/* Southwest Texas Commercial Real Estate Group */
:root{
  --ink:#14171a; --ink-2:#2b3136; --ink-3:#4a5158;
  --paper:#faf8f5; --paper-2:#f2eee8; --paper-3:#fffdfa;
  --line:#ddd6cb; --line-2:#e9e3da;
  --sand:#b0724a; --sand-dk:#8d5836; --sand-lt:#e8b98d;
  --muted:#6f7377;
  --max:1180px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{
  font-family:'Inter',-apple-system,BlinkMacSystemFont,'Segoe UI',system-ui,sans-serif;
  background:var(--paper);color:var(--ink);line-height:1.6;
  -webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale;
}
img{max-width:100%;display:block}
a{color:inherit}
.wrap{max-width:var(--max);margin:0 auto;padding:0 32px}
h1,h2,h3,h4,.serif{font-family:'Fraunces',Georgia,'Times New Roman',serif;font-weight:400;letter-spacing:-.02em;line-height:1.12}
strong{font-weight:600}
.eyebrow{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--sand);font-weight:600;margin-bottom:20px}
.eyebrow.light{color:var(--sand-lt)}
.skip{position:absolute;left:-9999px}
.skip:focus{left:16px;top:16px;background:var(--ink);color:var(--paper);padding:10px 16px;z-index:200}

/* ── nav ── */
.nav{position:sticky;top:0;z-index:100;background:rgba(250,248,245,.94);backdrop-filter:blur(12px);
  -webkit-backdrop-filter:blur(12px);border-bottom:1px solid var(--line)}
.nav-in{display:flex;align-items:center;justify-content:space-between;height:76px;gap:24px}
.brand{font-family:'Fraunces',serif;font-size:16.5px;line-height:1.15;text-decoration:none;flex-shrink:0}
.brand-wordmark b{font-weight:500;display:block;letter-spacing:-.01em;font-size:16.5px}
.brand-wordmark > span{font-size:9.5px;letter-spacing:.15em;text-transform:uppercase;color:var(--muted);
  font-family:'Inter',sans-serif;font-weight:500;display:block}
.nav-links{display:flex;gap:22px;align-items:center}
.nav-links a{text-decoration:none;font-size:13px;color:var(--ink-2);font-weight:450;
  transition:color .18s;white-space:nowrap}
.nav-links a.btn{padding:12px 20px;font-size:12.5px}
@media(max-width:1200px) and (min-width:981px){
  .nav-links{gap:16px}
  .nav-links a{font-size:12.5px}
}
.nav-links a:hover,.nav-links a.on{color:var(--sand)}
/* CTA inside nav must not inherit the nav link colour (specificity fix) */
.nav-links a.btn{color:var(--paper);font-weight:500}
.nav-links a.btn:hover{color:var(--paper);background:var(--sand);border-color:var(--sand)}
.nav-toggle{display:none;background:none;border:1px solid var(--line);padding:9px 13px;
  font-size:12px;font-family:inherit;cursor:pointer;color:var(--ink);letter-spacing:.06em}

/* ── buttons ── */
.btn{display:inline-block;background:var(--ink);color:var(--paper);padding:13px 26px;font-size:13px;
  font-weight:500;letter-spacing:.02em;text-decoration:none;border:1px solid var(--ink);
  transition:.18s;cursor:pointer;font-family:inherit}
.btn:hover{background:var(--sand);border-color:var(--sand)}
.btn.ghost{background:transparent;color:var(--ink)}
.btn.ghost:hover{background:var(--ink);color:var(--paper)}
.btn.ghost.light{color:var(--paper);border-color:rgba(250,248,245,.45)}
.btn.ghost.light:hover{background:var(--paper);color:var(--ink);border-color:var(--paper)}
.cta-row{display:flex;gap:14px;flex-wrap:wrap}

/* ── hero ── */
.hero{padding:118px 0 90px;position:relative;overflow:hidden}
.hero:after{content:'';position:absolute;right:-140px;top:30px;width:540px;height:540px;border-radius:50%;
  background:radial-gradient(circle,rgba(176,114,74,.10),transparent 68%);pointer-events:none}
.hero-in{position:relative;z-index:2;max-width:920px}
.hero h1{font-size:clamp(40px,6vw,74px);margin-bottom:28px}
.hero h1 em{font-style:normal;color:var(--sand)}
.lede{font-size:19px;line-height:1.65;color:var(--ink-2);max-width:672px;margin-bottom:40px;font-weight:350}
.page-head{padding:88px 0 60px;border-bottom:1px solid var(--line)}
.page-head h1{font-size:clamp(34px,5vw,56px);margin-bottom:24px;max-width:900px}
.page-head .lede{margin-bottom:0}

/* ── stat band ── */
.stats{background:var(--ink);color:var(--paper);padding:54px 0}
.stat-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:0 30px;border-left:1px solid rgba(250,248,245,.16)}
.stat:first-child{padding-left:0;border-left:none}
.stat .n{font-family:'Fraunces',serif;font-size:38px;color:var(--sand-lt);line-height:1;margin-bottom:12px}
.stat .l{font-size:12.5px;line-height:1.5;color:#a8a49c}
.src{font-size:11px;color:#6d6a64;margin-top:32px;line-height:1.7}
.src a{color:#8f8a82}

/* ── sections ── */
section{padding:100px 0}
section.tight{padding:72px 0}
.alt{background:var(--paper-2)}
.dark{background:var(--ink);color:var(--paper)}
.dark h2,.dark h3{color:var(--paper)}
.dark p{color:#a8a39c}
.sec-head{max-width:800px;margin-bottom:60px}
.sec-head h2{font-size:clamp(29px,4vw,45px);margin-bottom:22px}
.sec-head p{font-size:17px;color:var(--ink-2);font-weight:350;line-height:1.72}
.sec-head p+p{margin-top:18px}
.dark .sec-head p{color:#a8a39c}
.prose{max-width:760px}
.prose p{font-size:16.5px;color:var(--ink-2);font-weight:350;line-height:1.78;margin-bottom:22px}
.prose h3{font-size:24px;margin:44px 0 16px}

/* ── card grids ── */
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.card{background:var(--paper);padding:40px 34px;transition:background .22s}
.card:hover{background:var(--paper-3)}
.alt .card{background:var(--paper-2)}
.alt .card:hover{background:var(--paper)}
.card .num{font-family:'Fraunces',serif;font-size:13px;color:var(--sand);margin-bottom:18px;display:block;letter-spacing:.06em}
.card h3{font-size:21px;margin-bottom:13px;line-height:1.25}
.card p{font-size:14.5px;color:var(--ink-2);line-height:1.65;font-weight:350}
.card .fine{display:block;font-size:12px;color:var(--muted);margin-top:14px;font-style:italic}

/* ── method steps ── */
.method{display:grid;grid-template-columns:repeat(4,1fr);gap:38px}
.step .s{font-family:'Fraunces',serif;font-size:50px;color:var(--line);line-height:1;margin-bottom:14px;display:block}
.dark .step .s{color:#3a4148}
.step h3{font-size:18px;margin-bottom:11px}
.step p{font-size:14px;color:var(--ink-2);font-weight:350;line-height:1.65}

/* ── serve blocks ── */
.serve{display:grid;grid-template-columns:1fr 1fr;gap:50px 58px}
.serve-item{border-top:2px solid var(--ink);padding-top:25px}
.serve-item.lead{border-top-color:var(--sand)}
.serve-item h3{font-size:23px;margin-bottom:8px}
.serve-item .tag{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--sand);
  font-weight:600;margin-bottom:13px;display:block}
.serve-item p{font-size:15px;color:var(--ink-2);font-weight:350;line-height:1.7}
.serve-item ul{margin-top:16px;padding-left:0;list-style:none}
.serve-item li{font-size:14px;color:var(--ink-2);font-weight:350;line-height:1.6;
  padding-left:18px;position:relative;margin-bottom:9px}
.serve-item li:before{content:'';position:absolute;left:0;top:9px;width:6px;height:6px;
  border-radius:50%;background:var(--sand)}

/* ── engagement ── */
.eng{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.eng-card{background:var(--paper);padding:44px 36px}
.alt .eng-card{background:var(--paper-2)}
.eng-card.feature{background:var(--ink);color:var(--paper)}
.eng-card h3{font-size:25px;margin-bottom:10px}
.eng-card .terms{font-size:12.5px;letter-spacing:.05em;text-transform:uppercase;color:var(--sand);
  font-weight:600;margin-bottom:20px;line-height:1.6}
.eng-card.feature .terms{color:var(--sand-lt)}
.eng-card p{font-size:15px;color:var(--ink-2);font-weight:350;line-height:1.7}
.eng-card.feature p{color:#c4c0b8}
.eng-card ul{margin-top:18px;padding-left:0;list-style:none}
.eng-card li{font-size:13.5px;color:var(--ink-2);font-weight:350;line-height:1.55;
  padding-left:17px;position:relative;margin-bottom:8px}
.eng-card li:before{content:'';position:absolute;left:0;top:8px;width:5px;height:5px;
  border-radius:50%;background:var(--sand)}
.eng-card.feature li{color:#c4c0b8}
.eng-card.feature li:before{background:var(--sand-lt)}
.note{margin-top:32px;font-size:13.5px;color:var(--muted);max-width:820px;line-height:1.72}

/* ── report hub ── */
.report-feature{display:grid;grid-template-columns:1.15fr .85fr;gap:0;border:1px solid var(--line);
  background:var(--paper-3)}
.report-body{padding:52px 46px}
.report-body h2{font-size:32px;margin-bottom:8px}
.report-body .issue{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--sand);
  font-weight:600;margin-bottom:18px}
.report-body p{font-size:15.5px;color:var(--ink-2);font-weight:350;line-height:1.72;margin-bottom:18px}
.report-toc{background:var(--ink);color:var(--paper);padding:52px 42px}
.report-toc h3{font-size:19px;margin-bottom:22px;color:var(--paper)}
.report-toc ol{list-style:none;counter-reset:toc;padding:0}
.report-toc li{counter-increment:toc;font-size:13.5px;color:#a8a39c;line-height:1.5;
  padding-left:30px;position:relative;margin-bottom:14px;font-weight:350}
.report-toc li:before{content:counter(toc,decimal-leading-zero);position:absolute;left:0;top:0;
  font-family:'Fraunces',serif;font-size:12px;color:var(--sand-lt)}
.archive{border-top:1px solid var(--line)}
.archive-row{display:grid;grid-template-columns:150px 1fr 120px;gap:24px;align-items:baseline;
  padding:26px 0;border-bottom:1px solid var(--line)}
.archive-row .date{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--sand);font-weight:600}
.archive-row h3{font-size:20px;margin-bottom:6px}
.archive-row p{font-size:14px;color:var(--ink-2);font-weight:350;line-height:1.6}
.archive-row .status{font-size:12px;color:var(--muted);text-align:right;font-style:italic}

/* ── forms ── */
.form{max-width:660px}
.field{margin-bottom:24px}
.field label{display:block;font-size:13px;font-weight:600;margin-bottom:8px;color:var(--ink)}
.field .hint{font-size:12.5px;color:var(--muted);font-weight:400;margin-bottom:8px;line-height:1.5}
.field input,.field textarea,.field select{
  width:100%;padding:13px 15px;font-family:inherit;font-size:15px;color:var(--ink);
  background:var(--paper-3);border:1px solid var(--line);border-radius:0;transition:border-color .18s}
.field input:focus,.field textarea:focus,.field select:focus{outline:none;border-color:var(--sand)}
.field textarea{min-height:140px;resize:vertical;line-height:1.6}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.form-note{font-size:12.5px;color:var(--muted);margin-top:18px;line-height:1.6}

/* ── inline callout ── */
.callout{background:var(--ink);color:var(--paper);padding:44px 46px;max-width:760px}
.callout p{font-family:'Fraunces',serif;font-size:23px;line-height:1.4;color:var(--paper)}

/* ── close ── */
.close{background:var(--ink);color:var(--paper);padding:112px 0;text-align:center}
.close h2{font-size:clamp(27px,3.7vw,43px);max-width:920px;margin:0 auto 38px;line-height:1.26;color:var(--paper)}

/* ── footer ── */
.foot{background:var(--paper-2);padding:72px 0 38px;border-top:1px solid var(--line);font-size:13.5px}
.f-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:46px;margin-bottom:48px}
.f-grid h4{font-family:'Fraunces',serif;font-size:17px;font-weight:500;margin-bottom:14px}
.f-grid p{color:var(--ink-2);line-height:1.85;font-weight:350}
.f-grid a{color:var(--sand-dk)}
.f-links{list-style:none;padding:0}
.f-links li{margin-bottom:8px}
.f-links a{text-decoration:none;color:var(--ink-2)}
.f-links a:hover{color:var(--sand)}
.legal{border-top:1px solid var(--line);padding-top:26px;font-size:11.5px;color:var(--muted);
  line-height:1.85;max-width:1000px}

@media(max-width:980px){
  .grid-3,.grid-2,.eng,.method,.serve,.form-row{grid-template-columns:1fr}
  .report-feature{grid-template-columns:1fr}
  .stat-grid{grid-template-columns:1fr 1fr;gap:30px 0}
  .stat{padding:0 22px}
  .stat:first-child,.stat:nth-child(3){border-left:none;padding-left:0}
  .f-grid{grid-template-columns:1fr}
  .archive-row{grid-template-columns:1fr;gap:8px}
  .archive-row .status{text-align:left}
  .nav-links{display:none;position:absolute;top:76px;left:0;right:0;background:var(--paper);
    border-bottom:1px solid var(--line);flex-direction:column;align-items:flex-start;
    gap:0;padding:8px 32px 20px}
  .nav-links.open{display:flex}
  .nav-links a{padding:12px 0;font-size:15px;width:100%}
  .nav-toggle{display:block}
  section{padding:68px 0}
  .hero{padding:70px 0 58px}
  .page-head{padding:56px 0 44px}
  .wrap{padding:0 22px}
  .report-body,.report-toc{padding:36px 28px}
  .callout{padding:32px 28px}
  .callout p{font-size:19px}
}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}

/* ── brand logo (drop-in) ───────────────────────────────
   Put logo.svg / logo.png in this folder and re-run build.js.
   The wordmark below is the fallback when no file is present. */
.brand{display:flex;align-items:center;text-decoration:none}
.brand-logo{height:42px;width:auto;max-width:280px;object-fit:contain;display:block}
.brand-logo + .brand-wordmark{display:none}
.brand-wordmark{display:block}
.foot-logo{height:46px;width:auto;max-width:280px;object-fit:contain;margin-bottom:16px}
@media(max-width:980px){
  .brand-logo{height:34px;max-width:200px}
}

/* ═══════════════════════════════════════════════════════════
   BRAND RE-SKIN — colours sampled from the SWTCRE logo
   navy #0C174F · gradient coral #FF3241 → mint #8FE9AE → teal #00C7BF
   ═══════════════════════════════════════════════════════════ */
:root{
  --ink:#0C174F;          /* brand navy — dark surfaces, headings, buttons */
  --ink-2:#333E5C;        /* body copy on light */
  --ink-3:#4A5578;
  --paper:#FFFFFF;
  --paper-2:#F4F6FA;
  --paper-3:#FAFBFD;
  --line:#DDE3EF;
  --line-2:#E8ECF4;
  --sand:#04756B;         /* accent on light backgrounds (AA on white) */
  --sand-dk:#045F57;
  --sand-lt:#5FE3D6;      /* accent on navy */
  --coral:#FF7362;        /* from the mark's gradient — used sparingly */
  --muted:#6B7590;
}

/* ── navy header ── */
.nav{background:rgba(12,23,79,.96);border-bottom:1px solid rgba(255,255,255,.12)}
.nav-links a{color:#C6CEE4}
.nav-links a:hover,.nav-links a.on{color:var(--sand-lt)}
.brand-wordmark b{color:#fff}
.brand-wordmark > span{color:#8E9AC0}
.nav-toggle{border-color:rgba(255,255,255,.3);color:#fff}
/* CTA sits on navy — invert it */
.nav-links a.btn{background:#fff;color:var(--ink);border-color:#fff}
.nav-links a.btn:hover{background:var(--sand-lt);color:var(--ink);border-color:var(--sand-lt)}
.brand{gap:13px}
.brand-mark{height:40px;width:auto;flex-shrink:0}
.brand-logo + .brand-wordmark{display:block}   /* mark never hides the wordmark */
@media(max-width:980px){
  .nav-links{background:var(--ink);border-bottom-color:rgba(255,255,255,.12)}
  .brand-mark{height:32px}
  .brand{gap:10px}
}

/* ── hero glow picks up the mark's teal ── */
.hero:after{background:radial-gradient(circle,rgba(0,199,191,.10),transparent 68%)}

/* ── stat band: coral numerals against navy ── */
.stat .n{color:var(--coral)}
.stat .l{color:#AEB8D2}
.src{color:#7B87A8}
.src a{color:#A3AEC9}

/* ── dark sections ── */
.stats,.dark,.close,.callout,.eng-card.feature,.report-toc{background:var(--ink)}
.dark p,.close p,.report-toc li{color:#AEB8D2}
.step .s{color:var(--line)}
.dark .step .s{color:#2B3768}

/* ── navy footer ── */
.foot{background:var(--ink);border-top:none;color:#AEB8D2}
.foot h4{color:#fff}
.f-grid p{color:#AEB8D2}
.f-grid a,.f-links a{color:#C6CEE4}
.f-grid a:hover,.f-links a:hover{color:var(--sand-lt)}
.legal{border-top-color:rgba(255,255,255,.14);color:#7B87A8}
.foot-logo{height:64px;margin-bottom:20px}

/* ── bio block ── */
.bio{display:grid;grid-template-columns:290px 1fr;gap:54px;align-items:start}
.bio > div:first-child{position:sticky;top:104px}
.bio-photo{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;object-position:center 20%;border:1px solid var(--line)}
.bio-caption{font-size:12.5px;color:var(--muted);margin-top:14px;line-height:1.5}
@media(max-width:820px){
  .bio{grid-template-columns:1fr;gap:32px}
  .bio > div:first-child{position:static}
  .bio-photo{max-width:260px}
}

/* ═══════════════════════════════════════════════════════════
   FINAL · DESERT DUSK — navy + bone + brick, editorial cards
   Accent moved to the warm end of the logo gradient so it reads
   against the navy instead of sinking into it.
   ═══════════════════════════════════════════════════════════ */
:root{
  --ink:#0C174F; --ink-2:#3B4257; --ink-3:#565E76;
  --paper:#FBF8F3; --paper-2:#F3EDE3; --paper-3:#FFFDF9;
  --line:#E4DACA; --line-2:#EFE7DB;
  --sand:#C0392A; --sand-dk:#9E2D20; --sand-lt:#FF9276;
  --coral:#FF9276; --muted:#6E6A72;
}

/* warm the ambient glow */
.hero:after{background:radial-gradient(circle,rgba(192,57,42,.09),transparent 66%)}

/* stat band */
.stat .n{color:#FF9276}
.stat .l{color:#B3BAD0}
.src{color:#8A93AE}
.src a{color:#AEB6CC}

/* nav */
.nav{background:rgba(12,23,79,.96)}
.nav-links a{color:#CBD1E4}
.nav-links a:hover,.nav-links a.on{color:#FF9276}
.nav-links a.btn{background:#FBF8F3;color:var(--ink);border-color:#FBF8F3}
.nav-links a.btn:hover{background:#FF9276;color:var(--ink);border-color:#FF9276}

/* ── editorial cards: rules, not boxes ── */
.grid-3,.grid-2{background:transparent;border:none;gap:0}
.card{
  background:transparent;
  border-top:1px solid var(--line);
  padding:34px 46px 44px 0;
  transition:none;
}
.alt .card,.card:hover,.alt .card:hover{background:transparent}
.grid-3 > .card:nth-child(3n),.grid-2 > .card:nth-child(2n){padding-right:0}
.card .num{margin-bottom:16px}
.card h3{margin-bottom:12px}

/* engagement tiers follow suit; the featured one stays a solid block */
.eng{background:transparent;border:none;gap:0 40px}
.eng-card{background:transparent;border-top:1px solid var(--line);padding:34px 0 42px}
.alt .eng-card{background:transparent}
.eng-card.feature{
  background:var(--ink);border-top-color:var(--ink);
  padding:34px 32px 42px;margin-top:0;
}

/* report + archive pick up the warm rule colour automatically */
.report-feature{border-color:var(--line);background:var(--paper-3)}
.bio-photo{border-color:var(--line)}

/* footer stays navy against the bone page */
.foot{background:var(--ink);border-top:none}
.f-grid a:hover,.f-links a:hover{color:#FF9276}
.legal{border-top-color:rgba(255,255,255,.14)}

@media(max-width:980px){
  .card{padding:30px 0 34px!important}
  .eng{gap:0}
  .eng-card.feature{padding:30px 24px 34px}
}