/* =====================================================================
   Gulf Coast RE Group — Design System  ("Deep Gulf" coastal luxe)
   Tokens first; one edit here re-themes the whole site.
   ===================================================================== */
:root{
  /* Palette */
  --navy:#0E2A3B;        /* primary — deep Gulf at dusk */
  --navy-700:#13384C;
  --navy-900:#0A1E2B;
  --teal:#1E7A8C;        /* secondary — water */
  --teal-600:#155E6C;
  --gold:#C9A35B;        /* accent — sun/sand, CTAs */
  --gold-300:#E0C588;
  --ink:#13202A;         /* body text on light */
  --muted:#5C7280;       /* secondary text/lines */
  --line:#D9DDD5;
  --surface:#F7F4EE;     /* warm white page bg */
  --surface-2:#FBF9F4;
  --white:#FFFFFF;

  /* Type */
  --serif:"Fraunces", Georgia, "Times New Roman", serif;
  --sans:"Figtree", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;

  /* Scale / spacing */
  --container:1240px;
  --gap:clamp(1rem,3vw,2rem);
  --radius:14px;
  --radius-sm:10px;
  --shadow-sm:0 1px 2px rgba(14,42,59,.06), 0 4px 14px rgba(14,42,59,.06);
  --shadow:0 10px 30px rgba(14,42,59,.10), 0 30px 60px rgba(14,42,59,.08);
  --ease:cubic-bezier(.4,0,.2,1);
}

/* ---------- Reset / base ---------- */
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
html.lenis,html.lenis body{scroll-behavior:auto !important} /* Lenis guard */
body{
  font-family:var(--sans);color:var(--ink);background:var(--surface);
  font-size:clamp(1rem,.5vw + .9rem,1.125rem);line-height:1.65;
  -webkit-font-smoothing:antialiased;overflow-x:hidden;
}
img,video,svg{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
ul{list-style:none}
h1,h2,h3,h4{font-family:var(--serif);font-weight:600;line-height:1.08;letter-spacing:-.01em;color:var(--navy)}
h1{font-size:clamp(2.5rem,1.5rem + 4vw,4.5rem);font-weight:600}
h2{font-size:clamp(1.9rem,1.2rem + 2.4vw,3rem)}
h3{font-size:clamp(1.3rem,1rem + 1vw,1.7rem)}
p{max-width:68ch}
strong{font-weight:600}
::selection{background:var(--gold);color:var(--navy)}

/* ---------- Layout helpers ---------- */
.container{width:min(100% - 2.4rem,var(--container));margin-inline:auto}
.section{padding:clamp(3.5rem,7vw,7rem) 0}
.section--tight{padding:clamp(2.5rem,5vw,4.5rem) 0}
.eyebrow{font:600 .78rem/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--teal-600);display:inline-flex;align-items:center;gap:.6rem}
.eyebrow::before{content:"";width:26px;height:1px;background:var(--gold)}
.lead{font-size:clamp(1.1rem,.9rem + .6vw,1.35rem);color:var(--muted);max-width:60ch}
.center{text-align:center}.center .lead,.center p{margin-inline:auto}
.bg-navy{background:var(--navy);color:#E7EEF1}
.bg-navy h1,.bg-navy h2,.bg-navy h3{color:#fff}
.bg-soft{background:var(--surface-2)}
.grid{display:grid;gap:clamp(1.1rem,2.5vw,1.8rem)}
@media(min-width:700px){.grid-2{grid-template-columns:repeat(2,1fr)}.grid-3{grid-template-columns:repeat(3,1fr)}}
@media(min-width:980px){.grid-4{grid-template-columns:repeat(4,1fr)}}
@media(max-width:979px){.grid-4{grid-template-columns:repeat(2,1fr)}}

/* ---------- Buttons ---------- */
.btn{
  --bg:var(--gold);--fg:var(--navy);
  display:inline-flex;align-items:center;justify-content:center;gap:.55rem;
  font:600 1rem/1 var(--sans);padding:.95rem 1.6rem;border-radius:100px;
  background:var(--bg);color:var(--fg);border:1px solid transparent;cursor:pointer;
  position:relative;overflow:hidden;transition:transform .25s var(--ease),box-shadow .25s var(--ease),background .25s;
  box-shadow:0 6px 18px rgba(201,163,91,.28);
}
.btn:hover{transform:translateY(-2px);box-shadow:0 12px 26px rgba(201,163,91,.36)}
.btn::after{ /* sheen sweep */
  content:"";position:absolute;top:0;left:-80%;width:55%;height:100%;
  background:linear-gradient(100deg,transparent,rgba(255,255,255,.5),transparent);
  transform:skewX(-18deg);transition:left .55s var(--ease);
}
.btn:hover::after{left:130%}
.btn--ghost{--bg:transparent;--fg:var(--navy);border-color:var(--navy);box-shadow:none}
.btn--ghost:hover{background:var(--navy);color:#fff}
.btn--light{--bg:#fff;--fg:var(--navy);box-shadow:0 6px 18px rgba(0,0,0,.18)}
.bg-navy .btn--ghost{--fg:#fff;border-color:rgba(255,255,255,.5)}
.bg-navy .btn--ghost:hover{background:#fff;color:var(--navy)}
.btn--lg{padding:1.1rem 2rem;font-size:1.05rem}
@media(prefers-reduced-motion:reduce){.btn::after{display:none}.btn:hover{transform:none}}

/* ---------- Header / nav ---------- */
.site-header{position:fixed;inset:0 0 auto;z-index:1000;transition:background .4s,box-shadow .4s,padding .4s;padding:1.1rem 0}
.site-header.scrolled{background:rgba(247,244,238,.86);backdrop-filter:blur(14px);box-shadow:0 1px 0 var(--line);padding:.7rem 0}
.nav{display:flex;align-items:center;justify-content:space-between;gap:1.5rem}
.brand{display:flex;align-items:center;gap:.7rem;font-family:var(--serif);font-weight:600;font-size:1.32rem;color:var(--navy);line-height:1}
.brand .brand__mark{width:38px;height:38px;flex:none}
.brand small{display:block;font:600 .58rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--teal-600);margin-top:.28rem}
.site-header:not(.scrolled) .brand,.site-header:not(.scrolled) .nav-links a{color:#fff}
.site-header:not(.scrolled) .brand small{color:var(--gold-300)}
.site-header:not(.scrolled).at-light .brand,.site-header:not(.scrolled).at-light .nav-links a{color:var(--navy)}
.nav-links{display:flex;align-items:center;gap:1.5rem}
.nav-links a{font:500 .95rem/1 var(--sans);position:relative;padding:.3rem 0}
.nav-links a:not(.btn)::after{content:"";position:absolute;left:0;bottom:-2px;width:0;height:2px;background:var(--gold);transition:width .3s var(--ease)}
.nav-links a:not(.btn):hover::after{width:100%}
.nav-links .has-sub{position:relative}
.nav-sub{position:absolute;top:130%;left:50%;transform:translateX(-50%) translateY(8px);min-width:230px;background:#fff;border-radius:var(--radius-sm);box-shadow:var(--shadow);padding:.6rem;opacity:0;visibility:hidden;transition:.25s var(--ease);display:grid;gap:.1rem}
.has-sub:hover .nav-sub,.has-sub:focus-within .nav-sub{opacity:1;visibility:visible;transform:translateX(-50%) translateY(0)}
.nav-sub a{color:var(--ink) !important;padding:.55rem .7rem;border-radius:8px;font-size:.92rem}
.nav-sub a:hover{background:var(--surface);color:var(--teal-600) !important}
.nav-sub a::after{display:none}
.nav-toggle{display:none;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer;padding:.4rem;z-index:1001}
.nav-toggle span{width:26px;height:2px;background:currentColor;transition:.3s;color:inherit}
.site-header:not(.scrolled) .nav-toggle{color:#fff}
.site-header.scrolled .nav-toggle,.site-header:not(.scrolled).at-light .nav-toggle{color:var(--navy)}

@media(max-width:1040px){
  .nav-toggle{display:flex}
  .nav-links{position:fixed;inset:0 0 0 auto;width:min(86vw,360px);background:var(--navy);flex-direction:column;align-items:flex-start;justify-content:center;gap:1.1rem;padding:2rem 2.2rem;transform:translateX(100%);transition:transform .4s var(--ease);box-shadow:var(--shadow);overflow-y:auto}
  .nav-links.open{transform:translateX(0)}
  .nav-links a{color:#fff !important;font-size:1.15rem}
  .nav-links .nav-sub{position:static;transform:none;opacity:1;visibility:visible;box-shadow:none;background:transparent;padding:.2rem 0 .2rem .8rem;display:none}
  .nav-links .has-sub.open .nav-sub{display:grid}
  .nav-sub a{color:#cdd9df !important;font-size:1rem}
  body.nav-open{overflow:hidden}
}

/* ---------- Footer ---------- */
.site-footer{background:var(--navy-900);color:#9FB3BE;position:relative;overflow:hidden;padding-top:clamp(3rem,6vw,5rem)}
.footer-grid{display:grid;gap:2.2rem;grid-template-columns:1.4fr repeat(3,1fr)}
@media(max-width:880px){.footer-grid{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.footer-grid{grid-template-columns:1fr}}
.site-footer h4{color:#fff;font-family:var(--sans);font-weight:600;font-size:.82rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:1.1rem}
.site-footer a{color:#9FB3BE;transition:color .2s}
.site-footer a:hover{color:var(--gold-300)}
.footer-links{display:grid;gap:.6rem}
.footer-brand p{font-size:.95rem;max-width:34ch;margin:.9rem 0}
.footer-social{display:flex;gap:.7rem;margin-top:1rem}
.footer-social a{width:40px;height:40px;border:1px solid rgba(255,255,255,.16);border-radius:50%;display:grid;place-items:center}
.footer-social a:hover{border-color:var(--gold);background:rgba(201,163,91,.1)}
.footer-bottom{border-top:1px solid rgba(255,255,255,.1);margin-top:2.6rem;padding:1.6rem 0;display:flex;flex-wrap:wrap;gap:.6rem 1.4rem;justify-content:space-between;font-size:.82rem}
.footer-watermark{position:absolute;left:50%;bottom:-.18em;transform:translateX(-50%);font-family:var(--serif);font-weight:600;font-size:18vw;line-height:.8;color:transparent;-webkit-text-stroke:1px rgba(255,255,255,.06);white-space:nowrap;pointer-events:none;user-select:none}

/* ---------- Cards / component kit ---------- */
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:1.6rem;position:relative;overflow:hidden;transition:transform .35s var(--ease),box-shadow .35s var(--ease)}
.card::before{content:"";position:absolute;top:0;left:0;right:0;height:1px;background:linear-gradient(90deg,transparent,rgba(201,163,91,.55),transparent);opacity:0;transition:opacity .35s}
.card:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.card:hover::before{opacity:1}
.card .ic{width:46px;height:46px;border-radius:11px;display:grid;place-items:center;background:rgba(30,122,140,.1);color:var(--teal-600);margin-bottom:1rem}
.card h3{margin-bottom:.5rem}
.card p{font-size:.97rem;color:var(--muted)}
.card__link{color:var(--teal-600);font-weight:600;font-size:.92rem;display:inline-flex;gap:.4rem;margin-top:1rem}
.card__link:hover{gap:.7rem;transition:gap .25s}

/* Stat band */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
@media(max-width:760px){.stats{grid-template-columns:1fr 1fr}}
.stat{padding:1.4rem 1.2rem;text-align:center;position:relative}
.stat + .stat::before{content:"";position:absolute;left:0;top:18%;height:64%;width:1px;background:linear-gradient(180deg,transparent,rgba(255,255,255,.22),transparent)}
@media(max-width:760px){.stat + .stat::before{display:none}}
.stat .num{font-family:var(--serif);font-weight:600;font-size:clamp(2.2rem,1.4rem + 2.4vw,3.2rem);color:var(--gold-300);line-height:1}
.stat .lbl{font-size:.86rem;letter-spacing:.04em;margin-top:.5rem;color:#B8C8D0}

/* Pills / tags */
.pill{display:inline-block;padding:.4rem .9rem;border-radius:100px;background:rgba(30,122,140,.1);color:var(--teal-600);font:600 .8rem/1 var(--sans);border:1px solid rgba(30,122,140,.18)}

/* Quick answer + key facts (AEO) */
.quick-answer{background:var(--surface-2);border-left:4px solid var(--gold);border-radius:0 var(--radius-sm) var(--radius-sm) 0;padding:1.2rem 1.4rem;margin:1.5rem 0;box-shadow:var(--shadow-sm)}
.qa-label{font:600 .72rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--teal-600);margin-bottom:.5rem}
.quick-answer p{margin:0}
table.key-facts{width:100%;border-collapse:collapse;margin:1.4rem 0;background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
table.key-facts th,table.key-facts td{text-align:left;padding:.85rem 1.1rem;border-bottom:1px solid var(--line);font-size:.96rem;vertical-align:top}
table.key-facts th{background:var(--surface-2);width:38%;color:var(--navy);font-weight:600}
table.key-facts tr:last-child th,table.key-facts tr:last-child td{border-bottom:0}

/* FAQ */
.faqs details{background:#fff;border:1px solid var(--line);border-radius:var(--radius-sm);margin-bottom:.8rem;overflow:hidden}
.faqs summary{cursor:pointer;padding:1.1rem 1.3rem;font-weight:600;font-family:var(--serif);color:var(--navy);list-style:none;display:flex;justify-content:space-between;align-items:center;gap:1rem}
.faqs summary::-webkit-details-marker{display:none}
.faqs summary::after{content:"+";font-size:1.5rem;color:var(--gold);transition:transform .3s;font-family:var(--sans)}
.faqs details[open] summary::after{transform:rotate(45deg)}
.faqs details p{padding:0 1.3rem 1.2rem;color:var(--muted);max-width:none}

/* Breadcrumbs */
.crumbs{font-size:.82rem;color:var(--muted);padding-top:.4rem}
.crumbs a:hover{color:var(--teal-600)}
.crumbs span{margin:0 .4rem;opacity:.5}

/* Forms */
.form{display:grid;gap:1.1rem}
.form .row{display:grid;gap:1.1rem}
@media(min-width:640px){.form .row-2{grid-template-columns:1fr 1fr}}
.field label{display:block;font-weight:600;font-size:.85rem;margin-bottom:.4rem;color:var(--navy)}
.field input,.field select,.field textarea{width:100%;padding:.85rem 1rem;border:1px solid var(--line);border-radius:var(--radius-sm);font:inherit;font-size:1rem;background:#fff;color:var(--ink);transition:border-color .2s,box-shadow .2s}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--teal);box-shadow:0 0 0 3px rgba(30,122,140,.15)}
.field textarea{min-height:130px;resize:vertical}
.form-note{font-size:.82rem;color:var(--muted)}
.form-success{display:none;background:rgba(30,122,140,.08);border:1px solid var(--teal);border-radius:var(--radius-sm);padding:1.1rem 1.3rem;color:var(--teal-600);font-weight:600}
.form-success.show{display:block}

/* Reveal (held at 0 by CSS; JS uses fromTo) */
[data-reveal]{opacity:0}
@media(prefers-reduced-motion:reduce){[data-reveal]{opacity:1 !important;transform:none !important}}

/* Custom cursor */
.cursor-dot,.cursor-ring{position:fixed;top:0;left:0;border-radius:50%;pointer-events:none;z-index:99999;opacity:0;transition:opacity .3s}
.cursor-dot{width:7px;height:7px;background:var(--navy);margin:-3.5px 0 0 -3.5px}
.cursor-ring{width:38px;height:38px;border:1.5px solid var(--gold);margin:-19px 0 0 -19px;transition:opacity .3s,width .25s,height .25s,background .25s,border-color .25s}
html.has-cursor.is-loaded .cursor-dot,html.has-cursor.is-loaded .cursor-ring{opacity:1}
html.has-cursor *{cursor:none !important}
html.has-cursor input,html.has-cursor textarea,html.has-cursor select{cursor:auto !important}
.cursor-ring.is-hover{width:58px;height:58px;background:rgba(201,163,91,.12);border-color:var(--gold-300)}
.cursor-ring.is-down{width:30px;height:30px}

/* Skip link / a11y */
.skip{position:absolute;left:-999px;top:0;background:var(--gold);color:var(--navy);padding:.7rem 1.2rem;border-radius:0 0 8px 0;z-index:100000;font-weight:600}
.skip:focus{left:0}
:focus-visible{outline:3px solid var(--teal);outline-offset:2px}

/* Marquee */
.marquee{overflow:hidden;white-space:nowrap;border-block:1px solid var(--line);padding:1.1rem 0;background:var(--surface-2)}
.marquee__track{display:inline-flex;gap:2.5rem;will-change:transform;font-family:var(--serif);font-size:1.15rem;color:var(--navy);align-items:center}
.marquee__track span.dim{color:transparent;-webkit-text-stroke:1px var(--gold)}