/* Property Experts NW site design system. Matches the approved mockups:
   dark navy chrome, gold accent, white content, light card panels, sans
   throughout. All pages share this file; keep page-level CSS minimal. */

:root {
  --navy-900: #0b1c30;   /* header/footer/hero base */
  --navy-800: #10263f;
  --navy-700: #16324f;   /* headings, dark panels */
  --navy-600: #1f4266;
  --gold-500: #e0a43f;   /* primary buttons, accents */
  --gold-400: #ecb95f;
  --gold-600: #c98f2e;
  --ink: #1d2733;
  --mut: #5a6771;
  --line: #dde3e9;
  --panel: #f5f8fa;
  --white: #ffffff;
  --good: #16a34a;
  --maxw: 1180px;
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: 'Segoe UI', 'Helvetica Neue', Arial, sans-serif;
  color: var(--ink); background: var(--white);
  font-size: 16px; line-height: 1.6;
}
img, svg { max-width: 100%; display: block; }
a { color: var(--navy-600); text-decoration: none; }
.wrap { max-width: var(--maxw); margin: 0 auto; padding: 0 28px; }

/* ---------- header ---------- */
.site-header {
  background: var(--navy-900); color: #fff;
  position: sticky; top: 0; z-index: 50;
  border-bottom: 1px solid rgba(255,255,255,.06);
}
.site-header .wrap { display: flex; align-items: center; gap: 28px; height: 76px; }
.logo { display: flex; align-items: center; gap: 12px; color: #fff; }
.logo .mark { width: 34px; height: 34px; flex: none; }
.logo .name { font-weight: 800; font-size: 19px; letter-spacing: .5px; line-height: 1.05; }
.logo .tag { font-size: 8.5px; letter-spacing: 1.2px; color: var(--gold-400); font-weight: 600; text-transform: uppercase; }
nav.main { display: flex; gap: 26px; margin-left: auto; align-items: center; }
nav.main a { color: #d6dde5; font-weight: 600; font-size: 15px; padding: 6px 0; border-bottom: 2px solid transparent; }
nav.main a:hover { color: #fff; }
nav.main a[aria-current="page"] { color: var(--gold-400); border-bottom-color: var(--gold-500); }
nav.main a .caret { display: inline-block; margin-left: 5px; width: 9px; height: 9px; vertical-align: middle;
  border-right: 2px solid currentColor; border-bottom: 2px solid currentColor; transform: rotate(45deg) translateY(-2px); opacity: .8; }
.btn { display: inline-flex; align-items: center; gap: 8px; font-weight: 700; font-size: 15px;
  border-radius: 8px; padding: 12px 22px; cursor: pointer; border: none; }
.btn.gold { background: var(--gold-500); color: var(--navy-900); }
.btn.gold:hover { background: var(--gold-400); }
.btn.outline-gold { background: transparent; color: var(--gold-400); border: 1.5px solid var(--gold-500); }
.btn.outline-navy { background: transparent; color: var(--navy-700); border: 1.5px solid var(--navy-700); }
.btn.navy { background: var(--navy-700); color: #fff; }
.header-cta { margin-left: 8px; }
.nav-toggle { display: none; margin-left: auto; background: none; border: 1px solid rgba(255,255,255,.3);
  color: #fff; border-radius: 6px; padding: 8px 12px; font-size: 18px; }

/* ---------- hero ---------- */
.hero {
  background: var(--navy-900);
  color: #fff; position: relative; overflow: hidden;
}
/* Seattle skyline photo bleeds off the right; navy fades over it for legible text */
.hero .skyline { position: absolute; right: 0; top: 0; bottom: 0; width: 64%; height: 100%;
  object-fit: cover; object-position: center; opacity: 1; pointer-events: none; }
.hero::after { content: ""; position: absolute; inset: 0; pointer-events: none;
  background: linear-gradient(90deg, var(--navy-900) 0%, var(--navy-900) 33%,
    rgba(11,28,48,.80) 48%, rgba(11,28,48,.30) 70%, rgba(11,28,48,.12) 100%); }
.hero .wrap { position: relative; z-index: 2; padding-top: 72px; padding-bottom: 72px; }
.hero h1 { font-size: 46px; line-height: 1.12; font-weight: 800; letter-spacing: -.5px; max-width: 620px; text-transform: uppercase; }
.hero p.sub { font-size: 18px; color: #c9d4de; max-width: 560px; margin-top: 18px; }

/* Light hero variant (Solutions, Insights): pale wash over the photo, navy text */
.hero.light { background: #eef2f6; color: var(--ink); }
.hero.light::after { background: linear-gradient(90deg, #eef2f6 0%, #eef2f6 30%,
  rgba(238,242,246,.82) 47%, rgba(238,242,246,.28) 70%, rgba(238,242,246,.06) 100%); }
.hero.light h1 { color: var(--navy-700); text-transform: none; }
.hero.light p.sub { color: #45525d; }
.hero.light .kicker { color: var(--gold-600); }
.hero .feature-row { display: flex; gap: 34px; margin-top: 26px; flex-wrap: wrap; }
.hero .feature { display: flex; align-items: center; gap: 10px; font-size: 13px; font-weight: 700;
  letter-spacing: .6px; text-transform: uppercase; color: #e7edf3; }
.hero .feature svg { width: 30px; height: 30px; color: var(--gold-400); }
.hero .cta-row { margin-top: 30px; display: flex; gap: 14px; flex-wrap: wrap; }
.hero-quote { background: rgba(11,28,48,.85); border: 1px solid rgba(224,164,63,.35);
  border-radius: 10px; padding: 22px 24px; max-width: 360px; }
.hero-quote .qmark { color: var(--gold-400); font-size: 34px; line-height: .5; font-family: Georgia, serif; }
.hero-quote p { font-size: 15.5px; color: #e7edf3; margin-top: 10px; }
.hero-quote .who { color: var(--gold-400); font-size: 13.5px; font-weight: 700; margin-top: 12px; }

/* ---------- sections ---------- */
section { padding: 56px 0; }
section.panel { background: var(--panel); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
section.dark { background: var(--navy-900); color: #fff; }
.kicker { font-size: 12.5px; font-weight: 800; letter-spacing: 2px; text-transform: uppercase; color: var(--gold-600); margin-bottom: 8px; }
.dark .kicker { color: var(--gold-400); }
h2.sect { font-size: 32px; color: var(--navy-700); font-weight: 800; letter-spacing: -.4px; margin-bottom: 12px; }
.dark h2.sect { color: #fff; }
p.lede { font-size: 17.5px; color: #3d4750; max-width: 720px; }
.dark p.lede { color: #c9d4de; }

/* ---------- cards ---------- */
.cards { display: grid; gap: 22px; margin-top: 28px; }
.cards.c3 { grid-template-columns: repeat(3, 1fr); }
.cards.c4 { grid-template-columns: repeat(4, 1fr); }
.cards.c5 { grid-template-columns: repeat(5, 1fr); gap: 16px; }
.cards.c6 { grid-template-columns: repeat(3, 1fr); }
@media (max-width: 1180px) { .cards.c5 { grid-template-columns: repeat(3, 1fr); } }
@media (max-width: 860px) { .cards.c5 { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .cards.c5 { grid-template-columns: 1fr; } }
.card {
  background: var(--white); border: 1px solid var(--line); border-radius: 12px;
  padding: 26px 24px; display: flex; flex-direction: column;
}
.panel .card, section.dark .card.light { background: var(--white); }
.card.navy { background: var(--navy-800); color: #fff; border-color: var(--navy-600); }
.card .icon { width: 46px; height: 46px; border-radius: 10px; background: var(--navy-700);
  color: var(--gold-400); display: flex; align-items: center; justify-content: center; margin-bottom: 14px; }
.card .icon svg { width: 24px; height: 24px; }
.card h3 { font-size: 19px; color: var(--navy-700); font-weight: 800; margin-bottom: 6px; }
.card.navy h3 { color: #fff; }
.card .sub { font-weight: 700; color: var(--ink); font-size: 15px; margin-bottom: 8px; }
.card p { font-size: 15px; color: var(--mut); }
.card.navy p { color: #c9d4de; }
.card ul.checks { list-style: none; margin: 12px 0 16px 0; }
.card ul.checks li { padding-left: 26px; position: relative; font-size: 14.5px; margin-bottom: 8px; color: var(--ink); }
.card.navy ul.checks li { color: #e7edf3; }
.card ul.checks li::before { content: ""; position: absolute; left: 0; top: 4px; width: 15px; height: 15px;
  background: no-repeat center/contain url('data:image/svg+xml;utf8,<svg xmlns="http://www.w3.org/2000/svg" viewBox="0 0 24 24" fill="none" stroke="%23c98f2e" stroke-width="3.2" stroke-linecap="round" stroke-linejoin="round"><path d="M20 6L9 17l-5-5"/></svg>'); }
.card .more { margin-top: auto; font-weight: 700; color: #2563eb; font-size: 15px; }
.card .more:hover { text-decoration: underline; }

/* ---------- forms ---------- */
.field label { display: block; font-weight: 700; font-size: 14px; margin-bottom: 6px; color: var(--navy-700); }
.field { margin-bottom: 16px; }
input[type=text], input[type=email], input[type=tel], select, textarea {
  width: 100%; padding: 13px 14px; border: 1px solid var(--line); border-radius: 8px;
  font-size: 15.5px; font-family: inherit; background: #fff; color: var(--ink);
}
input:focus, select:focus, textarea:focus { outline: 2px solid var(--gold-500); border-color: var(--gold-500); }
.consent { display: flex; gap: 10px; align-items: flex-start; font-size: 13px; color: var(--mut); margin: 14px 0; }
.consent input { margin-top: 3px; }
.form-note { font-size: 13px; color: var(--mut); display: flex; align-items: center; gap: 8px; }
.form-ok { background: #e8f5ec; border: 1px solid #bfe3cb; color: #14532d; border-radius: 8px; padding: 14px 16px; font-weight: 600; }
.form-err { background: #fdeeea; border: 1px solid #f2c4b8; color: #7f1d1d; border-radius: 8px; padding: 14px 16px; font-weight: 600; }

/* ---------- tables / stats ---------- */
table.data { border-collapse: collapse; width: 100%; margin: 18px 0; }
table.data th { text-align: left; font-size: 12.5px; text-transform: uppercase; letter-spacing: .8px;
  color: var(--mut); padding: 10px 12px; border-bottom: 2px solid var(--navy-700); }
table.data td { padding: 11px 12px; border-bottom: 1px solid var(--line); font-size: 15px; }
table.data td.num, table.data th.num { text-align: right; font-variant-numeric: tabular-nums; }
.pos { color: var(--good); font-weight: 700; }
.neg { color: #b42318; font-weight: 700; }
.stat-tiles { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; margin: 26px 0; }
.stat-tile { background: var(--white); border: 1px solid var(--line); border-top: 4px solid var(--gold-500);
  border-radius: 10px; padding: 18px 18px 14px 18px; }
.stat-tile .n { font-size: 30px; font-weight: 800; color: var(--navy-700); line-height: 1.05; }
.stat-tile .l { font-size: 12.5px; color: var(--mut); margin-top: 6px; line-height: 1.45; }

/* ---------- resource / blog cards ---------- */
.pillbar { display: flex; gap: 10px; flex-wrap: wrap; margin: 26px 0 8px 0; }
.pill { border: 1px solid var(--line); background: #fff; color: var(--navy-700); font-weight: 700;
  font-size: 14px; border-radius: 999px; padding: 9px 18px; }
.pill.active { background: var(--navy-900); color: #fff; border-color: var(--navy-900); }
.pillbar.tabbar { align-items: center; }
.tabsearch { margin-left: auto; display: inline-flex; align-items: center; gap: 8px; border: 1px solid var(--line);
  background: #fff; border-radius: 999px; padding: 8px 16px; color: var(--mut); }
.tabsearch svg { width: 16px; height: 16px; }
.tabsearch input { border: none; outline: none; font-size: 14px; background: transparent; padding: 0; width: 150px; color: var(--ink); }
.rcard { border: 1px solid var(--line); border-radius: 12px; overflow: hidden; background: #fff; display: flex; flex-direction: column; }
.rcard .thumb { height: 150px; background: linear-gradient(120deg, var(--navy-700), var(--navy-600)); position: relative; }
.rcard .thumb img { width: 100%; height: 100%; object-fit: cover; }
.rcard .badge { position: absolute; top: 12px; left: 12px; background: var(--navy-900); color: #fff;
  font-size: 11px; font-weight: 800; letter-spacing: 1px; padding: 4px 10px; border-radius: 4px; text-transform: uppercase; }
.rcard .body { padding: 18px 18px 20px 18px; display: flex; flex-direction: column; flex: 1; }
.rcard .cat { font-size: 11.5px; font-weight: 800; letter-spacing: 1px; text-transform: uppercase; color: var(--gold-600); margin-bottom: 6px; }
.rcard h3 { font-size: 17.5px; color: var(--navy-700); font-weight: 800; line-height: 1.3; margin-bottom: 8px; }
.rcard p { font-size: 14px; color: var(--mut); }
.rcard .more { margin-top: auto; padding-top: 12px; font-weight: 700; color: #2563eb; font-size: 14.5px; }
.listrow { display: flex; justify-content: space-between; gap: 16px; padding: 13px 4px; border-bottom: 1px solid var(--line); }
.listrow a { font-weight: 600; color: var(--navy-700); font-size: 15px; }
.listrow .date { color: var(--mut); font-size: 13.5px; white-space: nowrap; }

/* ---------- article page ---------- */
article.post { max-width: 760px; margin: 0 auto; }
article.post h1 { font-size: 36px; color: var(--navy-700); line-height: 1.15; letter-spacing: -.4px; margin-bottom: 10px; }
article.post .meta { color: var(--mut); font-size: 14px; margin-bottom: 26px; }
article.post h2 { font-size: 24px; color: var(--navy-700); margin: 30px 0 10px 0; }
article.post h3 { font-size: 19px; color: var(--navy-700); margin: 24px 0 8px 0; }
article.post p { margin-bottom: 14px; font-size: 16.5px; }
article.post ul, article.post ol { margin: 0 0 14px 24px; }
article.post li { margin-bottom: 6px; }
article.post blockquote { border-left: 3px solid var(--gold-500); padding: 6px 0 6px 16px; color: #40474e; margin: 16px 0; font-style: italic; }

/* ---------- CTA band ---------- */
.cta-band { background: var(--navy-900); color: #fff; }
.cta-band .wrap { display: flex; align-items: center; gap: 26px; padding-top: 34px; padding-bottom: 34px; flex-wrap: wrap; }
.cta-band h3 { font-size: 24px; font-weight: 800; }
.cta-band p { color: #c9d4de; font-size: 15.5px; }
.cta-band .btn { margin-left: auto; }

/* ---------- footer ---------- */
footer.site { background: var(--navy-900); color: #b9c6d0; padding: 46px 0 26px 0; font-size: 14px; }
footer.site .cols { display: grid; grid-template-columns: 2fr 1fr 1fr 1fr 1.4fr; gap: 30px; }
footer.site h4 { color: #fff; font-size: 13px; letter-spacing: 1.2px; text-transform: uppercase; margin-bottom: 12px; }
footer.site a { color: #b9c6d0; display: block; margin-bottom: 8px; }
footer.site a:hover { color: var(--gold-400); }
footer.site .brandline { color: #d6dde5; margin-top: 10px; font-size: 13.5px; }
.newsbox { background: var(--navy-800); border: 1px solid var(--navy-600); border-radius: 10px; padding: 18px; }
.newsbox p { font-size: 13px; color: #c9d4de; margin: 6px 0 10px 0; }
.newsbox .row { display: flex; gap: 8px; flex-wrap: wrap; }
.newsbox input { flex: 1 1 100%; min-width: 0; padding: 10px 12px; border-radius: 6px; border: none; font-size: 14px; }
.newsbox .btn { flex: none; padding: 10px 18px; font-size: 14px; }
footer.site .legal { border-top: 1px solid rgba(255,255,255,.12); margin-top: 34px; padding-top: 18px;
  font-size: 12px; color: #8fa0af; line-height: 1.6; }
footer.site .footer-bar { display: flex; align-items: center; justify-content: space-between; gap: 18px;
  flex-wrap: wrap; margin-top: 16px; padding-top: 16px; border-top: 1px solid rgba(255,255,255,.12); }
footer.site .footer-bar .copy { font-size: 12.5px; color: #8fa0af; }
footer.site .footer-bar .policies { display: flex; gap: 22px; flex-wrap: wrap; }
footer.site .footer-bar .policies a { display: inline; margin: 0; font-size: 12.5px; color: #b9c6d0; }
footer.site .footer-bar .policies a:hover { color: var(--gold-400); }
footer.site .socials { display: flex; gap: 12px; margin-top: 14px; }
footer.site .socials a { display: inline-flex; width: 32px; height: 32px; border-radius: 6px; margin: 0;
  align-items: center; justify-content: center; background: rgba(255,255,255,.06); color: #d6dde5; }
footer.site .socials a:hover { background: var(--gold-500); color: var(--navy-900); }
footer.site .socials svg { width: 17px; height: 17px; }

/* ---------- misc ---------- */
.grid2 { display: grid; grid-template-columns: 1fr 1fr; gap: 34px; align-items: start; }
.center { text-align: center; }
.mt8 { margin-top: 8px; } .mt16 { margin-top: 16px; } .mt24 { margin-top: 24px; } .mt32 { margin-top: 32px; }
.small { font-size: 13px; color: var(--mut); }
.disclaimer { font-size: 12.5px; color: var(--mut); line-height: 1.55; margin-top: 14px; }
.numstep { display: flex; gap: 14px; align-items: flex-start; }
.numstep .n { width: 40px; height: 40px; border-radius: 50%; background: var(--navy-900); color: var(--gold-400);
  font-weight: 800; display: flex; align-items: center; justify-content: center; flex: none; }

/* ---------- responsive ---------- */
@media (max-width: 960px) {
  .logo .tag { display: none; }
  .logo .name { font-size: 16px; }
  .cards.c3, .cards.c4, .cards.c6 { grid-template-columns: 1fr 1fr; }
  .stat-tiles { grid-template-columns: 1fr 1fr; }
  .grid2 { grid-template-columns: 1fr; }
  footer.site .cols { grid-template-columns: 1fr 1fr; }
  .hero h1 { font-size: 34px; }
  nav.main { display: none; }
  nav.main.open { display: flex; flex-direction: column; position: absolute; top: 76px; left: 0; right: 0;
    background: var(--navy-900); padding: 18px 28px 24px 28px; gap: 16px; }
  .nav-toggle { display: block; }
  .header-cta { display: none; }
}
@media (max-width: 620px) {
  .cards.c3, .cards.c4, .cards.c6 { grid-template-columns: 1fr; }
  .stat-tiles { grid-template-columns: 1fr; }
  footer.site .cols { grid-template-columns: 1fr; }
  .hero h1 { font-size: 29px; }
  section { padding: 40px 0; }
}
/* Mobile hero: the photo stacks behind the text, so lay a near-solid scrim over
   it (photo becomes a faint texture) to keep headline + body legible. */
@media (max-width: 760px) {
  .hero .skyline { width: 100%; opacity: .45; }
  .hero::after { background: linear-gradient(180deg, var(--navy-900) 0%,
    rgba(11,28,48,.90) 55%, rgba(11,28,48,.78) 100%); }
  .hero.light .skyline { opacity: .22; }
  .hero.light::after { background: linear-gradient(180deg, #eef2f6 0%,
    rgba(238,242,246,.94) 55%, rgba(238,242,246,.86) 100%); }
}