/* Self-hosted fonts (SIL Open Font License): Cormorant Garamond + Inter via @fontsource */
@font-face{font-family:'Cormorant Garamond';font-style:normal;font-weight:500;font-display:swap;src:url('/assets/fonts/cormorant-garamond-latin-ext-500-normal.woff2') format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C0, U+2113, U+2C60-2C7F, U+A720-A7FF;}
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@font-face{font-family:'Cormorant Garamond';font-style:normal;font-weight:600;font-display:swap;src:url('/assets/fonts/cormorant-garamond-latin-ext-600-normal.woff2') format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C0, U+2113, U+2C60-2C7F, U+A720-A7FF;}
@font-face{font-family:'Cormorant Garamond';font-style:normal;font-weight:600;font-display:swap;src:url('/assets/fonts/cormorant-garamond-latin-600-normal.woff2') format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD;}
@font-face{font-family:'Cormorant Garamond';font-style:normal;font-weight:700;font-display:swap;src:url('/assets/fonts/cormorant-garamond-latin-ext-700-normal.woff2') format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C0, U+2113, U+2C60-2C7F, U+A720-A7FF;}
@font-face{font-family:'Cormorant Garamond';font-style:normal;font-weight:700;font-display:swap;src:url('/assets/fonts/cormorant-garamond-latin-700-normal.woff2') format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD;}
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@font-face{font-family:'Inter';font-style:normal;font-weight:600;font-display:swap;src:url('/assets/fonts/inter-latin-600-normal.woff2') format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD;}
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/* Brian Ramirez | Capital Investment Realty Group — site styles */
:root {
  --navy: #12284b;
  --navy-deep: #0b1a33;
  --gold: #b8894a;
  --gold-soft: #e9dcc5;
  --cream: #f6f4ef;
  --white: #ffffff;
  --ink: #1b1f27;
  --muted: #5b6472;
  --line: #e3e0d8;
  --ok: #2f7a4f;
  --radius: 10px;
  --shadow: 0 10px 30px rgba(18, 40, 75, 0.10);
  --maxw: 1180px;
  --serif: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --sans: "Inter", system-ui, -apple-system, "Segoe UI", Roboto, Arial, sans-serif;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.6;
  color: var(--ink);
  background: var(--white);
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--navy); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--gold); }
h1, h2, h3, h4 { font-family: var(--serif); font-weight: 600; line-height: 1.15; margin: 0 0 .5em; color: var(--navy); letter-spacing: .005em; }
h1 { font-size: clamp(2.3rem, 5vw, 3.9rem); }
h2 { font-size: clamp(1.8rem, 3.4vw, 2.6rem); }
h3 { font-size: 1.45rem; }
p { margin: 0 0 1em; }
.lead { font-size: 1.18rem; color: var(--muted); }
.eyebrow { font-family: var(--sans); font-size: .8rem; letter-spacing: .18em; text-transform: uppercase; color: var(--gold); font-weight: 600; margin-bottom: .9rem; }
.container { width: min(var(--maxw), 100% - 32px); margin-inline: auto; }
.section { padding: clamp(56px, 8vw, 104px) 0; }
.section.alt { background: var(--cream); }
.section.navy { background: var(--navy); color: #e9ecf3; }
.section.navy h2, .section.navy h3 { color: #fff; }
.section.navy .lead { color: #c8d0df; }
.center { text-align: center; }
.narrow { max-width: 760px; margin-inline: auto; }
.grid { display: grid; gap: 28px; }
.grid-2 { grid-template-columns: repeat(2, 1fr); }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.grid-4 { grid-template-columns: repeat(4, 1fr); }
@media (max-width: 900px) { .grid-3, .grid-4 { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 640px) { .grid-2, .grid-3, .grid-4 { grid-template-columns: 1fr; } }

/* Skip link */
.skip { position: absolute; left: -999px; top: 8px; background: var(--navy); color: #fff; padding: 8px 14px; border-radius: 6px; z-index: 100; }
.skip:focus { left: 8px; }

/* Buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 8px; padding: 14px 26px; border-radius: 6px; font-weight: 600; font-size: 1rem; text-decoration: none; border: 1.5px solid transparent; cursor: pointer; transition: transform .15s ease, background .2s ease, color .2s ease, border-color .2s ease; font-family: var(--sans); line-height: 1.2; }
.btn:hover { transform: translateY(-1px); }
.btn-primary { background: var(--gold); color: #fff; }
.btn-primary:hover { background: #a3763a; color: #fff; }
.btn-navy { background: var(--navy); color: #fff; }
.btn-navy:hover { background: var(--navy-deep); color: #fff; }
.btn-outline { background: transparent; color: var(--navy); border-color: var(--navy); }
.btn-outline:hover { background: var(--navy); color: #fff; }
.btn-light { background: #fff; color: var(--navy); }
.btn-light:hover { background: var(--cream); color: var(--navy); }
.btn-ghost { background: transparent; color: #fff; border-color: rgba(255,255,255,.55); }
.btn-ghost:hover { background: rgba(255,255,255,.12); color: #fff; }
.btn-block { width: 100%; }

/* Top bar */
.topbar { background: var(--navy-deep); color: #d6dce8; font-size: .85rem; }
.topbar .container { display: flex; justify-content: space-between; align-items: center; min-height: 36px; gap: 12px; flex-wrap: wrap; }
.topbar a { color: #fff; text-decoration: none; }
.topbar a:hover { color: var(--gold-soft); }
.topbar .lang a { padding: 2px 8px; border: 1px solid rgba(255,255,255,.35); border-radius: 4px; }
.topbar .lang a[aria-current="true"] { background: #fff; color: var(--navy-deep); }

/* Header */
.header { position: sticky; top: 0; z-index: 50; background: rgba(255,255,255,.96); backdrop-filter: saturate(140%) blur(8px); border-bottom: 1px solid var(--line); }
.header .container { display: flex; align-items: center; justify-content: space-between; gap: 24px; min-height: 78px; }
.brand { display: flex; align-items: center; gap: 14px; text-decoration: none; color: var(--navy); min-width: 0; }
/* Illinois advertising rule (68 IAC 1450.715): the sponsoring broker's logo/name must occupy at least as much display area as the licensee's name. The brokerage logo is the largest element in the lockup. */
.brand .broker-logo { height: 54px; width: auto; flex: 0 0 auto; }
.brand-sep { width: 1px; height: 44px; background: var(--line); flex: 0 0 auto; }
.brand .avatar { width: 42px; height: 42px; border-radius: 50%; object-fit: cover; border: 2px solid var(--gold-soft); flex: 0 0 auto; }
.brand-text { display: flex; flex-direction: column; line-height: 1.2; min-width: 0; }
.brand-text .name { font-family: var(--serif); font-size: 1.12rem; font-weight: 700; letter-spacing: .01em; color: var(--navy); white-space: nowrap; }
.brand-text .role { font-size: .72rem; letter-spacing: .06em; text-transform: uppercase; color: var(--muted); white-space: nowrap; }
.nav { display: flex; align-items: center; gap: 22px; }
.nav a { text-decoration: none; font-weight: 500; font-size: .98rem; color: var(--ink); white-space: nowrap; }
.nav a:hover, .nav a[aria-current="page"] { color: var(--gold); }
.nav .btn { padding: 11px 18px; font-size: .95rem; }
.nav-toggle { display: none; background: none; border: 1.5px solid var(--navy); border-radius: 6px; padding: 8px 10px; cursor: pointer; color: var(--navy); }
@media (max-width: 1120px) {
  .nav-toggle { display: inline-flex; }
  .nav { display: none; position: absolute; left: 0; right: 0; top: 100%; background: #fff; flex-direction: column; align-items: stretch; padding: 12px 16px 20px; gap: 0; border-bottom: 1px solid var(--line); box-shadow: var(--shadow); }
  .nav.open { display: flex; }
  .nav a { padding: 12px 6px; border-bottom: 1px solid var(--line); }
  .nav .btn { margin-top: 12px; border-bottom: 0; }
}

/* Hero */
.hero { position: relative; background: linear-gradient(135deg, var(--navy-deep) 0%, var(--navy) 55%, #1d3a6b 100%); color: #fff; overflow: hidden; }
.hero::after { content: ""; position: absolute; inset: 0; background: radial-gradient(1200px 500px at 85% 110%, rgba(184,137,74,.35), transparent 60%); pointer-events: none; }
.hero .skyline { position: absolute; left: 0; right: 0; bottom: -2px; width: 100%; height: auto; opacity: .18; pointer-events: none; }
.hero .container { position: relative; z-index: 1; display: grid; grid-template-columns: 1.15fr .85fr; gap: 48px; align-items: center; padding: clamp(64px, 9vw, 120px) 0; }
.hero h1 { color: #fff; margin-bottom: .5em; }
.hero .lead { color: #d9dfec; font-size: 1.2rem; max-width: 560px; }
.hero .actions { display: flex; gap: 14px; flex-wrap: wrap; margin-top: 26px; }
.hero-card { background: #fff; color: var(--ink); border-radius: 14px; padding: 26px; box-shadow: 0 25px 60px rgba(0,0,0,.30); }
.hero-card h3 { margin-bottom: 4px; }
.hero-card .small { color: var(--muted); font-size: .92rem; margin-bottom: 14px; }
@media (max-width: 900px) { .hero .container { grid-template-columns: 1fr; } }

/* Hero inner (secondary pages) */
.page-hero { background: linear-gradient(135deg, var(--navy-deep), var(--navy)); color: #fff; padding: clamp(48px, 7vw, 84px) 0; }
.page-hero h1 { color: #fff; margin-bottom: .3em; }
.page-hero .lead { color: #d3dae8; max-width: 720px; }

/* Cards */
.card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 28px; box-shadow: 0 2px 0 rgba(18,40,75,.03); transition: transform .2s ease, box-shadow .2s ease; height: 100%; }
.card:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.card .icon { width: 48px; height: 48px; border-radius: 12px; background: var(--gold-soft); display: grid; place-items: center; color: var(--navy); margin-bottom: 18px; }
.card h3 { margin-bottom: .4em; }
.card p { color: var(--muted); margin-bottom: 1em; }
.card a.more { font-weight: 600; text-decoration: none; }
a.card-link { text-decoration: none; color: inherit; display: block; height: 100%; }

/* About split */
.split { display: grid; grid-template-columns: 1fr 1.2fr; gap: 56px; align-items: center; }
.split img.portrait { border-radius: 16px; box-shadow: var(--shadow); aspect-ratio: 4/5; object-fit: cover; width: 100%; background: var(--cream); }
@media (max-width: 900px) { .split { grid-template-columns: 1fr; } .split img.portrait { max-width: 420px; } }

/* Steps */
.steps { counter-reset: step; display: grid; gap: 22px; grid-template-columns: repeat(4, 1fr); }
.step { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 26px 24px 22px; position: relative; }
.step::before { counter-increment: step; content: counter(step, decimal-leading-zero); font-family: var(--serif); font-size: 2.2rem; color: var(--gold); font-weight: 700; line-height: 1; display: block; margin-bottom: 10px; }
.step h3 { font-size: 1.25rem; }
.step p { color: var(--muted); margin: 0; font-size: .98rem; }
@media (max-width: 900px) { .steps { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .steps { grid-template-columns: 1fr; } }

/* Reviews */
.review { background: #fff; border-radius: var(--radius); padding: 28px; border: 1px solid var(--line); display: flex; flex-direction: column; gap: 14px; height: 100%; }
.review .stars { color: var(--gold); letter-spacing: 2px; font-size: 1.05rem; }
.review blockquote { margin: 0; font-family: var(--serif); font-size: 1.28rem; line-height: 1.4; color: var(--ink); }
.review cite { font-style: normal; font-weight: 600; color: var(--muted); font-size: .95rem; }

/* Areas */
.chips { display: flex; flex-wrap: wrap; gap: 10px; justify-content: center; }
.chip { background: #fff; border: 1px solid var(--line); border-radius: 999px; padding: 8px 16px; font-size: .95rem; color: var(--navy); }

/* Stats */
.stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.stat { text-align: center; padding: 22px; border-radius: var(--radius); background: rgba(255,255,255,.06); border: 1px solid rgba(255,255,255,.12); }
.stat b { display: block; font-family: var(--serif); font-size: 2.3rem; color: #fff; line-height: 1; margin-bottom: 8px; }
.stat span { color: #c8d0df; font-size: .95rem; }
@media (max-width: 640px) { .stats { grid-template-columns: 1fr; } }

/* Forms */
form.lead-form { display: grid; gap: 14px; }
.field { display: grid; gap: 6px; }
.field label { font-weight: 600; font-size: .92rem; color: var(--navy); }
.field input, .field select, .field textarea { width: 100%; font: inherit; font-size: 1rem; padding: 12px 14px; border: 1.5px solid #d6d3ca; border-radius: 6px; background: #fff; color: var(--ink); }
.field input:focus, .field select:focus, .field textarea:focus { outline: 2px solid var(--gold); outline-offset: 1px; border-color: var(--gold); }
.field textarea { min-height: 110px; resize: vertical; }
.row-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
@media (max-width: 560px) { .row-2 { grid-template-columns: 1fr; } }
.consent { display: flex; gap: 10px; align-items: flex-start; font-size: .82rem; color: var(--muted); line-height: 1.45; }
.consent input { margin-top: 4px; flex: 0 0 auto; width: 16px; height: 16px; }
.hidden-field { position: absolute; left: -9999px; }
.form-card { background: #fff; border: 1px solid var(--line); border-radius: 14px; padding: 30px; box-shadow: var(--shadow); }
.form-card h2 { font-size: 1.9rem; }
.form-card .small { color: var(--muted); font-size: .95rem; }

/* Search page */
.search-panel { background: #fff; border: 1px dashed #c9c4b6; border-radius: 14px; padding: 36px; text-align: center; }
.idx-slot { min-height: 240px; display: grid; place-items: center; color: var(--muted); }

/* CTA band */
.cta-band { background: var(--gold); color: #fff; }
.cta-band .container { display: flex; align-items: center; justify-content: space-between; gap: 24px; flex-wrap: wrap; padding: 34px 0; }
.cta-band h2 { color: #fff; margin: 0; font-size: 1.9rem; }
.cta-band .btn-light { color: var(--navy); }

/* Contact */
.contact-info { display: grid; gap: 18px; }
.contact-info .item { display: flex; gap: 14px; align-items: flex-start; }
.contact-info .item svg { flex: 0 0 auto; margin-top: 3px; color: var(--gold); }
.contact-info b { display: block; color: var(--navy); }
.contact-info a { text-decoration: none; }

/* Footer */
.footer { background: var(--navy-deep); color: #c9d1de; padding: 56px 0 28px; font-size: .95rem; }
.footer a { color: #fff; text-decoration: none; }
.footer a:hover { color: var(--gold-soft); }
.footer-grid { display: grid; grid-template-columns: 1.5fr 1fr 1fr 1.2fr; gap: 36px; }
@media (max-width: 900px) { .footer-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .footer-grid { grid-template-columns: 1fr; } }
.footer h4 { color: #fff; font-family: var(--sans); font-size: .85rem; letter-spacing: .14em; text-transform: uppercase; margin-bottom: 14px; }
.footer ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 8px; }
/* Compliance block: broker name is rendered at least as large as the licensee's name. */
.footer .identity .licensee { font-family: var(--serif); font-size: 1.35rem; color: #fff; display: block; }
.footer .identity .broker { font-family: var(--serif); font-size: 1.45rem; color: #fff; font-weight: 700; display: block; margin: 2px 0 10px; }
.footer .identity p { margin: 0 0 6px; }
.footer-bottom { border-top: 1px solid rgba(255,255,255,.14); margin-top: 40px; padding-top: 22px; display: flex; justify-content: space-between; gap: 18px; flex-wrap: wrap; align-items: center; font-size: .85rem; color: #98a3b8; }
.fair-housing { display: flex; align-items: center; gap: 10px; }
.fair-housing svg { flex: 0 0 auto; }
.legal { font-size: .82rem; color: #98a3b8; margin-top: 14px; line-height: 1.5; }

/* Prose pages */
.prose { max-width: 800px; margin-inline: auto; }
.prose h2 { font-size: 1.7rem; margin-top: 1.6em; }
.prose h3 { font-size: 1.25rem; margin-top: 1.4em; }
.prose ul { padding-left: 1.2em; }
.prose li { margin-bottom: .4em; }

/* Utilities */
.mt-1 { margin-top: 12px; } .mt-2 { margin-top: 24px; } .mt-3 { margin-top: 40px; }
.mb-0 { margin-bottom: 0; }
.muted { color: var(--muted); }
.badge { display: inline-block; background: var(--gold-soft); color: var(--navy); border-radius: 999px; padding: 4px 12px; font-size: .8rem; font-weight: 600; letter-spacing: .04em; }
.sticky-call { display: none; }
@media (max-width: 700px) {
  .sticky-call { display: flex; position: fixed; bottom: 0; left: 0; right: 0; z-index: 60; background: var(--navy); border-top: 1px solid rgba(255,255,255,.15); }
  .sticky-call a { flex: 1; text-align: center; color: #fff; text-decoration: none; padding: 14px 8px; font-weight: 600; font-size: .95rem; }
  .sticky-call a + a { border-left: 1px solid rgba(255,255,255,.15); }
  body { padding-bottom: 54px; }
}
@media (prefers-reduced-motion: reduce) { * { transition: none !important; scroll-behavior: auto !important; } }

@media (max-width: 700px) {
  .topbar .container > span:first-child { display: none; }
  .topbar .container { justify-content: flex-end; }
  .brand { gap: 10px; }
  .brand .broker-logo { height: 42px; }
  .brand .avatar { display: none; }
  .brand-text .name { font-size: .98rem; }
  .brand-text .role { font-size: .62rem; }
}
@media (max-width: 400px) { .brand-text .role { display: none; } }

/* Quick search (hero) */
.quick-search { display: grid; grid-template-columns: 2fr 1fr 1fr auto; gap: 10px; background: rgba(255,255,255,.10); border: 1px solid rgba(255,255,255,.22); padding: 10px; border-radius: 10px; margin-top: 22px; backdrop-filter: blur(6px); }
.quick-search input, .quick-search select { font: inherit; font-size: .98rem; padding: 12px 12px; border-radius: 6px; border: 1px solid #d6d3ca; background: #fff; color: var(--ink); min-width: 0; }
.quick-search .btn { padding: 12px 18px; white-space: nowrap; }
@media (max-width: 900px) { .quick-search { grid-template-columns: 1fr 1fr; } .quick-search input { grid-column: 1 / -1; } .quick-search .btn { grid-column: 1 / -1; } }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
/* Footer brand assets */
.footer .logo-card { display: inline-block; background: #fff; border-radius: 8px; padding: 10px 14px; margin-bottom: 14px; }
.footer .logo-card img { width: 200px; height: auto; display: block; }
.footer .marks { display: flex; align-items: center; gap: 14px; margin: 6px 0 2px; font-size: .8rem; color: #c9d1de; line-height: 1.35; }
.footer .marks img { height: 60px; width: auto; opacity: .95; }
/* Contact card */
.vcard { display: flex; gap: 18px; align-items: center; background: var(--cream); border-radius: var(--radius); padding: 18px; }
.vcard img { width: 120px; height: 120px; border-radius: 8px; background: #fff; padding: 6px; flex: 0 0 auto; }
.vcard b { color: var(--navy); font-size: 1.05rem; }
@media (max-width: 480px) { .vcard { flex-direction: column; text-align: center; } }