@import url('https://fonts.googleapis.com/css2?family=Cinzel:wght@500;600;700&family=Montserrat:wght@400;500;600;700;800&display=swap');
/* ============================================================
   Elevation Home Partners LLC – site styles
   Palette: Elevation greens – seafoam #2F5233, lime #76B947, spearmint #94C973, kelly #B1D8B7
   Fonts: Cinzel (display/logo) + Montserrat (body) per brand package
   One shared stylesheet for all pages.
   ============================================================ */

:root{
  --navy:#2F5233;
  --navy-dark:#1e3a22;
  --teal:#5a9e35;
  --teal-dark:#3c6e2a;
  --cta:#F5821F;
  --cta-dark:#d96f0f;
  --ink:#233027;
  --muted:#5a6b5c;
  --line:#dce7d9;
  --bg-soft:#f3f8f0;
  --bg-tint:#eaf4e6;
  --white:#ffffff;
  --radius:12px;
  --shadow:0 8px 30px rgba(47,82,51,.12);
  --shadow-sm:0 3px 12px rgba(47,82,51,.08);
  --maxw:1120px;
  --font:'Montserrat','Segoe UI',Roboto,Helvetica,Arial,sans-serif;
  --font-display:'Cinzel',Georgia,'Times New Roman',serif;
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;font-family:var(--font);color:var(--ink);
  line-height:1.65;background:var(--white);font-size:17px;
}
img{max-width:100%;display:block}
a{color:var(--teal-dark);text-decoration:none}
a:hover{text-decoration:underline}
h1,h2,h3,h4{line-height:1.2;color:var(--navy);margin:.2em 0 .5em}
h1{font-size:2.4rem}
h2{font-size:1.8rem}
h3{font-size:1.25rem}
p{margin:0 0 1rem}
.container{max-width:var(--maxw);margin:0 auto;padding:0 22px}
.section{padding:64px 0}
.section--soft{background:var(--bg-soft)}
.section--navy{background:var(--navy);color:#dceadb}
.section--navy h2,.section--navy h3{color:#fff}
.center{text-align:center}
.lead{font-size:1.18rem;color:var(--muted)}
.eyebrow{text-transform:uppercase;letter-spacing:.13em;font-weight:700;
  font-size:.8rem;color:var(--teal-dark);margin-bottom:.4rem}
.section--navy .eyebrow{color:#B1D8B7}
.narrow{max-width:760px;margin-left:auto;margin-right:auto}

/* ---------- Buttons ---------- */
.btn{display:inline-block;background:var(--cta);color:#fff;font-weight:700;
  padding:15px 30px;border-radius:50px;border:0;cursor:pointer;font-size:1.05rem;
  box-shadow:0 6px 18px rgba(245,130,31,.4);transition:.18s;text-align:center}
.btn:hover{background:var(--cta-dark);text-decoration:none;transform:translateY(-2px)}
.btn--lg{padding:18px 40px;font-size:1.15rem}
.btn--ghost{background:transparent;color:#fff;border:2px solid rgba(255,255,255,.7);
  box-shadow:none}
.btn--ghost:hover{background:rgba(255,255,255,.12)}
.btn--teal{background:var(--teal);box-shadow:0 6px 18px rgba(90,158,53,.3)}
.btn--teal:hover{background:var(--teal-dark)}

/* ---------- Top bar / header ---------- */
.topbar{background:var(--navy-dark);color:#d9ecd9;font-size:.86rem}
.topbar .container{display:flex;justify-content:space-between;align-items:center;
  padding-top:7px;padding-bottom:7px;gap:14px;flex-wrap:wrap}
.topbar a{color:#d9ecd9}
.topbar .trust span{margin-right:16px;white-space:nowrap}

header.site{position:sticky;top:0;z-index:50;background:#fff;
  box-shadow:0 2px 12px rgba(47,82,51,.07)}
.nav{display:flex;align-items:center;justify-content:space-between;
  padding-top:14px;padding-bottom:14px;gap:18px}
.brand{display:flex;align-items:center;gap:11px;font-weight:800;color:var(--navy);
  font-size:1.18rem;letter-spacing:-.01em}
.brand:hover{text-decoration:none}
.brand .mark{width:40px;height:40px;flex:0 0 40px}
.brand small{display:block;font-weight:600;color:var(--teal-dark);
  font-size:.6rem;letter-spacing:.16em;text-transform:uppercase}
.menu{display:flex;align-items:center;gap:20px;list-style:none;margin:0;padding:0;flex-wrap:nowrap}
.menu li{flex:0 0 auto}
.menu a{color:var(--ink);font-weight:600;font-size:.95rem;white-space:nowrap}
.menu a:hover{color:var(--teal-dark);text-decoration:none}
.nav-cta{display:flex;align-items:center;gap:14px}
.callnum{font-weight:800;color:var(--navy);font-size:1.16rem;white-space:nowrap}
.callnum small{display:block;font-weight:600;color:var(--muted);font-size:.6rem;
  text-transform:uppercase;letter-spacing:.12em}
.hamburger{display:none;background:none;border:0;font-size:1.7rem;color:var(--navy);cursor:pointer}

/* ---------- Hero ---------- */
.hero{position:relative;color:#fff;
  background:linear-gradient(120deg,#1e3a22 0%,#2F5233 48%,#3c6e2a 130%)}
.hero::after{content:"";position:absolute;inset:0;opacity:.25;pointer-events:none;
  background:repeating-linear-gradient(125deg,transparent 0 38px,rgba(255,255,255,.04) 38px 39px)}
.hero .container{position:relative;z-index:1;display:grid;
  grid-template-columns:1.12fr .88fr;gap:46px;align-items:center;
  padding-top:60px;padding-bottom:60px}
.hero h1{color:#fff;font-size:2.7rem;margin-top:0}
.hero p.sub{font-size:1.22rem;color:#eef6e9;max-width:38ch}
.hero ul.ticks{list-style:none;padding:0;margin:18px 0 26px;display:grid;gap:9px}
.hero ul.ticks li{padding-left:32px;position:relative;font-weight:600;color:#eef6e9}
.hero ul.ticks li::before{content:"✓";position:absolute;left:0;top:0;
  width:22px;height:22px;background:var(--teal);color:#fff;border-radius:50%;
  font-size:.78rem;display:grid;place-items:center;font-weight:800}
.hero .badges{display:flex;gap:12px;flex-wrap:wrap;margin-top:8px;align-items:center}
.hero .badges span{background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.22);
  padding:6px 12px;border-radius:30px;font-size:.76rem;font-weight:600}

/* ---------- Lead form card ---------- */
.leadcard{background:#fff;color:var(--ink);border-radius:var(--radius);
  box-shadow:var(--shadow);padding:26px 24px;border-top:5px solid var(--cta)}
.leadcard h3{margin-top:0;font-size:1.35rem;text-align:center}
.leadcard .sub{text-align:center;color:var(--muted);font-size:.92rem;margin-top:-.3rem}
.leadcard form{display:grid;gap:11px;margin-top:14px}
.leadcard input,.leadcard textarea{width:100%;padding:13px 14px;border:1.5px solid var(--line);
  border-radius:9px;font-size:1rem;font-family:inherit}
.leadcard input:focus,.leadcard textarea:focus{outline:0;border-color:var(--teal)}
.leadcard .fine{font-size:.72rem;color:#94a596;text-align:center;line-height:1.4}
.form-note{font-size:.72rem;color:#b9462e;background:#fdeee9;border:1px dashed #e8b3a3;
  padding:7px 10px;border-radius:7px}

/* ---------- Generic interior page hero ---------- */
.pagehero{background:linear-gradient(120deg,var(--navy) 0%,var(--navy-dark) 60%,var(--teal-dark) 130%);
  color:#fff;padding:52px 0 46px}
.pagehero h1{color:#fff;margin:0 0 .3rem}
.pagehero p{color:#d9ead7;font-size:1.14rem;max-width:64ch;margin:0}
.breadcrumb{font-size:.82rem;color:#a9c4a3;margin-bottom:14px}
.breadcrumb a{color:#a9c4a3}

/* ---------- Steps ---------- */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:30px}
.steps.four{grid-template-columns:repeat(4,1fr)}
.step{background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  padding:28px 22px;text-align:center;box-shadow:var(--shadow-sm);position:relative}
.step .n{width:46px;height:46px;margin:0 auto 14px;border-radius:50%;
  background:var(--teal);color:#fff;display:grid;place-items:center;font-weight:800;font-size:1.2rem}
.step h3{margin:.2rem 0 .4rem;font-size:1.1rem}
.step p{color:var(--muted);font-size:.94rem;margin:0}

/* ---------- Feature / cards grid ---------- */
.grid{display:grid;gap:22px}
.grid-2{grid-template-columns:repeat(2,1fr)}
.grid-3{grid-template-columns:repeat(3,1fr)}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  padding:24px;box-shadow:var(--shadow-sm)}
.card h3{margin-top:0;font-size:1.15rem}
.card p{color:var(--muted);margin:0;font-size:.96rem}
.card .ic{font-size:1.7rem;margin-bottom:8px}
.card--link{display:block;color:inherit;transition:.16s}
.card--link:hover{text-decoration:none;transform:translateY(-3px);box-shadow:var(--shadow)}
.card--link .more{color:var(--teal-dark);font-weight:700;font-size:.9rem;margin-top:10px;display:inline-block}

/* ---------- Comparison table ---------- */
.compare{width:100%;border-collapse:collapse;margin-top:24px;background:#fff;
  box-shadow:var(--shadow-sm);border-radius:var(--radius);overflow:hidden}
.compare th,.compare td{padding:15px 18px;text-align:left;border-bottom:1px solid var(--line);
  font-size:.97rem;vertical-align:top}
.compare thead th{background:var(--navy);color:#fff;font-size:1rem}
.compare thead th.us{background:var(--teal)}
.compare td.us{background:#eef7e6;font-weight:600}
.compare tr:last-child td{border-bottom:0}

/* ---------- Testimonials ---------- */
.quote{background:#fff;border:1px solid var(--line);border-left:4px solid var(--teal);
  border-radius:var(--radius);padding:22px 24px;box-shadow:var(--shadow-sm)}
.quote p{font-style:italic;color:var(--ink)}
.quote .who{font-weight:700;color:var(--navy);font-style:normal;font-size:.92rem}
.quote .stars{color:#f5b301;letter-spacing:2px;margin-bottom:6px}
.placeholder-flag{background:#fff7e6;border:1px dashed #e3c168;color:#8a6d1f;
  padding:14px 16px;border-radius:9px;font-size:.9rem;margin-bottom:22px}

/* ---------- FAQ ---------- */
.faq details{background:#fff;border:1px solid var(--line);border-radius:10px;
  margin-bottom:12px;box-shadow:var(--shadow-sm)}
.faq summary{cursor:pointer;font-weight:700;color:var(--navy);padding:15px 18px;font-size:1.04rem;list-style:none}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";float:right;color:var(--teal);font-weight:800;font-size:1.3rem;line-height:1}
.faq details[open] summary::after{content:"–"}
.faq details p{padding:0 18px 16px;color:var(--muted);margin:0}

/* ---------- CTA band ---------- */
.ctaband{background:linear-gradient(120deg,var(--teal-dark),var(--navy));color:#fff;text-align:center}
.ctaband h2{color:#fff}
.ctaband p{color:#e3f1ec;max-width:58ch;margin:0 auto 22px}

/* ---------- Split / prose ---------- */
.split{display:grid;grid-template-columns:1.1fr .9fr;gap:40px;align-items:start}
.checklist{list-style:none;padding:0;margin:0;display:grid;gap:10px}
.checklist li{padding-left:30px;position:relative;color:var(--ink)}
.checklist li::before{content:"✓";position:absolute;left:0;color:var(--teal);font-weight:800}
.prose h2{margin-top:1.5em}
.prose ul{padding-left:1.2em}
.prose li{margin-bottom:.4rem}
.sidebar-card{background:var(--bg-tint);border:1px solid var(--line);border-radius:var(--radius);
  padding:24px;position:sticky;top:90px}
.sidebar-card h3{margin-top:0}

/* ---------- Footer ---------- */
footer.site{background:var(--navy-dark);color:#b9cdb5;font-size:.92rem;padding:50px 0 26px}
footer.site h4{color:#fff;font-size:.95rem;text-transform:uppercase;letter-spacing:.08em;margin:0 0 12px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.1fr;gap:30px}
footer.site a{color:#b9cdb5}
footer.site a:hover{color:#fff}
.foot-links{list-style:none;padding:0;margin:0;display:grid;gap:7px}
.citycols{columns:2;font-size:.85rem}
.citycols a{display:block;margin-bottom:5px}
.foot-bottom{border-top:1px solid rgba(255,255,255,.12);margin-top:34px;padding-top:18px;
  display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:.8rem;color:#93a98f}
.foot-disclaimer{font-size:.76rem;color:#8aa085;margin-top:14px;line-height:1.6}

/* ---------- Mobile sticky call bar ---------- */
.mobilecall{display:none;position:fixed;bottom:0;left:0;right:0;z-index:60;
  background:var(--cta);color:#fff;text-align:center;padding:13px;font-weight:800;font-size:1.05rem;
  box-shadow:0 -3px 14px rgba(0,0,0,.2)}
.mobilecall:hover{text-decoration:none;color:#fff}

/* ---------- Responsive ---------- */
/* Keep the full desktop nav on one tidy line between the mobile cutoff and full width */
@media(max-width:1200px) and (min-width:901px){
  .nav{gap:9px}
  .brandlogo{height:44px}
  .menu{gap:11px}
  .menu a{font-size:.86rem}
  .callnum{font-size:.98rem}
}
@media(max-width:900px){
  .hero .container{grid-template-columns:1fr;gap:30px}
  .hero h1{font-size:2.1rem}
  .steps,.steps.four,.grid-3{grid-template-columns:1fr}
  .grid-2,.split{grid-template-columns:1fr}
  .sidebar-card{position:static}
  .foot-grid{grid-template-columns:1fr 1fr}
  .menu,.topbar{display:none}
  .hamburger{display:block}
  header.site .nav{flex-wrap:wrap}
  .menu.open{display:grid;width:100%;gap:4px;padding:10px 0}
  .menu.open a{padding:10px 4px;border-bottom:1px solid var(--line)}
  .mobilecall{display:block}
  body{padding-bottom:52px}
  h1{font-size:1.9rem}h2{font-size:1.5rem}
}
@media(max-width:560px){
  .citycols{columns:1}
  .foot-grid{grid-template-columns:1fr}
  /* Comparison table -> stacked cards (keeps both columns visible on phones, no squish/scroll) */
  .compare,.compare tbody,.compare tr,.compare td{display:block;width:100%}
  .compare thead{position:absolute;left:-9999px}
  .compare{box-shadow:none;background:transparent}
  .compare tr{background:#fff;border:1px solid var(--line);border-radius:var(--radius);
    box-shadow:var(--shadow-sm);margin-bottom:16px;overflow:hidden}
  .compare td{border-bottom:1px solid var(--line);padding:12px 16px}
  .compare tr td:last-child{border-bottom:0}
  .compare td:first-child{background:var(--navy);color:#fff;font-size:1rem}
  .compare td:first-child strong{color:#fff}
  .compare td.us{background:#eef7e6}
  .compare td.us::before{content:"Elevation Home Partners";display:block;
    font-size:.72rem;font-weight:800;text-transform:uppercase;letter-spacing:.06em;
    color:var(--teal-dark);margin-bottom:3px}
  .compare td:last-child::before{content:"Traditional Listing";display:block;
    font-size:.72rem;font-weight:800;text-transform:uppercase;letter-spacing:.06em;
    color:var(--muted);margin-bottom:3px}
}

/* ---------- Brand fonts (Cinzel display + Montserrat) ---------- */
.brand{font-family:var(--font-display);text-transform:uppercase;letter-spacing:.04em;font-weight:700}
.brand small{font-family:var(--font);text-transform:uppercase;letter-spacing:.16em}
.brand .mark{width:46px;height:40px;flex:0 0 46px}
.hero h1,.pagehero h1{font-family:var(--font-display);font-weight:600;letter-spacing:.012em}

/* ---------- Brand logo image (replaces inline mark) ---------- */
.brandlogo{height:52.8px;width:auto;display:block}
.brand--footer{background:#fff;padding:7px 13px;border-radius:10px;display:inline-flex;align-items:center;box-shadow:var(--shadow-sm)}
.brand--footer .brandlogo{height:38px}
@media(max-width:900px){.brandlogo{height:42px}}
@media(max-width:560px){.brandlogo{height:38px}.brand--footer .brandlogo{height:34px}}

/* ---------- About page photos ---------- */
.aphoto{width:100%;height:auto;max-width:420px;border-radius:var(--radius);box-shadow:var(--shadow);display:block;margin-left:auto;margin-right:auto}
.gallery{columns:2;column-gap:16px;margin-top:28px}
.gallery img{width:100%;height:auto;margin:0 0 16px;border-radius:var(--radius);box-shadow:var(--shadow-sm);display:block;break-inside:avoid}
@media(max-width:560px){.gallery{columns:1}}

/* Two-column checklist (About > At a Glance, full-width) */
.checklist--2col{grid-template-columns:repeat(2,1fr);column-gap:34px}
@media(max-width:600px){.checklist--2col{grid-template-columns:1fr}}

/* About bios: photo wraps beside text, top-aligned to body text */
.owner-bio{display:flow-root}
.wrap-photo{width:100%;max-width:320px;height:auto;border-radius:var(--radius);box-shadow:var(--shadow);margin-bottom:14px}
.wrap-photo--right{float:right;margin-left:28px}
.wrap-photo--left{float:left;margin-right:28px}
@media(max-width:640px){.wrap-photo,.wrap-photo--right,.wrap-photo--left{float:none;display:block;max-width:100%;margin:0 auto 16px}}

/* About page: slightly larger section eyebrow labels */
.page-about .eyebrow{font-size:.92rem}

/* About principle cards: emoji inline, left of the title */
.page-about .card-head{display:flex;align-items:center;gap:10px;margin-bottom:6px}
.page-about .card-head .ic{margin:0;font-size:1.5rem;line-height:1}
.page-about .card-head h3{margin:0}

/* ===== Article / resource pages ===== */
.prose h3{margin-top:1.25em}
.prose p{margin:0 0 1rem}
.article-body > p:first-of-type{font-size:1.08rem}
.callout{background:#eaf4e6;border-left:4px solid var(--teal,#1f9d77);
  border-radius:8px;padding:14px 18px;margin:22px 0}
.callout strong{color:var(--navy,#13335a)}
.prose h2{scroll-margin-top:90px}
.article-meta{color:#6a7a6a;font-size:.92rem;margin:0 0 1.2rem}

/* ===== Resources hub ===== */
.reslist{display:grid;gap:14px}
@media(min-width:760px){.reslist{grid-template-columns:1fr 1fr}}
.rescard{display:block;border:1px solid var(--line);border-radius:12px;padding:16px 18px;background:#fff;transition:transform .15s,box-shadow .15s}
.rescard:hover{transform:translateY(-2px);box-shadow:0 8px 22px rgba(0,0,0,.08);text-decoration:none}
/* Article comparison tables (responsive) */
.prose table{border-collapse:collapse;width:100%;margin:18px 0;font-size:.95rem;display:block;overflow-x:auto}
.prose th,.prose td{border:1px solid var(--line,#dce4dc);padding:8px 11px;text-align:left;vertical-align:top}
.prose th{background:#eaf4e6;color:var(--navy,#13335a)}

/* Resources hub: graphical "find your situation" tiles */
.situations-title{margin:0 0 4px}
.situations-sub{color:#4a5a4a;margin:0 0 20px}
.situations{display:grid;grid-template-columns:repeat(2,1fr);gap:16px;margin:6px 0 48px;padding-bottom:42px;border-bottom:2px solid var(--kelly,#B1D8B7)}
@media(max-width:560px){.situations{grid-template-columns:1fr}}
.sittile{display:flex;align-items:center;gap:18px;background:#fff;border:2px solid var(--kelly,#B1D8B7);border-radius:16px;padding:22px 24px;text-decoration:none;transition:transform .15s,box-shadow .15s,border-color .15s,background .15s}
.sittile:hover{transform:translateY(-3px);box-shadow:0 12px 26px rgba(47,82,51,.18);border-color:var(--teal,#1f9d77);background:#f4faf1;text-decoration:none}
.sittile .ic{flex:0 0 auto;width:58px;height:58px;display:grid;place-items:center;font-size:2rem;background:#eaf4e6;border-radius:14px}
.sittile .t{font-weight:700;color:var(--navy,#13335a);font-size:1.18rem;line-height:1.25}
.ressection{scroll-margin-top:20px}

/* ===== Offer formula (How It Works) ===== */
.offer-formula{background:linear-gradient(180deg,#f7fbf5,#eef5ea);border:1px solid var(--line);border-radius:14px;padding:20px;margin:20px 0}
.offer-formula__row{display:flex;flex-wrap:wrap;align-items:stretch;gap:10px}
.offer-tile{flex:1 1 150px;min-width:140px;background:#fff;border:1px solid var(--line);border-radius:10px;padding:12px 14px;box-shadow:0 1px 2px rgba(0,0,0,.05)}
.offer-tile--start{border-left:5px solid #2F5233}
.offer-tile--minus{border-left:5px solid #b9462e}
.offer-tile__tag{display:block;font-size:.68rem;letter-spacing:.07em;text-transform:uppercase;font-weight:800;color:#6a7a6a}
.offer-tile__name{display:block;font-weight:800;color:var(--navy);font-size:1rem;margin-top:3px;line-height:1.2}
.offer-tile__note{display:block;font-size:.8rem;color:#6a7a6a;margin-top:3px}
.offer-op{flex:0 0 auto;align-self:center;font-size:1.5rem;font-weight:800;color:#b9462e;line-height:1}
.offer-result{display:flex;align-items:center;flex-wrap:wrap;gap:6px 14px;margin-top:14px;background:#2F5233;color:#fff;border-radius:10px;padding:14px 18px}
.offer-result__eq{font-size:1.7rem;font-weight:800;line-height:1}
.offer-result__label{font-weight:800;font-size:1.15rem}
.offer-result__note{font-size:.9rem;color:#dcebd7}
@media(max-width:640px){.offer-formula__row{flex-direction:column}.offer-op{align-self:flex-start;padding-left:8px}}

/* ARV explainer (How It Works) */
.arv-explainer{background:#fff;border:1px solid var(--line);border-radius:14px;padding:20px 22px;margin:20px 0}
.arv-explainer__title{margin:0 0 8px;color:var(--navy);font-size:1.15rem}
.arv-explainer__lead{margin:0 0 14px}
.arv-chips{list-style:none;margin:0 0 18px;padding:0;display:flex;flex-wrap:wrap;gap:7px}
.arv-chips li{background:#eef5ea;color:#2F5233;font-weight:700;font-size:.82rem;padding:5px 11px 5px 25px;border:1px solid #c4dcb8;border-radius:999px;position:relative}
.arv-chips li::before{content:"\2713";position:absolute;left:10px;top:50%;transform:translateY(-50%);font-weight:800;color:#2F5233}
.arv-compare{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-bottom:16px}
.arv-compare__card{border:1px solid var(--line);border-radius:10px;padding:14px 16px;display:flex;flex-direction:column;gap:4px}
.arv-compare__card--top{background:#f2f8ee;border-top:4px solid #2F5233}
.arv-compare__card--asis{background:#faf7f2;border-top:4px solid #c99a3f}
.arv-compare__tag{font-size:.68rem;letter-spacing:.06em;text-transform:uppercase;font-weight:800}
.arv-compare__card--top .arv-compare__tag{color:#2F5233}
.arv-compare__card--asis .arv-compare__tag{color:#9a6f1e}
.arv-compare__name{font-weight:800;color:var(--navy);font-size:1.02rem}
.arv-compare__desc{font-size:.9rem;color:#4a5a4a}
.arv-explainer__note{margin:0;background:#eef5ea;border-left:4px solid #2F5233;border-radius:0 8px 8px 0;padding:12px 16px;font-size:.95rem;color:#25402a}
@media(max-width:600px){.arv-compare{grid-template-columns:1fr}}