/* Newroad Homes — one stylesheet for the whole site.
   Colors and sizes live in the :root block. Change them there. */
:root {
  --navy: #14284b;
  --navy-dark: #0e1d38;
  --gold: #e8a33d;
  --gold-dark: #cf8b22;
  --gray: #f4f6fa;
  --line: #dde2ec;
  --white: #fff;
  --text: #1c2740;
  --muted: #4a5670;       /* 7:1 on white, 6.4:1 on light gray */
  --font: "Plus Jakarta Sans", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;

  /* type scale */
  --fs-sm: .9rem;
  --fs-base: 1.0625rem;
  --fs-lg: 1.25rem;
  --fs-h3: 1.25rem;
  --fs-h2: clamp(1.75rem, 1.3rem + 2vw, 2.5rem);
  --fs-h1: clamp(2.35rem, 1.5rem + 4.2vw, 4rem);

  /* spacing scale */
  --s1: .5rem; --s2: 1rem; --s3: 1.5rem; --s4: 2.5rem; --s5: 4rem; --s6: 6rem;
  --radius: 14px;
  --shadow: 0 6px 24px rgba(20, 40, 75, .10);
  --max: 1160px;
  --bar-h: 72px;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } * { transition: none !important; animation: none !important; } }
body {
  margin: 0; font-family: var(--font); font-size: var(--fs-base); line-height: 1.65;
  color: var(--text); background: var(--white);
  padding-bottom: var(--bar-h); /* room for the mobile bar */
}
img, svg { max-width: 100%; height: auto; display: block; }
h1, h2, h3, h4 { line-height: 1.15; margin: 0 0 var(--s2); color: var(--navy); letter-spacing: -.02em; font-weight: 800; }
h1 { font-size: var(--fs-h1); }
h2 { font-size: var(--fs-h2); }
h3 { font-size: var(--fs-h3); letter-spacing: -.01em; }
p { margin: 0 0 var(--s2); }
a { color: var(--navy); text-underline-offset: 3px; }
a:hover { color: var(--navy-dark); text-decoration-thickness: 3px; }
ul, ol { padding-left: 1.25rem; }

/* Focus: always visible */
:focus-visible { outline: 3px solid var(--navy); outline-offset: 3px; border-radius: 4px; }
.on-dark :focus-visible, .site-footer :focus-visible, .hero :focus-visible, .signup :focus-visible { outline-color: var(--gold); }
.signup :focus-visible { outline-color: var(--navy); }
.skip { position: absolute; left: -999px; top: 0; background: var(--gold); color: var(--navy); padding: .75rem 1rem; font-weight: 700; z-index: 200; }
.skip:focus { left: 0; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }

.wrap { width: min(100% - 2rem, var(--max)); margin-inline: auto; }
.section { padding-block: var(--s5); }
.section.gray { background: var(--gray); }
.section-head { max-width: 40rem; margin-bottom: var(--s4); }
.section-head p { color: var(--muted); font-size: var(--fs-lg); }
.eyebrow { display: inline-block; font-size: .8rem; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; color: var(--navy); margin-bottom: var(--s1); }
.on-dark .eyebrow, .hero .eyebrow { color: var(--gold); }
.lead { font-size: var(--fs-lg); color: var(--muted); }
.ph, a .ph, .on-dark .ph { background: #fff6e0; color: var(--navy) !important; border-radius: 4px; padding: 0 .25em; font-weight: 600; text-decoration: none; } /* highlights [PLACEHOLDERS] so none get missed */

/* Buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .5rem;
  min-height: 48px; padding: .8rem 1.5rem; border-radius: 999px; border: 2px solid transparent;
  font: inherit; font-weight: 700; font-size: 1rem; text-decoration: none; cursor: pointer;
  transition: background-color .15s, color .15s, border-color .15s, transform .15s;
}
.btn:hover { transform: translateY(-1px); }
.btn-gold { background: var(--gold); color: var(--navy); }
.btn-gold:hover { background: var(--gold-dark); color: var(--navy); }
.btn-navy { background: var(--navy); color: var(--white); }
.btn-navy:hover { background: var(--navy-dark); color: var(--white); }
.btn-outline { border-color: currentColor; color: var(--navy); background: transparent; }
.btn-outline:hover { background: var(--navy); color: var(--white); border-color: var(--navy); }
.on-dark .btn-outline, .hero .btn-outline { color: var(--white); }
.on-dark .btn-outline:hover, .hero .btn-outline:hover { background: var(--white); color: var(--navy); border-color: var(--white); }
.btn-row { display: flex; flex-wrap: wrap; gap: var(--s2); margin-top: var(--s3); }
.btn-block { width: 100%; }

/* Header */
.site-header { position: sticky; top: 0; z-index: 100; background: var(--white); border-bottom: 1px solid var(--line); }
.header-in { display: flex; align-items: center; justify-content: space-between; gap: var(--s2); min-height: 72px; }
.brand { display: inline-flex; align-items: center; gap: .65rem; text-decoration: none; color: var(--navy); }
.brand img { width: 40px; height: 42px; }
.wordmark { display: flex; flex-direction: column; line-height: 1; }
.wordmark b { font-size: 1.5rem; font-weight: 800; letter-spacing: -.03em; }
.wordmark span { font-size: .62rem; font-weight: 700; letter-spacing: .42em; margin-top: .25rem; padding-left: .12em; }
.site-footer .brand, .on-dark .brand { color: var(--white); }
.nav-toggle { display: inline-flex; flex-direction: column; justify-content: center; gap: 5px; width: 48px; height: 48px; padding: 0 12px; background: none; border: 2px solid var(--line); border-radius: 12px; cursor: pointer; }
.nav-toggle span { display: block; height: 3px; background: var(--navy); border-radius: 2px; }
.nav { display: none; position: absolute; left: 0; right: 0; top: 100%; background: var(--white); border-bottom: 1px solid var(--line); padding: var(--s2) 1rem var(--s3); box-shadow: var(--shadow); }
.nav.open { display: block; }
.nav ul { list-style: none; margin: 0; padding: 0; }
.nav a { display: block; padding: .8rem .25rem; font-weight: 600; text-decoration: none; border-bottom: 1px solid var(--gray); }
.nav a[aria-current="page"] { color: var(--navy); box-shadow: inset 0 -3px 0 var(--gold); }
.nav a.btn { display: flex; width: 100%; margin-top: var(--s2); border-bottom: 2px solid transparent; }
.header-cta { display: none; }

@media (min-width: 1000px) {
  .nav-toggle { display: none; }
  .nav { display: flex; position: static; background: none; border: 0; box-shadow: none; padding: 0; align-items: center; gap: var(--s3); }
  .nav ul { display: flex; gap: 1.35rem; }
  .nav a { padding: .5rem 0; border: 0; font-size: .95rem; }
  .nav a[aria-current="page"] { box-shadow: inset 0 -3px 0 var(--gold); }
  .nav a.btn { display: inline-flex; width: auto; margin: 0; padding: .6rem 1.25rem; min-height: 44px; }
  .nav .btn-mobile-only { display: none; }
}
.nav-portal { border: 2px solid var(--line); border-radius: 999px; padding-inline: .9rem !important; }
@media (max-width: 999px) { .nav-portal { border: 0; border-bottom: 1px solid var(--gray); border-radius: 0; padding-inline: .25rem !important; } }

/* Hero */
.hero { background: var(--navy); color: var(--white); position: relative; overflow: hidden; }
.hero h1 { color: var(--white); max-width: 14ch; }
.hero-in { position: relative; z-index: 1; padding-block: var(--s5) calc(var(--s5) + 1rem); }
.hero p.lead { color: #dbe3f2; max-width: 34rem; }
.hero-mark { position: absolute; right: -6%; bottom: -12%; width: min(60vw, 520px); opacity: .08; pointer-events: none; }
.hero-contact { margin-top: var(--s3); font-size: var(--fs-sm); color: #c9d4ea; }
.hero-contact a { color: var(--white); font-weight: 700; }
.page-hero { background: var(--navy); color: var(--white); padding-block: var(--s5) var(--s4); }
.page-hero h1 { color: var(--white); font-size: clamp(2rem, 1.4rem + 3vw, 3.25rem); max-width: 20ch; }
.page-hero p { color: #dbe3f2; font-size: var(--fs-lg); max-width: 38rem; margin: 0; }
.page-hero .eyebrow { color: var(--gold); }
.crumbs { font-size: var(--fs-sm); margin-bottom: var(--s2); }
.crumbs a { color: #dbe3f2; }
.crumbs a:hover { color: var(--gold); }

/* Trust strip */
.strip { background: var(--gold); color: var(--navy); }
.strip ul { list-style: none; margin: 0; padding: 1rem 0; display: grid; gap: .5rem; font-weight: 800; text-align: center; }
.strip li { display: flex; align-items: center; justify-content: center; gap: .6rem; }
.strip svg { width: 22px; height: 22px; flex: none; }
@media (min-width: 760px) { .strip ul { grid-template-columns: repeat(3, 1fr); } }

/* Cards & grids */
.grid { display: grid; gap: var(--s3); }
@media (min-width: 700px) { .grid.cols-2, .grid.cols-3 { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 980px) { .grid.cols-3 { grid-template-columns: repeat(3, 1fr); } .grid.cols-4 { grid-template-columns: repeat(4, 1fr); } }
@media (min-width: 700px) and (max-width: 979px) { .grid.cols-4 { grid-template-columns: repeat(2, 1fr); } }

.home-card { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; display: flex; flex-direction: column; box-shadow: var(--shadow); transition: transform .2s; }
.home-card:hover { transform: translateY(-3px); }
.home-card .photo { aspect-ratio: 3 / 2; background: var(--navy); }
.home-card .photo img { width: 100%; height: 100%; object-fit: cover; }
.home-card .body { padding: var(--s3); display: flex; flex-direction: column; gap: .35rem; flex: 1; }
.tag { align-self: flex-start; background: var(--gray); color: var(--navy); font-size: .78rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; padding: .25rem .7rem; border-radius: 999px; }
.home-card h3 { margin: .25rem 0 0; }
.facts { list-style: none; display: flex; flex-wrap: wrap; gap: .25rem 1rem; padding: 0; margin: 0 0 var(--s2); color: var(--muted); font-weight: 600; font-size: var(--fs-sm); }
.home-card .btn { margin-top: auto; }

.card { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: var(--s3); }
.gray .card { border-color: transparent; }

/* Steps */
.steps { list-style: none; padding: 0; margin: 0; display: grid; gap: var(--s3); counter-reset: step; }
.steps li { counter-increment: step; position: relative; background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: var(--s3); padding-top: calc(var(--s3) + 1.6rem); }
.steps li::before { content: counter(step); position: absolute; top: -1.25rem; left: var(--s3); width: 2.75rem; height: 2.75rem; display: grid; place-items: center; background: var(--gold); color: var(--navy); font-weight: 800; font-size: 1.25rem; border-radius: 50%; border: 4px solid var(--white); }
.gray .steps li { border-color: transparent; }
.steps h3 { margin-bottom: .4rem; }
.steps p { color: var(--muted); margin: 0; }
@media (min-width: 900px) { .steps.four { grid-template-columns: repeat(4, 1fr); } }
.steps.long li { padding-top: var(--s3); padding-left: 5.5rem; }
.steps.long li::before { top: var(--s3); left: var(--s3); border: 0; width: 3rem; height: 3rem; }

/* Founder */
.founder { display: grid; gap: var(--s4); align-items: center; }
.founder img { border-radius: var(--radius); width: 100%; max-width: 400px; box-shadow: var(--shadow); aspect-ratio: 4 / 5; object-fit: cover; }
@media (min-width: 800px) { .founder { grid-template-columns: 380px 1fr; gap: var(--s5); } }
.sig { font-weight: 800; color: var(--navy); }

/* Reviews */
.review { display: flex; flex-direction: column; gap: var(--s2); }
.review blockquote { margin: 0; font-size: var(--fs-lg); line-height: 1.5; color: var(--text); position: relative; padding-top: 2.2rem; }
.review blockquote::before { content: "\201C"; position: absolute; top: -.6rem; left: 0; font-size: 4.5rem; line-height: 1; color: var(--gold); font-weight: 800; }
.review cite { font-style: normal; font-weight: 700; color: var(--navy); }
.review small { display: block; color: var(--muted); font-weight: 500; }

/* Forms */
.form-card { background: var(--white); border-radius: var(--radius); padding: var(--s3); box-shadow: var(--shadow); border: 1px solid var(--line); }
.form-grid { display: grid; gap: var(--s2); }
@media (min-width: 700px) { .form-grid.two { grid-template-columns: 1fr 1fr; } .form-grid .full { grid-column: 1 / -1; } }
label { display: block; font-weight: 700; font-size: var(--fs-sm); margin-bottom: .35rem; color: var(--navy); }
.opt { font-weight: 500; color: var(--muted); }
input, select, textarea {
  width: 100%; min-height: 48px; padding: .7rem .9rem; font: inherit; color: var(--text);
  background: var(--white); border: 2px solid #9aa5bd; border-radius: 10px;
}
textarea { min-height: 120px; resize: vertical; }
input:hover, select:hover, textarea:hover { border-color: var(--navy); }
input:focus-visible, select:focus-visible, textarea:focus-visible { outline: 3px solid var(--gold); outline-offset: 1px; border-color: var(--navy); }
.hp { position: absolute; left: -9999px; height: 0; overflow: hidden; } /* honeypot field: hidden from people, visible to bots */
.fine { font-size: .82rem; color: var(--muted); margin: var(--s2) 0 0; }
.two-col { display: grid; gap: var(--s4); align-items: start; }
@media (min-width: 900px) { .two-col { grid-template-columns: 1fr 1.15fr; gap: var(--s5); } .two-col.even { grid-template-columns: 1fr 1fr; } }
.contact-list { list-style: none; padding: 0; margin: var(--s3) 0; display: grid; gap: var(--s2); }
.contact-list li { display: flex; gap: .85rem; align-items: flex-start; }
.contact-list svg { width: 24px; height: 24px; flex: none; margin-top: .2rem; color: var(--navy); }
.contact-list strong { display: block; color: var(--navy); }
.next-steps { background: var(--gray); border-radius: var(--radius); padding: var(--s3); margin-top: var(--s3); }
.next-steps ol { margin: .5rem 0 0; }

/* Signup band */
.signup { background: var(--gold); color: var(--navy); padding-block: var(--s4); }
.signup h2 { margin-bottom: .5rem; }
.signup p { font-size: var(--fs-lg); margin-bottom: var(--s2); }
.signup-in { display: grid; gap: var(--s3); align-items: center; }
@media (min-width: 900px) { .signup-in { grid-template-columns: 1fr 1fr; } }
.signup form { display: flex; flex-direction: column; gap: var(--s1); }
@media (min-width: 560px) { .signup form .row { display: flex; gap: var(--s1); } .signup form .row > div { flex: 1; } }
.signup input { border-color: var(--navy); }
.signup .btn { background: var(--navy); color: var(--white); }
.signup .btn:hover { background: var(--navy-dark); }
.signup .fine { color: var(--navy); }
.signup label { color: var(--navy); }
.signup a { color: var(--navy); }

/* FAQ */
.faq { max-width: 52rem; }
.faq details { border: 1px solid var(--line); border-radius: var(--radius); margin-bottom: .75rem; background: var(--white); }
.faq summary { cursor: pointer; padding: 1.1rem 3rem 1.1rem 1.25rem; font-weight: 700; color: var(--navy); list-style: none; position: relative; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 1.25rem; top: 50%; transform: translateY(-50%); font-size: 1.6rem; color: var(--navy); font-weight: 600; }
.faq details[open] summary::after { content: "\2212"; }
.faq details[open] { border-color: var(--navy); }
.faq .answer { padding: 0 1.25rem 1.1rem; color: var(--text); }
.faq-group { margin-top: var(--s4); }
.faq-group:first-child { margin-top: 0; }

/* Property page */
.gallery { display: grid; gap: .5rem; grid-template-columns: repeat(4, 1fr); }
.gallery picture:first-child { grid-column: 1 / -1; }
.gallery img { width: 100%; height: 100%; object-fit: cover; border-radius: 10px; aspect-ratio: 3 / 2; background: var(--navy); }
@media (min-width: 800px) {
  .gallery { grid-template-columns: 2fr 1fr 1fr; grid-template-rows: 1fr 1fr; }
  .gallery picture:first-child { grid-column: 1; grid-row: 1 / 3; }
  .gallery picture:first-child img { aspect-ratio: auto; }
}
.keyfacts { display: grid; grid-template-columns: repeat(2, 1fr); gap: var(--s2); margin: var(--s3) 0; }
.keyfacts div { background: var(--gray); border-radius: 12px; padding: 1rem; }
.keyfacts dt { font-size: .78rem; text-transform: uppercase; letter-spacing: .1em; font-weight: 800; color: var(--muted); }
.keyfacts dd { margin: .15rem 0 0; font-size: 1.35rem; font-weight: 800; color: var(--navy); }
@media (min-width: 700px) { .keyfacts { grid-template-columns: repeat(3, 1fr); } }
.prop-layout { display: grid; gap: var(--s4); align-items: start; }
@media (min-width: 980px) { .prop-layout { grid-template-columns: 1.5fr 1fr; } .prop-side { position: sticky; top: 96px; max-height: calc(100vh - 112px); overflow-y: auto; padding-right: 4px; } }
.map { border: 0; width: 100%; height: 320px; border-radius: var(--radius); background: var(--gray); }
.filters { display: flex; flex-wrap: wrap; gap: .5rem; margin-bottom: var(--s3); }
.filters button { min-height: 44px; padding: .5rem 1.1rem; border-radius: 999px; border: 2px solid var(--navy); background: var(--white); color: var(--navy); font: inherit; font-weight: 700; cursor: pointer; }
.filters button[aria-pressed="true"] { background: var(--navy); color: var(--white); }

/* Footer */
.site-footer { background: var(--navy); color: #dbe3f2; padding-block: var(--s5) var(--s3); }
.site-footer a { color: var(--white); }
.site-footer a:hover { color: var(--gold); }
.footer-grid { display: grid; gap: var(--s4); }
@media (min-width: 800px) { .footer-grid { grid-template-columns: 1.4fr 1fr 1fr; } }
.site-footer h2 { font-size: .8rem; color: var(--gold); letter-spacing: .14em; text-transform: uppercase; margin-bottom: var(--s2); }
.site-footer ul { list-style: none; padding: 0; margin: 0; display: grid; gap: .5rem; }
.eho { display: flex; align-items: center; gap: .75rem; margin-top: var(--s3); font-weight: 700; color: var(--white); }
.eho svg { width: 44px; height: 44px; flex: none; }
.disclosures { border-top: 1px solid rgba(255,255,255,.18); margin-top: var(--s4); padding-top: var(--s3); font-size: .82rem; color: #b9c5de; }
.copyright { font-size: .85rem; margin-top: var(--s2); color: #b9c5de; }

/* Mobile action bar */
.mobile-bar { position: fixed; z-index: 150; left: 0; right: 0; bottom: 0; display: grid; grid-template-columns: 1fr 1fr 1.4fr; gap: .5rem; padding: .6rem .75rem calc(.6rem + env(safe-area-inset-bottom)); background: var(--white); border-top: 1px solid var(--line); box-shadow: 0 -4px 18px rgba(20,40,75,.12); }
.mobile-bar .btn { min-height: 48px; padding: .5rem; font-size: .95rem; }
@media (min-width: 900px) { .mobile-bar { display: none; } body { padding-bottom: 0; } }

/* Thank you / 404 */
.center-page { text-align: center; max-width: 40rem; margin-inline: auto; }
.center-page .next-steps { text-align: left; }
.check { width: 72px; height: 72px; margin: 0 auto var(--s3); }

/* Legal text */
.legal { max-width: 46rem; }
.legal h2 { font-size: 1.5rem; margin-top: var(--s4); }