/* ==========================================================================
   granburyrealtor.com — "lake-country editorial"
   Warm linen ground, deep pine ink, burnished gold reserved for CTAs,
   muted lake-teal accents. Fraunces (serif display) + Karla (body).
   Deliberately the opposite personality of the trades sites: calm,
   aspirational, magazine-like. No urgency styling anywhere.
   ========================================================================== */

/* ---- Fonts (self-hosted variable woff2, latin subset) ---- */
@font-face {
  font-family: 'Fraunces';
  font-style: normal;
  font-weight: 100 900;
  font-display: swap;
  src: url('/Content/fonts/Fraunces.woff2') format('woff2');
}
@font-face {
  font-family: 'Fraunces';
  font-style: italic;
  font-weight: 100 900;
  font-display: swap;
  src: url('/Content/fonts/Fraunces-Italic.woff2') format('woff2');
}
@font-face {
  font-family: 'Karla';
  font-style: normal;
  font-weight: 200 800;
  font-display: swap;
  src: url('/Content/fonts/Karla.woff2') format('woff2');
}

/* ---- Tokens ---- */
:root {
  --linen: #faf6ee;
  --cream: #f1e9d8;
  --pine: #1c3b2f;
  --pine-deep: #12281f;
  --ink: #2c352f;
  --stone: #68746c;
  --teal: #56858d;
  --teal-soft: #dce8e6;
  --gold: #ab7728;
  --gold-deep: #8f621f;
  --gold-pale: #f0e2c8;
  --hairline: rgba(28, 59, 47, 0.18);
  --serif: 'Fraunces', Georgia, 'Times New Roman', serif;
  --sans: 'Karla', 'Segoe UI', Arial, sans-serif;
  --wrap: 71rem;
  --radius: 4px;
  --shadow: 0 14px 40px -18px rgba(18, 40, 31, 0.35);
}

/* ---- Reset / base ---- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: 1.0625rem;
  line-height: 1.65;
  color: var(--ink);
  background: var(--linen);
  padding-bottom: 4.4rem; /* room for the mobile callbar */
}
img, svg { max-width: 100%; height: auto; }
a { color: var(--pine); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--gold-deep); }
h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 520;
  line-height: 1.12;
  color: var(--pine);
  margin: 0 0 1rem;
  letter-spacing: -0.01em;
}
h1 { font-size: clamp(2.3rem, 5.4vw, 3.6rem); }
h2 { font-size: clamp(1.7rem, 3.4vw, 2.4rem); }
h3 { font-size: 1.35rem; font-weight: 560; }
p { margin: 0 0 1.15rem; }
ul { margin: 0 0 1.25rem; padding-left: 1.3rem; }
li { margin-bottom: 0.45rem; }
b, strong { font-weight: 700; }
.hl { font-style: italic; color: var(--gold); font-weight: 500; }
.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 1.25rem; }
.skip-link {
  position: absolute; left: -9999px; top: 0; background: var(--pine); color: #fff;
  padding: 0.6rem 1rem; z-index: 300;
}
.skip-link:focus { left: 0; }

/* Eyebrow: small-caps editorial kicker with rule */
.eyebrow {
  font-family: var(--sans);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teal);
  margin: 0 0 0.9rem;
  display: flex;
  align-items: center;
  gap: 0.7rem;
}
.eyebrow::before { content: ''; width: 2rem; height: 1px; background: var(--gold); flex: none; }
.eyebrow--center { justify-content: center; }
.eyebrow--center::after { content: ''; width: 2rem; height: 1px; background: var(--gold); flex: none; }
.lede { font-size: 1.16rem; color: var(--stone); max-width: 46rem; }

/* ---- Reveal-on-load (CSS only, staggered) ---- */
@keyframes rise { from { opacity: 0; transform: translateY(16px); } to { opacity: 1; transform: none; } }
.reveal > * { animation: rise 0.7s cubic-bezier(0.2, 0.6, 0.2, 1) both; }
.reveal > *:nth-child(2) { animation-delay: 0.08s; }
.reveal > *:nth-child(3) { animation-delay: 0.16s; }
.reveal > *:nth-child(4) { animation-delay: 0.24s; }
.reveal > *:nth-child(5) { animation-delay: 0.32s; }
.reveal > *:nth-child(6) { animation-delay: 0.4s; }
@media (prefers-reduced-motion: reduce) {
  .reveal > * { animation: none; }
  html { scroll-behavior: auto; }
}

/* ---- Top ribbon ---- */
.topbar {
  background: var(--pine-deep);
  color: #cfdcd2;
  font-size: 0.8rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}
.topbar .wrap { display: flex; gap: 1.6rem; justify-content: center; padding-top: 0.42rem; padding-bottom: 0.42rem; }
.topbar .dot { color: var(--gold); margin-right: 0.45rem; font-size: 0.6rem; vertical-align: 2px; }

/* ---- Header ---- */
.site-header {
  position: sticky;
  top: 0;
  z-index: 200;
  background: rgba(250, 246, 238, 0.96);
  backdrop-filter: blur(6px);
  border-bottom: 1px solid var(--hairline);
}
.site-header .wrap {
  display: flex;
  align-items: center;
  gap: 1.4rem;
  min-height: 4.4rem;
}
.brand { display: flex; align-items: center; gap: 0.65rem; text-decoration: none; }
.brand-mark {
  width: 2.3rem; height: 2.3rem; flex: none;
  display: grid; place-items: center;
  color: var(--linen);
  background: var(--pine);
  border-radius: 50%;
}
.brand-name {
  font-family: var(--serif);
  font-size: 1.3rem;
  font-weight: 560;
  color: var(--pine);
  line-height: 1.05;
  display: flex; flex-direction: column;
}
.brand-name small {
  font-family: var(--sans);
  font-size: 0.66rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--teal);
  margin-top: 0.2rem;
}
.site-nav { display: flex; align-items: center; gap: 1.35rem; margin-left: auto; }
.site-nav > a, .nav-drop > a {
  font-size: 0.95rem; font-weight: 700; text-decoration: none; color: var(--pine);
  padding: 0.4rem 0;
}
.site-nav > a:hover, .nav-drop > a:hover { color: var(--gold-deep); }
.nav-drop { position: relative; }
.drop-menu {
  list-style: none; margin: 0; padding: 0.5rem 0;
  position: absolute; top: 100%; left: -0.9rem; min-width: 15rem;
  background: var(--linen); border: 1px solid var(--hairline); border-top: 2px solid var(--gold);
  box-shadow: var(--shadow);
  display: none;
}
.nav-drop:hover .drop-menu, .nav-drop:focus-within .drop-menu { display: block; }
.drop-menu li { margin: 0; }
.drop-menu a { display: block; padding: 0.5rem 1rem; text-decoration: none; font-size: 0.93rem; font-weight: 400; }
.drop-menu a:hover { background: var(--cream); }
.nav-toggle { display: none; }
.nav-burger { display: none; cursor: pointer; color: var(--pine); margin-left: auto; }

.header-phone { text-align: right; flex: none; }
.header-phone .label {
  font-size: 0.68rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase;
  color: var(--stone); margin-bottom: 0.1rem;
}
.header-phone a {
  display: inline-flex; align-items: center; gap: 0.45rem;
  font-family: var(--serif); font-size: 1.22rem; font-weight: 600;
  color: var(--pine); text-decoration: none;
}
.header-phone a:hover { color: var(--gold-deep); }

/* ---- Buttons: gold is CTA-only, everywhere on the site ---- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 0.5rem;
  font-family: var(--sans); font-weight: 700; font-size: 1rem;
  padding: 0.78rem 1.5rem;
  border: 1px solid transparent; border-radius: var(--radius);
  text-decoration: none; cursor: pointer;
  transition: transform 0.15s ease, box-shadow 0.15s ease, background 0.15s ease;
}
.btn:hover { transform: translateY(-1px); }
.btn-gold { background: var(--gold); color: #fff; box-shadow: 0 8px 22px -10px rgba(171, 119, 40, 0.75); }
.btn-gold:hover { background: var(--gold-deep); color: #fff; }
.btn-ghost { border-color: var(--pine); color: var(--pine); background: transparent; }
.btn-ghost:hover { background: var(--pine); color: var(--linen); }
.btn-dark { background: var(--pine); color: var(--linen); }
.btn-dark:hover { background: var(--pine-deep); color: #fff; }
.btn-lg { font-size: 1.08rem; padding: 0.95rem 1.9rem; }
.btn-light { border-color: rgba(250, 246, 238, 0.55); color: var(--linen); background: transparent; }
.btn-light:hover { background: var(--linen); color: var(--pine); }

/* ---- Hero ---- */
.hero { position: relative; overflow: hidden; padding: 5rem 0 4.2rem; }
.hero::after {
  /* lake contour line-art, faint, bleeding off the right edge */
  content: '';
  position: absolute; right: -14rem; top: -6rem; width: 42rem; height: 42rem;
  background-image: repeating-radial-gradient(ellipse 60% 48% at 55% 45%,
    transparent 0, transparent 26px, rgba(86, 133, 141, 0.16) 26px, rgba(86, 133, 141, 0.16) 27px);
  transform: rotate(-14deg);
  pointer-events: none;
}
.hero .wrap { position: relative; z-index: 1; max-width: 54rem; }
.hero-ctas { display: flex; flex-wrap: wrap; gap: 0.9rem; margin: 1.8rem 0 0.9rem; }
.hero-note { font-size: 0.9rem; color: var(--stone); }
.trust-strip {
  display: flex; flex-wrap: wrap; gap: 1rem 2rem; align-items: center;
  margin-top: 2.2rem; padding-top: 1.4rem;
  border-top: 1px solid var(--hairline);
  font-size: 0.92rem; font-weight: 700; color: var(--pine);
}
.trust-strip svg { color: var(--teal); vertical-align: -4px; margin-right: 0.4rem; }
.stars { color: var(--gold); letter-spacing: 2px; }

/* ---- Page hero (inner pages) ---- */
.page-hero {
  padding: 3.4rem 0 2.6rem;
  border-bottom: 1px solid var(--hairline);
  background:
    linear-gradient(180deg, rgba(241, 233, 216, 0.55), rgba(250, 246, 238, 0)),
    var(--linen);
}
.breadcrumbs { font-size: 0.85rem; color: var(--stone); margin-bottom: 1.1rem; letter-spacing: 0.04em; }
.breadcrumbs a { color: var(--stone); }
.breadcrumbs .sep { margin: 0 0.5rem; color: var(--gold); }

/* ---- Sections ---- */
.section { padding: 4.2rem 0; }
.section--alt { background: var(--cream); border-top: 1px solid var(--hairline); border-bottom: 1px solid var(--hairline); }
.section--dark { background: var(--pine); color: #e5ebe4; }
.section--dark h2, .section--dark h3 { color: var(--linen); }
.section--dark .lede { color: #b9c8bc; }
.section--dark .eyebrow { color: var(--gold-pale); }
.section--dark a:not(.btn) { color: var(--gold-pale); }
.section-head { max-width: 46rem; margin-bottom: 2.6rem; }
.grid { display: grid; gap: 1.6rem; }
.grid-2 { grid-template-columns: repeat(2, 1fr); gap: 3rem; }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
@media (max-width: 900px) {
  .grid-2, .grid-3 { grid-template-columns: 1fr; }
  .grid-2 { gap: 2.2rem; }
}

/* ---- Cards (services / communities) ---- */
.card-link {
  display: flex; flex-direction: column;
  background: #fffdf8;
  border: 1px solid var(--hairline);
  border-radius: var(--radius);
  padding: 1.7rem 1.6rem 1.5rem;
  text-decoration: none;
  color: var(--ink);
  transition: transform 0.18s ease, box-shadow 0.18s ease, border-color 0.18s ease;
}
.card-link:hover { transform: translateY(-3px); box-shadow: var(--shadow); border-color: rgba(171, 119, 40, 0.45); color: var(--ink); }
.card-link .icon { color: var(--teal); margin-bottom: 0.9rem; }
.card-link h3 { margin-bottom: 0.5rem; }
.card-link p { font-size: 0.97rem; color: var(--stone); margin-bottom: 1rem; }
.card-link .more {
  margin-top: auto;
  font-size: 0.85rem; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--gold-deep);
}
.card-link.card-feature { border-top: 3px solid var(--gold); }

/* ---- Editorial figure numbers (process steps) ---- */
.steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2.4rem; counter-reset: step; }
.step { position: relative; padding-top: 3.4rem; counter-increment: step; }
.step::before {
  content: counter(step, decimal-leading-zero);
  position: absolute; top: 0; left: 0;
  font-family: var(--serif); font-style: italic; font-size: 2.6rem; font-weight: 500;
  color: var(--gold); opacity: 0.9; line-height: 1;
}
.step h3 { font-size: 1.2rem; }
.step p { font-size: 0.98rem; }
.section--dark .step p { color: #b9c8bc; }
@media (max-width: 900px) { .steps { grid-template-columns: 1fr; gap: 1.8rem; } }

/* ---- Quote / testimonial cards ---- */
.quote-card {
  margin: 0;
  background: #fffdf8;
  border: 1px solid var(--hairline);
  border-left: 3px solid var(--gold);
  border-radius: var(--radius);
  padding: 1.6rem 1.7rem 1.3rem;
  box-shadow: var(--shadow);
}
.quote-card p {
  font-family: var(--serif); font-style: italic; font-weight: 480;
  font-size: 1.08rem; color: var(--pine); line-height: 1.5;
}
.quote-card footer { font-size: 0.9rem; color: var(--stone); }
.quote-card .stars { font-size: 0.85rem; margin-left: 0.5rem; }

/* ---- CTA band ---- */
.cta-band { background: var(--pine); color: var(--linen); padding: 2.6rem 0; }
.cta-band .wrap { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 1.4rem; }
.cta-band h2 { color: var(--linen); margin-bottom: 0.3rem; font-size: 1.7rem; }
.cta-band p { margin: 0; color: #b9c8bc; }
.cta-band .band-actions { display: flex; flex-wrap: wrap; gap: 0.8rem; }

/* ---- Stat / market strip ---- */
.fact-strip { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; margin-top: 2.4rem; }
.fact { border-top: 2px solid var(--gold); padding-top: 0.9rem; }
.fact b { display: block; font-family: var(--serif); font-size: 1.7rem; font-weight: 560; color: var(--pine); }
.fact span { font-size: 0.88rem; color: var(--stone); }
.section--dark .fact b { color: var(--linen); }
.section--dark .fact span { color: #b9c8bc; }
@media (max-width: 640px) { .fact-strip { grid-template-columns: 1fr; gap: 1.1rem; } }

/* ---- Article layout with sidebar ---- */
.article-layout { display: grid; grid-template-columns: minmax(0, 1fr) 19rem; gap: 3.4rem; align-items: start; }
.article h2 { margin-top: 2.4rem; }
.article h3 { margin-top: 1.8rem; }
@media (max-width: 980px) { .article-layout { grid-template-columns: 1fr; } }

.sidebar { position: sticky; top: 5.6rem; display: grid; gap: 1.5rem; }
.sidebar-cta {
  background: var(--pine); color: #dfe8e0;
  border-radius: var(--radius); padding: 1.6rem 1.5rem;
}
.sidebar-cta h3 { color: var(--linen); font-size: 1.25rem; }
.sidebar-cta p { font-size: 0.93rem; margin-bottom: 1.1rem; }
.sidebar-cta .btn { width: 100%; }
.sidebar-cta .phone-line {
  display: block; margin: 0 0 0.9rem;
  font-family: var(--serif); font-size: 1.3rem; font-weight: 600;
  color: var(--gold-pale); text-decoration: none;
}
.sidebar-links {
  background: #fffdf8; border: 1px solid var(--hairline); border-radius: var(--radius);
  padding: 1.4rem 1.5rem;
}
.sidebar-links h3 { font-size: 1.05rem; }
.sidebar-links ul { list-style: none; padding: 0; margin: 0; }
.sidebar-links li { margin: 0; border-bottom: 1px solid var(--hairline); }
.sidebar-links li:last-child { border-bottom: 0; }
.sidebar-links a { display: block; padding: 0.55rem 0; text-decoration: none; font-size: 0.95rem; }

/* ---- FAQ ---- */
.faq { border-top: 1px solid var(--hairline); }
.faq details { border-bottom: 1px solid var(--hairline); }
.faq summary {
  cursor: pointer; list-style: none;
  font-family: var(--serif); font-size: 1.12rem; font-weight: 560; color: var(--pine);
  padding: 1rem 2rem 1rem 0; position: relative;
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after {
  content: '+'; position: absolute; right: 0.2rem; top: 50%; transform: translateY(-50%);
  font-family: var(--sans); font-weight: 400; font-size: 1.4rem; color: var(--gold);
}
.faq details[open] summary::after { content: '\2013'; }
.faq details p { padding: 0 0 1.2rem; color: var(--ink); }

/* ---- Forms ---- */
.lead-form {
  display: grid; gap: 1rem;
  background: #fffdf8; border: 1px solid var(--hairline); border-top: 3px solid var(--gold);
  border-radius: var(--radius); padding: 1.8rem 1.7rem;
  box-shadow: var(--shadow);
}
.section--dark .lead-form { border-color: transparent; border-top-color: var(--gold); }
.lead-form .field { display: grid; gap: 0.3rem; }
.lead-form label { font-size: 0.85rem; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; color: var(--pine); }
.lead-form .req { color: var(--gold-deep); }
.lead-form input, .lead-form select, .lead-form textarea {
  font-family: var(--sans); font-size: 1rem; color: var(--ink);
  background: var(--linen); border: 1px solid var(--hairline); border-radius: var(--radius);
  padding: 0.68rem 0.8rem; width: 100%;
}
.lead-form input:focus, .lead-form select:focus, .lead-form textarea:focus {
  outline: 2px solid var(--teal); outline-offset: 1px; border-color: var(--teal);
}
.lead-form .fine { font-size: 0.83rem; color: var(--stone); margin: 0; }
.hp-field { position: absolute; left: -9999px; top: -9999px; }
.form-msg { border-radius: var(--radius); padding: 1.1rem 1.3rem; margin-bottom: 1.4rem; }
.form-msg.ok { background: var(--teal-soft); border: 1px solid var(--teal); color: var(--pine); }
.form-msg.err { background: #f7e3d8; border: 1px solid #bf6b3f; color: #7c3d1c; }

/* ---- Footer ---- */
.site-footer { background: var(--pine-deep); color: #b9c8bc; padding: 3.6rem 0 2rem; margin-top: 4rem; }
.footer-grid { display: grid; grid-template-columns: 2fr 1fr 1fr 1.4fr; gap: 2.4rem; }
.site-footer h3 {
  color: var(--gold-pale); font-family: var(--sans);
  font-size: 0.8rem; font-weight: 700; letter-spacing: 0.2em; text-transform: uppercase;
}
.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin-bottom: 0.45rem; }
.site-footer a { color: #cfdcd2; text-decoration: none; }
.site-footer a:hover { color: var(--gold-pale); }
.footer-brand .brand-name { color: var(--linen); }
.footer-brand .brand-name small { color: var(--teal); }
.footer-brand p { font-size: 0.95rem; margin-top: 0.9rem; }
.footer-phone { font-family: var(--serif); font-size: 1.4rem; font-weight: 600; color: var(--gold-pale) !important; }
.footer-legal {
  display: flex; flex-wrap: wrap; gap: 0.6rem 2rem; justify-content: space-between;
  border-top: 1px solid rgba(207, 220, 210, 0.18);
  margin-top: 2.8rem; padding-top: 1.4rem;
  font-size: 0.83rem; color: #8ba191;
}
@media (max-width: 900px) { .footer-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .footer-grid { grid-template-columns: 1fr; } }

/* ---- Sticky mobile callbar ---- */
.callbar {
  position: fixed; left: 0; right: 0; bottom: 0; z-index: 250;
  display: none;
  gap: 1px; background: var(--pine-deep);
  padding-bottom: env(safe-area-inset-bottom);
}
.callbar a {
  flex: 1; display: flex; align-items: center; justify-content: center; gap: 0.5rem;
  padding: 0.95rem 0.5rem;
  font-weight: 700; font-size: 0.98rem; text-decoration: none;
}
.callbar .call { background: var(--pine); color: var(--linen); }
.callbar .cma { background: var(--gold); color: #fff; }

/* ---- Responsive: nav & header ---- */
@media (max-width: 980px) {
  .nav-burger { display: block; }
  .site-nav {
    display: none;
    position: absolute; top: 100%; left: 0; right: 0;
    flex-direction: column; align-items: stretch; gap: 0;
    background: var(--linen); border-bottom: 1px solid var(--hairline);
    box-shadow: var(--shadow);
    padding: 0.6rem 1.25rem 1rem;
  }
  .nav-toggle:checked ~ .site-nav { display: flex; }
  .site-nav > a, .nav-drop > a { display: block; padding: 0.7rem 0; border-bottom: 1px solid var(--hairline); }
  .nav-drop .drop-menu {
    display: block; position: static; min-width: 0;
    border: 0; border-top: 0; box-shadow: none; background: transparent;
    padding: 0 0 0 1rem;
  }
  .drop-menu a { padding: 0.45rem 0; color: var(--stone); }
  .header-phone { margin-left: auto; }
  .nav-burger { margin-left: 0.4rem; order: 5; }
  .header-phone .label { display: none; }
  .hero { padding: 3.4rem 0 3rem; }
}
@media (max-width: 560px) {
  .brand-name small { display: none; }   /* tagline goes at 375px widths */
  .brand-name { font-size: 1.15rem; }
  .header-phone a .ph-num { display: none; } /* icon-only call button */
  .header-phone a {
    border: 1px solid var(--pine); border-radius: 50%;
    width: 2.5rem; height: 2.5rem; justify-content: center;
  }
  .callbar { display: flex; }
  .topbar .hide-sm { display: none; }
  .section { padding: 3rem 0; }
  .hero::after { right: -20rem; opacity: 0.65; }
}