/* ═══════════════════════════════════════════════
   Houston Real Property — Shared Stylesheet
   ═══════════════════════════════════════════════ */
:root{
  --navy:#0D2B3E; --teal:#1A6B73; --gold:#C09455; --cream:#FAF7F2;
  --off-white:#F2EDE6; --text:#2C2C2C; --text-muted:#7A7A72;
  --border:rgba(13,43,62,0.12); --serif:'Cormorant Garamond',Georgia,serif;
  --sans:'DM Sans',sans-serif; --nav-h:90px; --max:1200px; --radius:4px;
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0;}
html{font-size:16px;scroll-behavior:smooth;}
body{font-family:var(--sans);color:var(--text);background:var(--cream);line-height:1.7;}
img{max-width:100%;display:block;} a{color:inherit;text-decoration:none;} ul{list-style:none;}

/* NAV */
nav{position:fixed;top:0;left:0;right:0;z-index:100;height:var(--nav-h);background:rgba(250,247,242,0.96);backdrop-filter:blur(10px);border-bottom:1px solid var(--border);display:flex;align-items:center;}
.nav-inner{max-width:100%;width:100%;margin:0 auto;padding:0 2.5rem;display:flex;align-items:center;justify-content:space-between;}
.nav-logo{display:flex;align-items:center;gap:0.75rem;}
.nav-logo-img{height:74px;width:auto;max-width:260px;border-radius:0;object-fit:contain;border:none;background:none;padding:0;image-rendering:auto;}
.nav-logo-fb{display:none!important;}
.nav-logo-fb span{color:#fff;font-family:var(--serif);font-size:1rem;font-weight:600;}
.nav-brand{font-family:var(--serif);font-size:1.5rem;color:var(--navy);font-weight:600;line-height:1.2;}
.nav-brand small{display:block;font-family:var(--sans);font-size:0.82rem;color:var(--text-muted);font-weight:400;text-transform:uppercase;letter-spacing:0.1em;}
.nav-links{display:flex;align-items:center;gap:2rem;}
.nav-links a{font-size:0.92rem;font-weight:500;color:var(--text-muted);text-transform:uppercase;letter-spacing:0.08em;transition:color 0.2s;padding-bottom:2px;border-bottom:1.5px solid transparent;}
.nav-links a:hover,.nav-links a.active{color:var(--navy);border-bottom-color:var(--gold);}
.nav-cta{background:var(--navy)!important;color:#fff!important;padding:0.45rem 1.1rem!important;border-radius:var(--radius)!important;border-bottom:none!important;transition:background 0.2s!important;}
.nav-cta:hover{background:var(--teal)!important;}
.nav-cta.active{background:var(--teal)!important;}
.nav-toggle{display:none;background:none;border:none;cursor:pointer;padding:12px;}
.nav-toggle span{display:block;width:28px;height:3px;background:var(--navy);margin:6px 0;transition:0.3s;border-radius:2px;}
.nav-toggle.open span:nth-child(1){transform:translateY(7px) rotate(45deg);}
.nav-toggle.open span:nth-child(2){opacity:0;}
.nav-toggle.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg);}

/* TYPOGRAPHY */
.label{font-family:var(--sans);font-size:0.7rem;font-weight:500;text-transform:uppercase;letter-spacing:0.15em;color:var(--gold);margin-bottom:0.75rem;}
h1,h2,h3,h4{font-family:var(--serif);font-weight:300;line-height:1.2;color:var(--navy);}
h1{font-size:clamp(2.2rem,5vw,3.6rem);}
h2{font-size:clamp(1.7rem,3.5vw,2.6rem);}
h3{font-size:clamp(1.2rem,2.5vw,1.7rem);}
h4{font-size:1.05rem;font-weight:600;}
p{color:var(--text-muted);line-height:1.8;}
main{padding-top:var(--nav-h);}

/* BUTTONS */
.btn{display:inline-flex;align-items:center;gap:0.5rem;font-family:var(--sans);font-size:0.8rem;font-weight:500;text-transform:uppercase;letter-spacing:0.08em;cursor:pointer;transition:all 0.25s;}
.btn-primary{background:var(--navy);color:#fff;padding:0.85rem 1.8rem;}
.btn-primary:hover{background:var(--teal);}
.btn-outline{border:1.5px solid var(--navy);color:var(--navy);padding:0.8rem 1.8rem;}
.btn-outline:hover{background:var(--navy);color:#fff;}
.btn-white{background:#fff;color:var(--teal)!important;padding:0.85rem 2rem;font-weight:600;}
.btn-white:hover{background:var(--cream);}

/* PAGE HERO */
.page-hero{background:var(--navy);padding:5rem 2rem;position:relative;overflow:hidden;}
.page-hero::before{content:'';position:absolute;inset:0;background:linear-gradient(135deg,var(--navy) 55%,var(--teal));opacity:0.65;}
.page-hero .inner{max-width:var(--max);margin:0 auto;position:relative;}
.page-hero .label{color:rgba(192,148,85,0.9);}
.page-hero h1{color:#fff;margin-bottom:0.75rem;}
.page-hero p{color:rgba(255,255,255,0.65);max-width:560px;font-size:1.05rem;}

/* SECTIONS */
.section{padding:4.5rem 2rem;}
.section .inner{max-width:var(--max);margin:0 auto;}
.section-light{background:var(--cream);}
.section-off{background:var(--off-white);}
.section-dark{background:var(--navy);}
.section-dark h2,.section-dark h3,.section-dark h4{color:#fff;}
.section-dark p{color:rgba(255,255,255,0.6);}
.section-dark .label{color:rgba(192,148,85,0.8);}

/* TWO COLUMNS */
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:4rem;align-items:start;}
.two-col-lg{display:grid;grid-template-columns:3fr 2fr;gap:4rem;align-items:start;}

/* CARDS */
.card-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:1.75rem;margin-top:2.25rem;}
.card{background:#fff;border:1px solid var(--border);padding:2rem;transition:all 0.25s;}
.card:hover{border-color:var(--teal);box-shadow:0 4px 24px rgba(13,43,62,0.08);}
.card-icon{width:42px;height:42px;background:var(--off-white);border-radius:var(--radius);display:flex;align-items:center;justify-content:center;margin-bottom:1.1rem;font-size:1.2rem;}
.card h4{margin-bottom:0.45rem;}

/* STEPS */
.steps{margin-top:2.25rem;}
.step{display:flex;gap:1.75rem;padding:2rem 0;border-bottom:1px solid var(--border);}
.step:last-child{border-bottom:none;}
.step-num{font-family:var(--serif);font-size:2.4rem;color:var(--gold);opacity:0.35;font-weight:300;min-width:3rem;line-height:1;}
.step-body h4{margin-bottom:0.4rem;}

/* HIGHLIGHT BOX */
.highlight{background:var(--off-white);border-left:3px solid var(--gold);padding:1.25rem 1.75rem;margin:1.5rem 0;}
.highlight p{font-size:0.96rem;}

/* BADGES ROW */
.badge-row{display:flex;gap:1.25rem;flex-wrap:wrap;margin-top:1.75rem;}
.badge{background:#fff;border:1px solid var(--border);padding:1rem 1.5rem;text-align:center;}
.badge strong{display:block;font-family:var(--serif);font-size:1.5rem;font-weight:300;color:var(--navy);}
.badge span{font-size:0.72rem;color:var(--text-muted);text-transform:uppercase;letter-spacing:0.08em;}

/* SERVICE ROWS */
.service-row{display:grid;grid-template-columns:1fr 1fr;gap:0;border-bottom:1px solid var(--border);}
.service-row:last-child{border-bottom:none;}
.service-row-label{padding:2.25rem 2rem 2.25rem 0;border-right:1px solid var(--border);}
.service-row-label h3{font-size:1.35rem;margin-bottom:0.4rem;}
.service-row-content{padding:2.25rem 0 2.25rem 2.25rem;}

/* FEATURE GRID */
.feature-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.75rem;margin-top:2.25rem;}
.feature-card{padding:1.75rem;background:#fff;border:1px solid var(--border);transition:all 0.25s;}
.feature-card:hover{border-color:var(--teal);box-shadow:0 4px 24px rgba(13,43,62,0.07);}
.feature-num{font-family:var(--sans);font-size:0.68rem;color:var(--gold);text-transform:uppercase;letter-spacing:0.1em;margin-bottom:0.9rem;}
.feature-card h4{margin-bottom:0.5rem;}

/* AREAS GRID */
.areas-grid2{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:2.25rem;}
.area-card{border:1px solid var(--border);padding:1.75rem;transition:all 0.25s;background:#fff;}
.area-card:hover{border-color:var(--teal);background:var(--off-white);}
.area-card h3{font-size:1.25rem;margin-bottom:0.65rem;}
.area-card p{font-size:0.86rem;}
.area-search{display:inline-flex;align-items:center;gap:0.3rem;font-size:0.75rem;text-transform:uppercase;letter-spacing:0.08em;color:var(--teal);margin-top:0.9rem;transition:gap 0.2s;}
.area-search:hover{gap:0.55rem;}

/* TESTIMONIAL CARDS */
.testi-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.75rem;margin-top:2.25rem;}
.testi{background:#fff;border:1px solid var(--border);padding:2rem;position:relative;}
.testi::before{content:'\201C';font-family:var(--serif);font-size:3.5rem;color:var(--gold);opacity:0.25;position:absolute;top:0.4rem;left:1.1rem;line-height:1;}
.testi blockquote{font-family:var(--serif);font-size:1rem;font-style:italic;color:var(--navy);line-height:1.6;margin-bottom:0.9rem;}
.testi cite{font-size:0.75rem;text-transform:uppercase;letter-spacing:0.1em;color:var(--text-muted);font-style:normal;}
.stars-sm{color:var(--gold);font-size:0.8rem;margin-bottom:0.65rem;}

/* CTA BAND */
.cta-band{background:var(--teal);color:#fff;padding:3.75rem 2rem;}
.cta-band .inner{max-width:var(--max);margin:0 auto;display:flex;align-items:center;justify-content:space-between;gap:2rem;flex-wrap:wrap;}
.cta-band h2{color:#fff;}
.cta-band p{color:rgba(255,255,255,0.7);margin-top:0.4rem;}

/* GUARANTEE STRIP */
.guarantee-strip{background:var(--navy);padding:3rem 2rem;}
.guarantee-strip .inner{max-width:var(--max);margin:0 auto;display:grid;grid-template-columns:repeat(4,1fr);gap:1.75rem;}
.guarantee-item{text-align:center;padding:1.25rem 1rem;}
.guarantee-item .g-icon{font-size:1.8rem;margin-bottom:0.65rem;}
.guarantee-item h4{color:#fff;font-size:0.9rem;font-weight:500;margin-bottom:0.35rem;}
.guarantee-item p{font-size:0.82rem;color:rgba(255,255,255,0.5);}

/* ZERO GRID */
.zero-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.75rem;margin-top:2.25rem;}
.zero-item{background:#fff;border:1px solid var(--border);padding:1.75rem;display:flex;gap:1.1rem;align-items:flex-start;transition:all 0.25s;}
.zero-item:hover{border-color:var(--teal);box-shadow:0 4px 24px rgba(13,43,62,0.07);}
.zero-icon{width:38px;height:38px;background:var(--off-white);border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:1rem;flex-shrink:0;margin-top:2px;}
.zero-item h4{margin-bottom:0.35rem;font-size:1rem;}

/* PHOTO STRIP */
.photo-strip{display:grid;gap:0;}
.photo-strip-img{width:100%;height:260px;object-fit:cover;display:block;}

/* REVEAL */
.reveal{opacity:0;transform:translateY(20px);transition:opacity 0.6s ease,transform 0.6s ease;}
.reveal.visible{opacity:1;transform:none;}

/* FOOTER */
footer{background:var(--navy);color:rgba(255,255,255,0.7);padding:4rem 2rem 2rem;}
.footer-inner{max-width:var(--max);margin:0 auto;}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:3rem;margin-bottom:3rem;}
.footer-brand h3{font-family:var(--serif);color:#fff;font-size:1.35rem;margin-bottom:0.5rem;}
.footer-brand p{font-size:0.85rem;line-height:1.7;color:rgba(255,255,255,0.52);}
.footer-col h5{color:#fff;font-family:var(--sans);font-size:0.7rem;text-transform:uppercase;letter-spacing:0.12em;margin-bottom:1.1rem;}
.footer-col ul li{margin-bottom:0.55rem;}
.footer-col ul a,.footer-col address{font-size:0.85rem;color:rgba(255,255,255,0.52);transition:color 0.2s;font-style:normal;line-height:1.9;}
.footer-col ul a:hover{color:var(--gold);}
.footer-bottom{border-top:1px solid rgba(255,255,255,0.1);padding-top:1.5rem;display:flex;justify-content:space-between;align-items:center;gap:1rem;flex-wrap:wrap;}
.footer-bottom small{font-size:0.75rem;}
.social-links{display:flex;gap:1rem;}
.social-links a{width:32px;height:32px;border:1px solid rgba(255,255,255,0.2);display:flex;align-items:center;justify-content:center;color:rgba(255,255,255,0.6);font-size:0.8rem;transition:all 0.2s;}
.social-links a:hover{background:var(--gold);border-color:var(--gold);color:#fff;}

/* RESPONSIVE */
@media(max-width:1024px){
  .footer-grid{grid-template-columns:1fr 1fr;}
  .two-col,.two-col-lg{grid-template-columns:1fr;}
  .feature-grid{grid-template-columns:1fr 1fr;}
  .areas-grid2{grid-template-columns:1fr 1fr;}
  .testi-grid{grid-template-columns:1fr;}
  .service-row{grid-template-columns:1fr;}
  .service-row-label{border-right:none;border-bottom:1px solid var(--border);padding:1.75rem 0 1.25rem;}
  .service-row-content{padding:1.25rem 0 1.75rem;}
  .guarantee-strip .inner{grid-template-columns:1fr 1fr;}
}
@media(max-width:768px){
  :root{--nav-h:70px;}
  .nav-logo-img{height:52px;}
  .nav-inner{padding:0 1.25rem;}
  .nav-links{display:none;flex-direction:column;position:fixed;top:var(--nav-h);left:0;right:0;background:var(--cream);border-bottom:1px solid var(--border);padding:1.5rem 1.5rem;gap:1.2rem;z-index:99;}
  .nav-links.open{display:flex;}
  .nav-toggle{display:block;}
  .card-grid{grid-template-columns:1fr;}
  .footer-grid{grid-template-columns:1fr 1fr;}
  .cta-band .inner{flex-direction:column;text-align:center;}
  .section{padding:3.25rem 1.5rem;}
  .page-hero{padding:4rem 1.5rem;}
  .feature-grid{grid-template-columns:1fr;}
  .zero-grid{grid-template-columns:1fr;}
  .guarantee-strip .inner{grid-template-columns:1fr 1fr;}
}
@media(max-width:480px){
  :root{--nav-h:60px;}
  .nav-logo-img{height:44px;}
  .nav-inner{padding:0 0.75rem;}

  .footer-grid{grid-template-columns:1fr;}
  .badge-row{gap:0.85rem;}
  .areas-grid2{grid-template-columns:1fr;}
  .guarantee-strip .inner{grid-template-columns:1fr;}
}
</style>