/* ====== BRAND COLORS & FONTS: edit here ====== */
:root {
  /* Colors pulled from the Property Executives logo */
  --navy: #1f2160;
  --burgundy: #7e1d2d;
  --burgundy-dark: #5f1421;
  --gold: #c39b3c;
  --gold-dark: #7e1d2d;
  --ink: #23253a;
  --muted: #666;
  --cream: #faf7f2;
  --white: #fff;
  --line: #e7e0d4;
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "Lato", "Segoe UI", Arial, sans-serif;
}
* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body { font-family: var(--sans); color: var(--ink); background: var(--white); line-height: 1.7; }
img { max-width: 100%; display: block; }
a { color: var(--gold-dark); }
.container { width: min(1140px, 100% - 32px); margin-inline: auto; }
.narrow { max-width: 820px; margin-inline: auto; }
h1, h2, h3, h4 { font-family: var(--serif); font-weight: 600; line-height: 1.15; }
h2.section-title { text-align: center; color: var(--navy); text-transform: uppercase; letter-spacing: .06em; font-size: clamp(1.8rem, 3.5vw, 2.5rem); }
.divider { width: 70px; height: 2px; background: var(--gold); margin: 16px auto 48px; }
section { padding: 90px 0; }
.alt { background: var(--cream); }
.center { text-align: center; }
.lead { font-size: 1.12rem; color: var(--muted); }
.creds { margin-top: 12px; font-size: .78rem; letter-spacing: .12em; text-transform: uppercase; font-weight: 700; color: var(--burgundy); }
.prose p { color: var(--muted); margin-bottom: 18px; }
.prose h3 { font-size: 1.6rem; margin: 34px 0 10px; }
.prose ul { margin: 0 0 18px 22px; color: var(--muted); }
.prose li { margin-bottom: 6px; }

.btn { display: inline-block; background: var(--burgundy); color: #fff; text-decoration: none; padding: 14px 32px; letter-spacing: .12em; text-transform: uppercase; font-size: .85rem; font-weight: 700; border: none; cursor: pointer; font-family: var(--sans); transition: background .2s; }
.btn:hover { background: var(--burgundy-dark); }
.btn.outline { background: transparent; border: 1px solid #fff; }
.btn.outline:hover { background: rgba(255,255,255,.15); }

/* Header */
header { position: sticky; top: 0; z-index: 50; background: rgba(255,255,255,.97); border-bottom: 1px solid var(--line); }
.nav { display: flex; align-items: center; justify-content: space-between; height: 84px; }
.logo { text-decoration: none; color: var(--ink); line-height: 1.1; display: flex; align-items: center; gap: 12px; }
.logo img { height: 60px; width: auto; }
.logo .name { color: var(--navy); font-family: var(--serif); font-size: 1.55rem; font-weight: 700; }
.logo .tag { white-space: nowrap; font-size: .66rem; letter-spacing: .22em; text-transform: uppercase; color: var(--burgundy); }
.nav ul { list-style: none; display: flex; gap: 20px; }
.nav ul a { white-space: nowrap; text-decoration: none; color: var(--ink); font-size: .78rem; letter-spacing: .12em; text-transform: uppercase; font-weight: 700; padding-bottom: 4px; border-bottom: 2px solid transparent; }
.nav ul a:hover { color: var(--burgundy); }
.nav ul a.active { color: var(--burgundy); border-bottom-color: var(--gold); }
.menu-btn { display: none; background: none; border: 0; font-size: 1.8rem; cursor: pointer; color: var(--ink); }

/* Home hero */
.hero { position: relative; min-height: 82vh; display: grid; place-items: center; text-align: center; color: #fff; padding: 120px 16px;
  background: #6d5a40 url("https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=2000&q=80") center/cover no-repeat; }
.hero::before, .page-hero::before { content: ""; position: absolute; inset: 0; background: linear-gradient(rgba(20,22,60,.62), rgba(20,22,60,.72)); }
.hero-inner { position: relative; max-width: 760px; }
.eyebrow { letter-spacing: .3em; text-transform: uppercase; font-size: .8rem; color: #e9d6b4; }
.hero h1 { font-size: clamp(2.6rem, 7vw, 4.6rem); margin: 14px 0 18px; text-transform: uppercase; letter-spacing: .04em; }
.hero p { font-size: clamp(1.05rem, 2vw, 1.3rem); font-weight: 300; margin-bottom: 34px; }
.actions { display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; }

/* Inner page banner */
.page-hero { position: relative; text-align: center; color: #fff; padding: 110px 16px 90px;
  background: #6d5a40 url("https://images.unsplash.com/photo-1560518883-ce09059eeffa?auto=format&fit=crop&w=2000&q=80") center/cover no-repeat; }
.page-hero > * { position: relative; }
.page-hero h1 { font-size: clamp(2.2rem, 5vw, 3.4rem); text-transform: uppercase; letter-spacing: .05em; margin-top: 10px; }

/* Two-column */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: center; }
.photo { aspect-ratio: 4/5; background: var(--cream) center/cover; }
.photo.house { background-image: url("https://images.unsplash.com/photo-1570129477492-45c003edd2be?auto=format&fit=crop&w=1000&q=80"); }

/* Headshot (falls back to initials until images/headshot.jpg exists) */
.headshot { aspect-ratio: 4/5; background: var(--cream); display: grid; place-items: center; overflow: hidden; border-bottom: 4px solid var(--gold); }
.headshot img { width: 100%; height: 100%; object-fit: cover; object-position: center 20%; }
.headshot .initials { font-family: var(--serif); font-size: 5rem; color: var(--gold); }

/* Cards */
.cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }
.cards.two { grid-template-columns: repeat(2, 1fr); }
.card { background: #fff; padding: 36px 30px; border-top: 3px solid var(--gold); }
.alt .card { background: #fff; }
section:not(.alt) .card { background: var(--cream); }
.card .icon { width: 46px; height: 46px; color: var(--gold); margin-bottom: 16px; }
.card h3 { color: var(--navy); font-size: 1.45rem; margin-bottom: 10px; }
.card p, .card li { color: var(--muted); font-size: .95rem; }
.card ul { margin: 10px 0 0 18px; }
.card a.more { display: inline-block; margin-top: 12px; font-size: .8rem; letter-spacing: .12em; text-transform: uppercase; font-weight: 700; text-decoration: none; }

/* Steps */
.steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 30px; counter-reset: step; }
.step { text-align: center; }
.step::before { counter-increment: step; content: counter(step); display: grid; place-items: center; width: 64px; height: 64px; margin: 0 auto 18px; border: 1px solid var(--gold); border-radius: 50%; font-family: var(--serif); font-size: 1.8rem; color: var(--gold); }
.step h3 { font-size: 1.3rem; margin-bottom: 8px; }
.step p { color: var(--muted); font-size: .95rem; }

/* Dark CTA band */
.band { background: var(--navy); color: #fff; text-align: center; }
.band h2 { font-size: clamp(1.8rem, 3.5vw, 2.4rem); color: #e9d6b4; margin-bottom: 16px; }
.band p { max-width: 720px; margin: 0 auto 30px; color: #ddd; font-weight: 300; }

/* FAQ */
details { border-bottom: 1px solid var(--line); padding: 20px 0; }
summary { cursor: pointer; font-family: var(--serif); font-size: 1.35rem; font-weight: 600; list-style: none; display: flex; justify-content: space-between; gap: 20px; }
summary::-webkit-details-marker { display: none; }
summary::after { content: "+"; color: var(--gold); font-size: 1.6rem; line-height: 1; }
details[open] summary::after { content: "\2013"; }
details p { color: var(--muted); margin-top: 12px; }

/* Contact */
.contact-grid { display: grid; grid-template-columns: 1.1fr 1fr; gap: 56px; }
form.contact-form { display: grid; gap: 14px; }
.row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
label { font-size: .78rem; letter-spacing: .1em; text-transform: uppercase; font-weight: 700; display: block; margin-bottom: 5px; }
input, select, textarea { width: 100%; padding: 13px 14px; border: 1px solid var(--line); background: #fff; font: inherit; color: var(--ink); }
input:focus, select:focus, textarea:focus { outline: 2px solid var(--gold); outline-offset: -1px; }
textarea { min-height: 130px; resize: vertical; }
.info-card { background: #fff; padding: 26px; margin-bottom: 18px; border-left: 3px solid var(--gold); }
.info-card h4 { font-size: 1.45rem; }
.info-card .role { color: var(--gold); font-size: .75rem; letter-spacing: .15em; text-transform: uppercase; margin-bottom: 8px; }
.note { font-size: .88rem; color: var(--muted); }

/* Footer */
footer { background: #15173f; color: #bbb; padding: 60px 0 30px; font-size: .88rem; }
.foot-top { display: grid; grid-template-columns: 1.2fr 1fr 1fr; gap: 40px; margin-bottom: 36px; }
footer h4 { color: #fff; font-size: 1.4rem; margin-bottom: 10px; }
footer ul { list-style: none; }
footer li { margin-bottom: 4px; }
footer a { color: #ddd; text-decoration: none; }
footer a:hover { color: var(--gold); }
.subscribe { display: flex; gap: 8px; }
.subscribe input { background: #22255a; border-color: #3a3d7a; color: #fff; }
.subscribe .btn { padding: 12px 18px; }
.disclaimer { border-top: 1px solid #2e3170; padding-top: 24px; font-size: .78rem; line-height: 1.6; color: #8f8a83; }
.disclaimer p + p { margin-top: 10px; }

@media (max-width: 1080px) {
  .menu-btn { display: block; }
  .nav ul { display: none; position: absolute; top: 84px; left: 0; right: 0; background: #fff; flex-direction: column; gap: 0; border-bottom: 1px solid var(--line); }
  .nav ul.open { display: flex; }
  .nav ul a { display: block; padding: 16px; border-top: 1px solid var(--line); border-bottom: 0; }
}
@media (max-width: 960px) {
  .split, .contact-grid { grid-template-columns: 1fr; }
  .cards { grid-template-columns: 1fr 1fr; }
  .steps { grid-template-columns: 1fr 1fr; }
  .foot-top { grid-template-columns: 1fr 1fr; }
  .menu-btn { display: block; }
  .nav ul { display: none; position: absolute; top: 84px; left: 0; right: 0; background: #fff; flex-direction: column; gap: 0; border-bottom: 1px solid var(--line); }
  .nav ul.open { display: flex; }
  .nav ul a { display: block; padding: 16px; border-top: 1px solid var(--line); border-bottom: 0; }
}
@media (max-width: 600px) {
  section { padding: 64px 0; }
  .cards, .cards.two, .steps, .row, .foot-top { grid-template-columns: 1fr; }
  .logo img { height: 48px; }
  .logo .tag { font-size: .54rem; letter-spacing: .1em; white-space: normal; display: inline-block; max-width: 190px; line-height: 1.3; }
  .logo .name { font-size: 1.3rem; }
}