}}
@media (max-width:560px){.hero-title{letter-spacing:.15em;font-size:13px}}