/* Van Riper Homes — shared site styles */
:root{
  --bg:#faf7f1;
  --surface:#ffffff;
  --surface-2:#f2ebdb;
  --ink:#1e2a3a;
  --muted:#6e6559;
  --line:#e3dacb;
  --accent:#a8752f;
  --accent-ink:#7a521f;
  --accent-soft:#f1dfc0;
  --shadow: 0 1px 2px rgba(30,42,58,.04), 0 8px 24px -12px rgba(30,42,58,.18);
}
@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    --bg:#12161d;
    --surface:#1a2029;
    --surface-2:#212836;
    --ink:#f2ede2;
    --muted:#a79e8d;
    --line:#2b3340;
    --accent:#e0aa5e;
    --accent-ink:#f3ce8f;
    --accent-soft:#2e2517;
    --shadow: 0 1px 2px rgba(0,0,0,.3), 0 8px 24px -12px rgba(0,0,0,.5);
  }
}
:root[data-theme="dark"]{
  --bg:#12161d;
  --surface:#1a2029;
  --surface-2:#212836;
  --ink:#f2ede2;
  --muted:#a79e8d;
  --line:#2b3340;
  --accent:#e0aa5e;
  --accent-ink:#f3ce8f;
  --accent-soft:#2e2517;
  --shadow: 0 1px 2px rgba(0,0,0,.3), 0 8px 24px -12px rgba(0,0,0,.5);
}

*{box-sizing:border-box;}
html,body{margin:0;padding:0;}
body{
  background:var(--bg);
  color:var(--ink);
  font-family:'Inter',ui-sans-serif,system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
  font-size:15px;
  line-height:1.5;
}
h1,h2,h3,.serif{
  font-family:'Fraunces',Georgia,'Times New Roman',serif;
  font-weight:600;
  letter-spacing:-0.01em;
  text-wrap:balance;
  margin:0;
}
p{margin:0;}
a{color:inherit;}
img{max-width:100%;display:block;}
.eyebrow{
  font-size:.72rem;
  font-weight:600;
  letter-spacing:.14em;
  text-transform:uppercase;
  color:var(--accent-ink);
}

/* ---------- top bar / nav ---------- */
.topbar{
  position:sticky;
  top:env(safe-area-inset-top,0px);
  z-index:30;
  background:var(--bg);
  border-bottom:1px solid var(--line);
}
.topbar-inner{
  max-width:1240px;
  margin:0 auto;
  padding:16px 20px;
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:16px;
}
.wordmark{display:flex;align-items:center;gap:10px;text-decoration:none;}
.avatar{border-radius:50%;object-fit:cover;flex:none;display:block;border:1px solid var(--line);}
.avatar-sm{width:34px;height:34px;}
.avatar-lg{width:64px;height:64px;}
.wordmark-text{font-family:'Fraunces',serif;font-size:1.02rem;font-weight:600;color:var(--ink);}
.wordmark-text small{
  display:block;
  font-family:'Inter',sans-serif;
  font-weight:500;
  font-size:.64rem;
  letter-spacing:.09em;
  text-transform:uppercase;
  color:var(--muted);
  margin-top:1px;
}
.nav-links{display:flex;align-items:center;gap:2px;}
.nav-links a{
  font-size:.86rem;
  font-weight:600;
  text-decoration:none;
  color:var(--muted);
  padding:8px 10px;
  border-radius:8px;
  white-space:nowrap;
}
.nav-links a:hover{color:var(--ink);background:var(--surface-2);}
.nav-links a[aria-current="page"]{color:var(--ink);background:var(--accent-soft);}
.nav-cta{display:flex;gap:8px;flex-wrap:wrap;flex:none;}
.btn{
  display:inline-flex;
  align-items:center;
  gap:6px;
  padding:9px 16px;
  border-radius:999px;
  font-size:.82rem;
  font-weight:600;
  text-decoration:none;
  border:1px solid transparent;
  cursor:pointer;
  white-space:nowrap;
  font-family:inherit;
}
.btn-primary{background:var(--ink);color:var(--bg);}
.btn-primary:hover{opacity:.88;}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--line);}
.btn-ghost:hover{border-color:var(--accent);color:var(--accent-ink);}
.btn:focus-visible, a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible{
  outline:2px solid var(--accent);
  outline-offset:2px;
}
.menu-toggle{
  display:none;
  background:transparent;
  border:1px solid var(--line);
  border-radius:8px;
  width:38px;height:38px;
  align-items:center;justify-content:center;
  cursor:pointer;
}
.menu-toggle svg{width:18px;height:18px;stroke:var(--ink);}

@media (max-width:860px){
  .nav-links{
    position:absolute;
    top:100%;
    left:0;right:0;
    background:var(--bg);
    border-bottom:1px solid var(--line);
    flex-direction:column;
    align-items:stretch;
    padding:8px 20px 16px;
    gap:2px;
    display:none;
  }
  .nav-links.open{display:flex;}
  .nav-links a{padding:11px 10px;}
  .menu-toggle{display:flex;}
  .topbar-inner{position:relative;}
  .nav-cta .btn-ghost{display:none;}
}

/* ---------- layout shell ---------- */
main{max-width:1080px;margin:0 auto;padding:40px 20px 90px;}
section + section{margin-top:60px;}
.section-head{margin-bottom:20px;max-width:640px;}
.section-head h2{font-size:1.6rem;margin-top:6px;}
.section-head p{color:var(--muted);margin-top:10px;line-height:1.6;}
.center{text-align:center;margin-left:auto;margin-right:auto;}

/* ---------- hero ---------- */
.hero-banner{position:relative;border-radius:20px;overflow:hidden;box-shadow:var(--shadow);}
.hero-photo{width:100%;height:clamp(320px,42vw,460px);object-fit:cover;object-position:center 18%;display:block;}
.hero-overlay{
  position:absolute;inset:0;display:flex;flex-direction:column;justify-content:flex-end;
  padding:36px;
  background:linear-gradient(180deg, rgba(16,20,26,.32) 0%, rgba(16,20,26,.18) 22%, rgba(16,20,26,.92) 92%);
}
.hero-overlay .eyebrow{color:#e8c98a;}
.hero-overlay h1{color:#fdfbf5;font-size:clamp(2rem,4.4vw,2.9rem);line-height:1.08;margin-top:10px;}
.hero-lede{color:#e9e3d5;font-size:1.02rem;line-height:1.6;margin-top:14px;max-width:52ch;}
.hero-cta{display:flex;gap:10px;flex-wrap:wrap;margin-top:24px;}
.hero-overlay .btn-ghost{border-color:rgba(253,251,245,.55);color:#fdfbf5;}
.hero-overlay .btn-ghost:hover{border-color:var(--accent);color:var(--accent);}
.hero-overlay .btn-primary{background:#fdfbf5;color:var(--ink);}

.page-hero{max-width:760px;margin-bottom:8px;}
.page-hero .eyebrow{margin-bottom:10px;}
.page-hero h1{font-size:clamp(1.9rem,4vw,2.6rem);}
.page-hero p{color:var(--muted);margin-top:14px;line-height:1.65;font-size:1.02rem;max-width:60ch;}

.contact-strip{
  margin-top:16px;background:var(--surface);border:1px solid var(--line);border-radius:16px;
  padding:16px 22px;display:flex;align-items:center;justify-content:space-between;gap:16px;flex-wrap:wrap;
  box-shadow:var(--shadow);
}
.contact-strip-name{display:flex;align-items:center;gap:12px;}
.contact-strip-name .name{font-family:'Fraunces',serif;font-weight:600;font-size:1rem;}
.contact-strip-name .role{color:var(--muted);font-size:.78rem;margin-top:1px;}
.contact-strip-links{display:flex;gap:18px;flex-wrap:wrap;}
.contact-strip-links a{font-size:.84rem;font-weight:600;text-decoration:none;color:var(--ink);}
.contact-strip-links a:hover{color:var(--accent-ink);}

@media (max-width:680px){
  .hero-banner{display:flex;flex-direction:column;box-shadow:none;border-radius:0;overflow:visible;}
  .hero-photo{height:230px;border-radius:18px;box-shadow:var(--shadow);}
  .hero-overlay{position:static;background:none;padding:20px 2px 0;}
  .hero-overlay .eyebrow{color:var(--accent-ink);}
  .hero-overlay h1{color:var(--ink);}
  .hero-lede{color:var(--muted);}
  .hero-overlay .btn-ghost{border-color:var(--line);color:var(--ink);}
  .hero-overlay .btn-ghost:hover{border-color:var(--accent);color:var(--accent-ink);}
  .hero-overlay .btn-primary{background:var(--ink);color:var(--bg);}
  .contact-strip{padding:16px;}
}

/* ---------- stat tiles ---------- */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:16px;overflow:hidden;}
.stat{background:var(--surface);padding:22px 16px;text-align:center;}
.stat .num{font-family:'Fraunces',serif;font-size:1.7rem;font-weight:600;color:var(--accent-ink);font-variant-numeric:tabular-nums;}
.stat .label{font-size:.74rem;color:var(--muted);margin-top:4px;}
@media (max-width:680px){.stats{grid-template-columns:repeat(2,1fr);}}

/* ---------- feature grid ---------- */
.feature-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:14px;}
.feature{background:var(--surface);border:1px solid var(--line);border-radius:14px;padding:20px;display:flex;gap:14px;align-items:flex-start;}
.feature .mark{flex:none;width:30px;height:30px;border-radius:50%;background:var(--accent-soft);color:var(--accent-ink);display:flex;align-items:center;justify-content:center;font-size:.8rem;font-weight:700;}
.feature h3{font-size:.96rem;margin-bottom:4px;}
.feature p.body{font-size:.88rem;color:var(--muted);line-height:1.55;}

/* ---------- logo plaque ---------- */
.logo-plaque{display:inline-flex;flex:none;background:#fdfbf5;border:1px solid var(--line);border-radius:14px;padding:16px 22px;}
.logo-plaque img{height:56px;width:auto;}
.brokerage-row{display:flex;align-items:center;gap:24px;flex-wrap:wrap;}
.brokerage-row .prose{max-width:54ch;}
@media (max-width:560px){.logo-plaque img{height:44px;}}

/* ---------- about lead ---------- */
.about-lead{display:grid;grid-template-columns:200px 1fr;gap:30px;align-items:start;}
.about-portrait{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:16px;border:1px solid var(--line);box-shadow:var(--shadow);}
@media (max-width:560px){.about-lead{grid-template-columns:1fr;}.about-portrait{max-width:220px;}}

/* ---------- prose ---------- */
.prose{color:var(--ink);font-size:.98rem;line-height:1.72;max-width:66ch;}
.prose + .prose{margin-top:14px;}

/* ---------- card grid ---------- */
.card-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:16px;}
.card{background:var(--surface);border:1px solid var(--line);border-radius:16px;padding:22px;box-shadow:var(--shadow);}
.card h3{font-size:1.05rem;}
.card .muted{color:var(--muted);font-size:.87rem;margin-top:8px;line-height:1.6;}
.card .tag{display:inline-block;font-size:.68rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--accent-ink);background:var(--accent-soft);padding:3px 9px;border-radius:999px;margin-bottom:10px;}
.card .contact-line{display:flex;gap:8px;font-size:.87rem;margin-top:8px;align-items:baseline;}
.card .contact-line span:first-child{color:var(--muted);min-width:38px;}
.card a.contact-link{color:var(--accent-ink);text-decoration:none;font-weight:600;}
.card a.contact-link:hover{text-decoration:underline;}
.card.area{overflow:hidden;padding:0;}
.card.area .area-top{padding:26px 22px 20px;background:linear-gradient(160deg,var(--accent-soft),var(--surface) 70%);}
.card.area .area-body{padding:0 22px 22px;}
.card.area h3{font-size:1.15rem;}

/* ---------- pull quote ---------- */
.pull{background:var(--ink);color:var(--bg);border-radius:20px;padding:36px 30px;display:flex;flex-direction:column;gap:10px;}
.pull .eyebrow{color:var(--accent);}
.pull p.quote{font-family:'Fraunces',serif;font-size:1.25rem;font-weight:500;line-height:1.5;}
.pull-rating{display:flex;align-items:baseline;gap:8px;flex-wrap:wrap;}
.pull-stars{color:var(--accent);font-size:1.1rem;letter-spacing:2px;}
.pull-score{font-family:'Fraunces',serif;font-size:1.6rem;font-weight:600;}
.pull-count{color:#c9c2b2;font-size:.86rem;}
.pull-attr{display:block;font-family:'Inter',sans-serif;font-size:.78rem;font-weight:600;color:#c9c2b2;margin-top:8px;}

/* ---------- process steps ---------- */
.steps{display:flex;flex-direction:column;}
.step{display:grid;grid-template-columns:52px 1fr;gap:18px;padding-block:24px;border-top:1px solid var(--line);}
.step:first-child{border-top:none;padding-top:4px;}
.step .idx{font-family:'Fraunces',serif;font-size:1.5rem;color:var(--accent);font-weight:600;font-variant-numeric:tabular-nums;}
.step h3{font-size:1.08rem;margin-bottom:6px;}
.step .prose{font-size:.94rem;}
.step ul{margin:10px 0 0;padding-left:18px;color:var(--ink);font-size:.9rem;line-height:1.6;}
.step ul li + li{margin-top:4px;}
@media (max-width:560px){.step{grid-template-columns:1fr;gap:4px;}}

/* ---------- contact block / form ---------- */
.contact-block{background:var(--surface-2);border:1px solid var(--line);border-radius:20px;padding:30px;display:grid;grid-template-columns:1fr auto;gap:26px;align-items:center;}
.contact-block .signoff{font-family:'Fraunces',serif;font-style:italic;font-size:1.15rem;line-height:1.5;max-width:44ch;}
.contact-grid{display:flex;flex-direction:column;gap:8px;min-width:220px;}
.contact-grid a{font-size:.9rem;text-decoration:none;font-weight:600;color:var(--ink);}
.contact-grid a:hover{color:var(--accent-ink);}
.contact-grid .muted-line{font-size:.78rem;color:var(--muted);}
@media (max-width:680px){.contact-block{grid-template-columns:1fr;}}

.form-card{background:var(--surface);border:1px solid var(--line);border-radius:20px;padding:28px;box-shadow:var(--shadow);}
.field{display:flex;flex-direction:column;gap:6px;margin-bottom:16px;}
.field label{font-size:.8rem;font-weight:600;color:var(--muted);}
.field input,.field textarea,.field select{
  font-family:inherit;font-size:.95rem;padding:11px 13px;border-radius:10px;border:1px solid var(--line);
  background:var(--bg);color:var(--ink);
}
.field textarea{resize:vertical;min-height:110px;}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:14px;}
@media (max-width:560px){.field-row{grid-template-columns:1fr;}}
.form-note{font-size:.78rem;color:var(--muted);margin-top:6px;}

footer{
  max-width:1080px;margin:0 auto;padding:28px 20px 44px;color:var(--muted);font-size:.78rem;
  display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;border-top:1px solid var(--line);
}