/* =========================================================
   First Texas Realtors — design tokens
   Display: Big Shoulders Display (condensed, signage-like)
   Body: Inter
   Palette: navy ink / brass gold / clay red / paper
   ========================================================= */
:root{
  --ink:        #0E2238;
  --ink-2:      #16324F;
  --gold:       #BE8F3D;
  --gold-light: #E4BE7C;
  --clay:       #9C4A34;
  --paper:      #F6F5F2;
  --paper-2:    #EEECE6;
  --text:       #1B2430;
  --text-soft:  #55606C;
  --white:      #FFFFFF;
  --line:       #DEDAD1;
  --radius:     2px;
  --maxw:       1180px;
  --shadow:     0 10px 30px rgba(14,34,56,.12);
}

*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0;
  font-family:'Inter',-apple-system,BlinkMacSystemFont,sans-serif;
  color:var(--text);
  background:var(--white);
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block;}
a{color:inherit;text-decoration:none;}
ul{margin:0;padding:0;list-style:none;}
h1,h2,h3,h4,h5{
  font-family:'Big Shoulders Display',sans-serif;
  font-weight:700;
  line-height:1.02;
  margin:0 0 .4em;
  letter-spacing:.01em;
  text-transform:uppercase;
}
p{line-height:1.65;margin:0 0 1em;color:var(--text-soft);}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 24px;}
:focus-visible{outline:3px solid var(--gold);outline-offset:2px;}
@media (prefers-reduced-motion: reduce){
  html{scroll-behavior:auto;}
  *{animation-duration:.001ms !important;transition-duration:.001ms !important;}
}

/* ---------- buttons ---------- */
.btn{
  display:inline-block;
  padding:14px 28px;
  font-family:'Big Shoulders Display',sans-serif;
  font-weight:600;
  font-size:16px;
  letter-spacing:.06em;
  text-transform:uppercase;
  border-radius:var(--radius);
  border:1.5px solid transparent;
  transition:transform .15s ease, background .2s ease, color .2s ease, border-color .2s ease;
}
.btn:hover{transform:translateY(-2px);}
.btn-gold{background:var(--gold);color:var(--ink);}
.btn-gold:hover{background:var(--gold-light);}
.btn-outline{border-color:rgba(255,255,255,.55);color:var(--white);}
.btn-outline:hover{border-color:var(--white);background:rgba(255,255,255,.08);}
.btn-outline-light{border-color:rgba(255,255,255,.6);color:var(--white);}
.btn-outline-light:hover{background:rgba(255,255,255,.12);}
.btn-text-light{
  padding:14px 6px;color:var(--gold-light);border:none;background:none;
}
.btn-text-light:hover{color:var(--white);}

/* ---------- top utility bar ---------- */
.topbar{background:var(--ink);color:#C9D3DD;font-size:12.5px;border-bottom:1px solid rgba(255,255,255,.08);}
.topbar-inner{display:flex;flex-wrap:wrap;gap:10px 22px;justify-content:space-between;align-items:center;padding-top:8px;padding-bottom:8px;}
.topbar-left,.topbar-right{display:flex;flex-wrap:wrap;gap:8px 20px;align-items:center;}
.topbar a{opacity:.9;}
.topbar a:hover{opacity:1;color:var(--gold-light);text-decoration:underline;}
.license-badge{color:var(--gold-light);font-weight:600;letter-spacing:.02em;}
.topbar-right a{display:inline-flex;align-items:center;gap:6px;}
.topbar .i{width:14px;height:14px;opacity:.85;}

/* ---------- main nav ---------- */
.site-header{
  position:sticky;top:0;z-index:50;
  background:var(--ink);
  border-bottom:1px solid rgba(255,255,255,.08);
}
.nav-inner{display:flex;align-items:center;justify-content:space-between;padding:14px 24px;gap:20px;}
.brand{display:flex;align-items:center;gap:12px;color:var(--white);}
.brand-mark{
  display:inline-flex;align-items:center;justify-content:center;
  width:42px;height:42px;
  background:var(--gold);color:var(--ink);
  font-family:'Big Shoulders Display',sans-serif;font-weight:800;font-size:15px;letter-spacing:.02em;
  border-radius:3px;flex:none;
}
.brand-mark.small{width:34px;height:34px;font-size:12px;margin-bottom:10px;}
.brand-text{font-family:'Big Shoulders Display',sans-serif;font-weight:700;font-size:19px;letter-spacing:.03em;line-height:1.1;}
.brand-text em{font-style:normal;color:var(--gold-light);}
.brand-text small{display:block;font-family:'Inter',sans-serif;text-transform:none;letter-spacing:0;font-weight:400;font-size:11px;color:#9FB0C0;}

.main-nav{display:flex;align-items:center;gap:26px;}
.nav-link{
  font-family:'Big Shoulders Display',sans-serif;font-weight:600;font-size:15px;
  letter-spacing:.05em;text-transform:uppercase;color:#D8DFE6;
  position:relative;padding:4px 0;
}
.nav-link:hover{color:var(--white);}
.nav-link::after{
  content:"";position:absolute;left:0;bottom:-4px;width:0;height:2px;background:var(--gold);
  transition:width .2s ease;
}
.nav-link:hover::after{width:100%;}
.nav-cta{
  background:var(--gold);color:var(--ink);
  font-family:'Big Shoulders Display',sans-serif;font-weight:700;font-size:14px;
  letter-spacing:.05em;text-transform:uppercase;
  padding:10px 18px;border-radius:2px;
}
.nav-cta:hover{background:var(--gold-light);}

.nav-toggle{display:none;flex-direction:column;gap:5px;background:none;border:none;cursor:pointer;padding:8px;}
.nav-toggle span{width:24px;height:2px;background:var(--white);display:block;}

/* ---------- hero ---------- */
.hero{
  position:relative;
  background:linear-gradient(160deg,var(--ink) 0%,var(--ink-2) 65%,#1D4266 100%);
  padding:100px 0 0;
  overflow:hidden;
}
.hero-inner{position:relative;z-index:2;padding-bottom:120px;max-width:760px;}
.eyebrow{
  font-family:'Big Shoulders Display',sans-serif;font-weight:600;font-size:14px;
  letter-spacing:.14em;text-transform:uppercase;color:var(--gold-light);margin-bottom:18px;
}
.eyebrow-dark{color:var(--clay);}
.eyebrow-gold{color:var(--gold-light);}
.hero h1{
  color:var(--white);font-size:clamp(46px,7vw,84px);margin-bottom:24px;
}
.hero-sub{color:#C9D3DD;font-size:18px;max-width:600px;margin-bottom:36px;}
.hero-actions{display:flex;flex-wrap:wrap;gap:16px;}
.skyline{position:absolute;left:0;right:0;bottom:0;width:100%;height:90px;z-index:1;}

/* ---------- generic section ---------- */
.section{padding:88px 0;}
.section-gray{background:var(--paper);}
.section-head{max-width:680px;margin:0 auto 48px;text-align:center;}
.section-head-left{margin:0 0 40px;text-align:left;}
.section-head h2{font-size:clamp(32px,4vw,48px);color:var(--ink);}
.section-lede{font-size:17px;}

/* ---------- accordion (services) ---------- */
.accordion{max-width:820px;margin:0 auto;border-top:1px solid var(--line);}
.accordion details{border-bottom:1px solid var(--line);}
.accordion summary{
  cursor:pointer;list-style:none;
  display:flex;justify-content:space-between;align-items:center;
  padding:24px 4px;
  font-family:'Big Shoulders Display',sans-serif;font-weight:600;font-size:22px;
  letter-spacing:.01em;color:var(--ink);
}
.accordion summary::-webkit-details-marker{display:none;}
.accordion .chev{color:var(--gold);font-size:22px;font-weight:400;transition:transform .2s ease;}
.accordion details[open] .chev{transform:rotate(45deg);}
.accordion .panel{padding:0 4px 26px;max-width:640px;}

/* ---------- financing banner ---------- */
.financing{background:var(--ink);color:var(--white);position:relative;}
.financing::before{
  content:"";position:absolute;inset:0;
  background:radial-gradient(circle at 85% 20%, rgba(190,143,61,.18), transparent 55%);
}
.financing-inner{
  position:relative;z-index:1;
  display:grid;grid-template-columns:1.4fr 1fr;gap:56px;align-items:start;padding:90px 24px;
}
.financing h2{color:var(--white);font-size:clamp(30px,4vw,46px);}
.financing-copy p{color:#C9D3DD;font-size:17px;max-width:520px;}
.financing-actions{display:flex;flex-wrap:wrap;gap:14px 18px;align-items:center;margin:28px 0 18px;}
.financing-fine{font-size:13px;color:#8FA0B0;}
.financing-fine a{color:var(--gold-light);text-decoration:underline;}
.financing-card{
  background:rgba(255,255,255,.05);
  border:1px solid rgba(255,255,255,.14);
  padding:32px;border-radius:4px;
}
.financing-card h3{color:var(--gold-light);font-size:20px;margin-bottom:16px;}
.financing-card ul{display:grid;grid-template-columns:1fr 1fr;gap:10px 16px;margin-bottom:24px;}
.financing-card li{
  font-size:14px;color:#DCE3E9;padding-left:16px;position:relative;
}
.financing-card li::before{content:"—";position:absolute;left:0;color:var(--gold);}
.financing-card-contact{display:flex;flex-direction:column;gap:6px;padding-top:20px;border-top:1px solid rgba(255,255,255,.14);font-size:14px;color:#C9D3DD;}
.financing-card-contact a{color:var(--gold-light);}

/* ---------- why us ---------- */
.why-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:32px;}
.why-card{text-align:center;padding:8px;}
.why-icon{width:44px;height:44px;color:var(--gold);margin:0 auto 18px;}
.why-card h3{font-size:19px;color:var(--ink);letter-spacing:.02em;}
.why-card p{font-size:14.5px;}

/* ---------- process ---------- */
.process-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;position:relative;}
.process-step{padding:0 24px;position:relative;}
.process-step:not(:first-child){border-left:1px solid var(--line);}
.step-num{
  font-family:'Big Shoulders Display',sans-serif;font-weight:700;font-size:15px;
  color:var(--gold);letter-spacing:.08em;display:block;margin-bottom:10px;
}
.process-step h3{font-size:20px;color:var(--ink);}
.process-step p{font-size:14.5px;}

/* ---------- team ---------- */
.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;max-width:820px;margin:0 auto;}
.team-card{text-align:center;padding:36px 20px;background:var(--paper);border:1px solid var(--line);}
.team-avatar{
  width:70px;height:70px;border-radius:50%;
  background:var(--ink);color:var(--gold-light);
  display:flex;align-items:center;justify-content:center;margin:0 auto 16px;
  font-family:'Big Shoulders Display',sans-serif;font-weight:700;font-size:18px;letter-spacing:.04em;
}
.team-card h4{font-size:18px;color:var(--ink);margin-bottom:4px;}
.team-role{font-size:13.5px;color:var(--clay);text-transform:uppercase;letter-spacing:.06em;margin:0;}

/* ---------- career ---------- */
.career-body{max-width:760px;}
.career-apply{
  font-size:15px;color:var(--ink);background:var(--paper);
  border-left:3px solid var(--gold);padding:16px 20px;
}
.career-apply a{color:var(--clay);font-weight:600;}

/* ---------- contact ---------- */
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:44px;align-items:start;}
.contact-details dl{margin:0;}
.contact-details dt{
  font-family:'Big Shoulders Display',sans-serif;font-weight:600;font-size:13px;
  letter-spacing:.1em;text-transform:uppercase;color:var(--clay);margin-top:22px;
}
.contact-details dt:first-child{margin-top:0;}
.contact-details dd{margin:4px 0 0;font-size:16px;color:var(--text);}
.contact-details dd a:hover{color:var(--clay);text-decoration:underline;}
.contact-map iframe{width:100%;height:340px;border-radius:2px;border:1px solid var(--line);}

/* ---------- footer ---------- */
.site-footer{background:var(--ink);color:#AEBAC6;position:relative;padding:64px 0 32px;}
.footer-inner{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:32px;}
.footer-brand{color:var(--white);font-family:'Big Shoulders Display',sans-serif;font-size:20px;letter-spacing:.03em;margin:0 0 10px;}
.footer-col p{font-size:13.5px;margin:0 0 6px;color:#93A2B0;}
.footer-col h5{
  font-family:'Big Shoulders Display',sans-serif;font-size:14px;letter-spacing:.08em;
  text-transform:uppercase;color:var(--gold-light);margin-bottom:14px;
}
.footer-list li{margin-bottom:10px;font-size:13.5px;}
.footer-list a:hover{color:var(--white);text-decoration:underline;}
#scrollTop{
  position:absolute;top:-24px;right:24px;
  width:48px;height:48px;background:var(--gold);color:var(--ink);
  display:flex;align-items:center;justify-content:center;border-radius:50%;
  cursor:pointer;box-shadow:var(--shadow);
}
#scrollTop svg{width:22px;height:22px;}

/* =========================================================
   Responsive
   ========================================================= */
@media (max-width: 980px){
  .why-grid{grid-template-columns:repeat(2,1fr);}
  .process-grid{grid-template-columns:repeat(2,1fr);row-gap:32px;}
  .process-step:nth-child(3){border-left:none;}
  .financing-inner{grid-template-columns:1fr;}
  .contact-grid{grid-template-columns:1fr;}
  .footer-inner{grid-template-columns:1fr 1fr;}
}

@media (max-width: 760px){
  .topbar-inner{font-size:11.5px;}
  .nav-toggle{display:flex;}
  .main-nav{
    position:absolute;top:100%;left:0;right:0;
    background:var(--ink);
    flex-direction:column;align-items:flex-start;gap:0;
    max-height:0;overflow:hidden;
    transition:max-height .3s ease;
    border-bottom:1px solid rgba(255,255,255,.1);
  }
  .main-nav.open{max-height:520px;}
  .main-nav .nav-link{padding:16px 24px;width:100%;border-bottom:1px solid rgba(255,255,255,.06);}
  .nav-cta{margin:16px 24px;}
  .hero{padding-top:60px;}
  .hero-inner{padding-bottom:100px;}
  .why-grid{grid-template-columns:1fr;}
  .process-grid{grid-template-columns:1fr;}
  .process-step{border-left:none !important;padding-left:0;}
  .team-grid{grid-template-columns:1fr;}
  .footer-inner{grid-template-columns:1fr;}
  .section{padding:64px 0;}
}