/* Republic Property Partners — navy-led brand, champagne gold accent, warm paper neutral.
   Layout: navy hero with offer starter, alternating paper/white bands, roofline chevron as the recurring mark. */
:root{
  --navy:#022042; --navy-2:#0A2D56; --ink:#111827; --body:#3B4252; --muted:#6B7280;
  --gold:#CC8D03; --gold-deep:#A46F00; --paper:#F6F2EA; --white:#FFFFFF; --line:#E4DED2; --line-dark:#2A3A5E;
  --ok:#1F7A4D; --err:#B42318;
  --display:"Playfair Display", Georgia, "Times New Roman", serif;
  --sans:"Manrope", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --r:10px; --shadow:0 18px 40px -22px rgba(2,32,66,.45);
  color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;background:var(--white);color:var(--body);font:400 16px/1.65 var(--sans);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{color:var(--ink);margin:0;text-wrap:balance}
h1,h2{font-family:var(--display);font-weight:600;letter-spacing:-.01em}
h1{font-size:clamp(2.3rem,5.4vw,4rem);line-height:1.06}
h2{font-size:clamp(1.8rem,3.6vw,2.6rem);line-height:1.12}
h3{font:700 1.1rem/1.35 var(--sans);letter-spacing:-.005em}
p{margin:0}
.wrap{max-width:1180px;margin:0 auto;padding-left:max(20px,env(safe-area-inset-left,0px));padding-right:max(20px,env(safe-area-inset-right,0px))}
.eyebrow{display:inline-flex;align-items:center;gap:10px;font:700 .75rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep)}
.eyebrow::before{content:"";transform:scaleY(-1);width:22px;height:11px;background:linear-gradient(to top right,transparent 46%,currentColor 46% 58%,transparent 58%) left/50% 100% no-repeat,linear-gradient(to top left,transparent 46%,currentColor 46% 58%,transparent 58%) right/50% 100% no-repeat}
.on-navy .eyebrow{color:var(--gold)}
.lede{font-size:1.125rem;max-width:62ch}
.section{padding-block:clamp(64px,9vw,112px)}
.section.paper{background:var(--paper)}
.section.navy,.on-navy{background:var(--navy);color:#C9D1E3}
.on-navy h1,.on-navy h2,.on-navy h3{color:var(--white)}
.stack{display:grid;gap:18px}
.head{display:grid;gap:14px;max-width:720px;margin-bottom:44px}
.center{text-align:center;margin-inline:auto;justify-items:center}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 26px;border-radius:999px;border:1.5px solid transparent;font:700 .98rem/1 var(--sans);text-decoration:none;cursor:pointer;transition:transform .15s ease,background .15s ease,border-color .15s ease}
.btn:hover{transform:translateY(-1px)}
.btn:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,a:focus-visible,button:focus-visible{outline:3px solid var(--gold);outline-offset:2px}
.btn-gold{background:var(--gold);color:var(--navy)}
.btn-gold:hover{background:#E0A21A}
.btn-navy{background:var(--navy);color:var(--white)}
.btn-navy:hover{background:var(--navy-2)}
.btn-ghost{border-color:currentColor;background:transparent}
.btn .arrow{transition:transform .15s ease}.btn:hover .arrow{transform:translateX(3px)}

/* header */
.topbar{background:var(--navy);color:#AEB8CF;font-size:.85rem}
.topbar .wrap{display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;padding-block:8px}
.topbar a{text-decoration:none;color:var(--white)}
header.site{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:rgba(255,255,255,.96);backdrop-filter:saturate(140%) blur(8px);border-bottom:1px solid var(--line)}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:30;background:var(--white)}
header.site .wrap{display:flex;align-items:center;gap:24px;min-height:74px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--navy);margin-right:auto}
.brand img{width:42px;height:42px}
.brand span{display:grid;line-height:1.05}
.brand b{font:600 1.18rem/1.1 var(--display);letter-spacing:.005em}
.brand small{font:700 .62rem/1.3 var(--sans);letter-spacing:.24em;text-transform:uppercase;color:var(--gold-deep)}
nav.main{display:flex;align-items:center;gap:6px}
nav.main a{padding:10px 14px;border-radius:8px;text-decoration:none;font-weight:600;font-size:.95rem;color:var(--ink)}
nav.main a:hover{background:var(--paper)}
nav.main a[aria-current="page"]{color:var(--gold-deep)}
nav.main .btn{margin-left:8px;min-height:44px;padding:0 20px;color:var(--navy)}
.menu-btn{display:none;width:44px;height:44px;border:1px solid var(--line);border-radius:10px;background:var(--white);cursor:pointer}
.menu-btn span{display:block;width:18px;height:2px;background:var(--navy);margin:4px auto;transition:transform .2s}
@media (max-width:920px){
  .menu-btn{display:block}
  nav.main{position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;gap:2px;background:var(--white);border-bottom:1px solid var(--line);padding:10px max(20px,env(safe-area-inset-left,0px)) 18px;display:none}
  nav.main.open{display:flex}
  nav.main .btn{margin:8px 0 0}
}

/* hero */
.hero{position:relative;overflow:hidden;background:var(--navy);color:#C9D1E3}
.hero::after{content:"";position:absolute;right:-8%;top:-10%;width:62%;aspect-ratio:1;max-width:none;background:
  linear-gradient(to top right,transparent 49.4%,rgba(204,141,3,.22) 49.4% 50.6%,transparent 50.6%) left/50% 50% no-repeat,
  linear-gradient(to top left,transparent 49.4%,rgba(204,141,3,.22) 49.4% 50.6%,transparent 50.6%) right/50% 50% no-repeat;opacity:.9;pointer-events:none;transform:scaleY(-1)}
.hero .wrap{position:relative;z-index:1;display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(32px,5vw,72px);align-items:center;padding-block:clamp(56px,8vw,104px)}
.hero h1{color:var(--white)}
.hero h1 em{font-style:italic;color:var(--gold)}
.hero .lede{color:#C9D1E3;margin-top:20px}
.checks{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:28px;padding:0;list-style:none;font-weight:600;color:var(--white);font-size:.95rem}
.checks li{display:flex;align-items:center;gap:8px}
.checks li::before{content:"";width:16px;height:16px;border-radius:50%;background:var(--gold) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 16 16'%3E%3Cpath d='M4 8.2l2.6 2.5L12 5.4' fill='none' stroke='%23022042' stroke-width='2.2'/%3E%3C/svg%3E") center/12px no-repeat;flex:none}
.offer-card{background:var(--white);color:var(--body);border-radius:16px;padding:clamp(22px,3vw,32px);box-shadow:0 30px 70px -30px rgba(0,0,0,.6);display:grid;gap:16px;min-width:0}
.offer-card h2{font-size:1.6rem}
.offer-card .small{font-size:.86rem;color:var(--muted)}
@media (max-width:920px){.hero .wrap{grid-template-columns:1fr}.hero::after{width:110%;right:-40%;top:-20%}}

/* forms */
label{display:grid;gap:7px;font-weight:700;font-size:.88rem;color:var(--ink)}
label .opt{font-weight:500;color:var(--muted)}
input,select,textarea{width:100%;min-height:50px;padding:12px 14px;border:1.5px solid var(--line);border-radius:var(--r);background:var(--white);font:500 1rem/1.3 var(--sans);color:var(--ink)}
textarea{min-height:110px;resize:vertical}
input:focus,select:focus,textarea:focus{border-color:var(--gold-deep)}
input[aria-invalid="true"],select[aria-invalid="true"]{border-color:var(--err)}
.err-msg{color:var(--err);font-size:.85rem;font-weight:600;min-height:1.2em}
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:560px){.grid-2{grid-template-columns:1fr}}
.consent{display:flex;gap:10px;align-items:flex-start;font-weight:500;font-size:.8rem;line-height:1.5;color:var(--muted)}
.consent input{width:18px;min-height:18px;height:18px;margin-top:2px;flex:none;accent-color:var(--navy)}
.choice-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:10px}
.choice{position:relative}
.choice input{position:absolute;opacity:0;inset:0;min-height:0;cursor:pointer}
.choice span{display:flex;align-items:center;justify-content:center;text-align:center;min-height:56px;padding:10px 12px;border:1.5px solid var(--line);border-radius:var(--r);font-weight:700;font-size:.92rem;color:var(--ink);background:var(--white);transition:border-color .15s,background .15s}
.choice input:checked+span{border-color:var(--navy);background:var(--paper);box-shadow:inset 0 0 0 1px var(--navy)}
.choice input:focus-visible+span{outline:3px solid var(--gold);outline-offset:2px}

/* trust strip */
.strip{background:var(--navy-2);color:#C9D1E3}
.strip .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.strip div{padding:26px 22px;border-left:1px solid var(--line-dark);display:grid;gap:4px}
.strip div:first-child{border-left:0}
.strip b{color:var(--white);font-size:1.02rem}
.strip span{font-size:.9rem}
@media (max-width:820px){.strip .wrap{grid-template-columns:1fr 1fr}.strip div:nth-child(3){border-left:0}.strip div{border-top:1px solid var(--line-dark)}.strip div:nth-child(-n+2){border-top:0}}

/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;counter-reset:s;padding:0;margin:0;list-style:none}
.steps li{position:relative;background:var(--white);border:1px solid var(--line);border-radius:14px;padding:30px 26px 28px;display:grid;gap:10px;align-content:start}
.steps li::before{counter-increment:s;content:counter(s,decimal-leading-zero);font:600 2.4rem/1 var(--display);color:var(--gold)}
@media (max-width:860px){.steps{grid-template-columns:1fr}}

/* situations */
.tiles{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.tile{border-top:2px solid var(--gold);padding:18px 4px 0;display:grid;gap:8px;align-content:start}
.tile p{font-size:.95rem}
@media (max-width:980px){.tiles{grid-template-columns:repeat(2,1fr)}}
@media (max-width:520px){.tiles{grid-template-columns:1fr}}

/* compare */
.table-scroll{overflow-x:auto;border-radius:14px;border:1px solid var(--line);background:var(--white)}
table.compare{width:100%;border-collapse:collapse;min-width:620px}
.compare th,.compare td{padding:16px 20px;text-align:left;border-bottom:1px solid var(--line);font-size:.97rem;vertical-align:top}
.compare thead th{font:700 .78rem/1.2 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--muted);background:var(--paper)}
.compare thead th.us{background:var(--navy);color:var(--gold)}
.compare td.us{background:#FBF8F2;color:var(--ink);font-weight:700}
.compare tr:last-child td{border-bottom:0}
.compare td:first-child{font-weight:700;color:var(--ink)}

/* split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,72px);align-items:center}
.split>*{min-width:0}
@media (max-width:860px){.split{grid-template-columns:1fr}}
.panel{border-radius:16px;background:var(--navy);color:#C9D1E3;padding:clamp(26px,4vw,44px);display:grid;gap:18px;position:relative;overflow:hidden}
.panel h3{color:var(--white);font:600 1.6rem/1.2 var(--display)}
.panel ul{margin:0;padding:0;list-style:none;display:grid;gap:12px}
.panel li{display:flex;gap:12px}
.panel li::before{content:"";width:8px;height:8px;margin-top:9px;background:var(--gold);transform:rotate(45deg);flex:none}
.photo-slot{aspect-ratio:4/3;max-width:100%;border-radius:16px;background:
  linear-gradient(to top right,transparent 49.5%,rgba(204,141,3,.55) 49.5% 50.5%,transparent 50.5%) left 30%/50% 40% no-repeat,
  linear-gradient(to top left,transparent 49.5%,rgba(204,141,3,.55) 49.5% 50.5%,transparent 50.5%) right 30%/50% 40% no-repeat,
  linear-gradient(160deg,var(--navy-2),var(--navy));display:flex;align-items:flex-end;padding:22px;color:#AEB8CF;font-size:.85rem}

/* areas */
.areas{display:flex;flex-wrap:wrap;gap:10px;padding:0;margin:0;list-style:none}
.areas li{padding:9px 16px;border:1px solid var(--line-dark);border-radius:999px;font-weight:600;font-size:.92rem;color:var(--white)}

/* faq */
.faq{display:grid;gap:12px;max-width:860px}
.faq details{border:1px solid var(--line);border-radius:12px;background:var(--white);padding:0 22px}
.faq summary{cursor:pointer;list-style:none;padding:20px 0;font-weight:700;color:var(--ink);display:flex;justify-content:space-between;gap:16px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font:600 1.4rem/1 var(--display);color:var(--gold-deep)}
.faq details[open] summary::after{content:"–"}
.faq details p{padding-bottom:20px}

/* cta band */
.cta{background:var(--gold);color:var(--navy)}
.cta .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;padding-block:48px}
.cta h2{color:var(--navy);font-size:clamp(1.6rem,3vw,2.2rem)}
.cta .btn-navy{min-width:200px}

/* page hero */
.page-hero{background:var(--navy);color:#C9D1E3}
.page-hero .wrap{padding-block:clamp(56px,7vw,92px);display:grid;gap:16px;max-width:1180px}
.page-hero h1{color:var(--white);max-width:18ch}
.page-hero .lede{color:#C9D1E3}

/* team */
.team{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:20px}
.person{border:1px solid var(--line);border-radius:14px;padding:26px;display:grid;gap:8px;background:var(--white)}
.person .mono{width:56px;height:56px;border-radius:50%;background:var(--navy);color:var(--gold);display:grid;place-items:center;font:600 1.2rem/1 var(--display)}
.person a{color:var(--gold-deep);font-weight:700;text-decoration:none;word-break:break-word}

/* offer wizard */
.wizard{background:var(--white);border:1px solid var(--line);border-radius:18px;box-shadow:var(--shadow);padding:clamp(22px,4vw,40px);display:grid;gap:22px;min-width:0}
.progress{display:grid;grid-template-columns:repeat(4,1fr);gap:8px}
.progress span{height:5px;border-radius:5px;background:var(--line)}
.progress span.on{background:var(--gold)}
.step-label{font:700 .78rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.wizard fieldset{border:0;padding:0;margin:0;display:grid;gap:16px;min-width:0}
.wizard legend{font:600 1.55rem/1.2 var(--display);color:var(--ink);margin-bottom:6px;padding:0}
.wizard .nav{display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap}
.done{display:grid;gap:14px;text-align:center;justify-items:center;padding:20px 0}
.done .seal{width:68px;height:68px;border-radius:50%;background:var(--navy);display:grid;place-items:center}
.aside{display:grid;gap:18px;align-content:start}
.aside .card{border:1px solid var(--line);border-radius:14px;padding:22px;background:var(--paper);display:grid;gap:10px}
.offer-layout{display:grid;grid-template-columns:1.35fr .65fr;gap:28px;align-items:start}
.offer-layout>*{min-width:0}
@media (max-width:900px){.offer-layout{grid-template-columns:1fr}}

/* footer */
footer.site{background:#011730;color:#98A3BC;font-size:.92rem}
footer.site .wrap{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px;padding-block:56px 30px}
footer.site h4{color:var(--white);font:700 .78rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;margin:0 0 14px}
footer.site ul{list-style:none;padding:0;margin:0;display:grid;gap:9px}
footer.site a{text-decoration:none;color:#C9D1E3}
footer.site a:hover{color:var(--gold)}
footer.site .brand{color:var(--white)}
footer.site .brand small{color:var(--gold)}
.legal{grid-column:1/-1;border-top:1px solid #1F2C47;padding-top:22px;display:grid;gap:10px;font-size:.8rem;line-height:1.6;color:#7F8AA3}
@media (max-width:860px){footer.site .wrap{grid-template-columns:1fr 1fr}footer.site .wrap>div:first-child{grid-column:1/-1}}
@media (max-width:480px){footer.site .wrap{grid-template-columns:1fr}}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
@media (max-width:640px){.topbar .wrap>span:first-child{display:none}.topbar .wrap{justify-content:center}}
.on-navy .offer-card h2,.on-navy .wizard h2{color:var(--ink)}
@media (max-width:920px){.hero::after{opacity:.45}}

.brand img.logo-full{width:auto;height:48px}
footer.site .brand img.logo-full{height:54px}
@media (max-width:480px){.brand img.logo-full{height:40px}}
.btn-gold,.btn-gold:hover,nav.main .btn{color:var(--navy)}