/* Coachella Valley Commercial Property Advisors (placeholder brand) — design system */
:root{
  --navy:#13203a;--navy-2:#1d2d4f;--ink:#1c2230;--slate:#566072;--slate-2:#7b8494;
  --bg:#f8f6f1;--paper:#fffdf9;--line:#e3ddd1;--line-2:#d4ccbc;
  --bronze:#9c7440;--bronze-2:#b8925e;--champagne:#efe4cf;
  --ok:#1f6b4a;--err:#9b1c1c;--focus:#2f6fde;
  --radius:12px;--shadow:0 1px 2px rgba(19,32,58,.06),0 8px 24px rgba(19,32,58,.07);
  --serif:"Iowan Old Style","Palatino Linotype",Palatino,"Book Antiqua",Georgia,serif;
  --sans:system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --wrap:1160px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:84px}
.lead-form :is(input,select,textarea,legend){scroll-margin-top:96px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;font:17px/1.65 var(--sans);color:var(--ink);background:var(--bg);overflow-x:hidden}
img,svg{max-width:100%;height:auto;display:block}
a{color:var(--navy-2);text-underline-offset:.18em;text-decoration-thickness:1px}
a:hover{color:var(--bronze)}
:focus-visible{outline:3px solid var(--focus);outline-offset:2px;border-radius:4px}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.18;color:var(--navy);letter-spacing:-.01em;margin:0 0 .6em}
h1{font-size:clamp(2rem,5.2vw,3.25rem)}h2{font-size:clamp(1.55rem,3.4vw,2.2rem)}h3{font-size:1.25rem}
p{margin:0 0 1em}ul,ol{padding-left:1.25em;margin:0 0 1em}li{margin:.3em 0}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 20px}
.narrow{max-width:780px}
.skip{position:absolute;left:-9999px;top:0;background:#fff;padding:.6rem 1rem;z-index:100}
.skip:focus{left:8px;top:8px}
.eyebrow{font:600 .78rem/1.2 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--bronze);margin:0 0 .8rem}
.lead{font-size:1.15rem;color:var(--slate)}
.muted{color:var(--slate)}
.small{font-size:.88rem}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,253,249,.94);backdrop-filter:saturate(1.2) blur(8px);border-bottom:1px solid var(--line)}
.site-header .wrap{display:flex;align-items:center;gap:1rem;min-height:68px}
.brand{display:flex;align-items:center;gap:.6rem;text-decoration:none;color:var(--navy);font-family:var(--serif);font-weight:600;line-height:1.1;font-size:1.02rem;max-width:260px}
.brand svg{flex:none;width:34px;height:34px}
.brand small{display:block;font:500 .66rem/1.2 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--bronze)}
.nav{margin-left:auto}
.nav ul{list-style:none;margin:0;padding:0;display:flex;gap:.2rem;align-items:center}
.nav a{display:block;padding:.55rem .65rem;text-decoration:none;color:var(--ink);font-size:.93rem;border-radius:8px}
.nav a:hover,.nav a[aria-current=page]{color:var(--navy);background:var(--champagne)}
.nav-toggle{display:none;margin-left:auto;background:none;border:1px solid var(--line-2);border-radius:8px;padding:.55rem .7rem;font:inherit;color:var(--navy);min-height:44px}
.header-cta{margin-left:.5rem}
@media (max-width:1060px){
  .nav-toggle{display:inline-flex;align-items:center;gap:.4rem}
  .nav{position:absolute;left:0;right:0;top:100%;background:var(--paper);border-bottom:1px solid var(--line);display:none;margin:0}
  .nav.open{display:block}
  .nav ul{flex-direction:column;align-items:stretch;padding:.5rem 20px 1rem}
  .nav a{padding:.8rem .5rem;font-size:1rem;border-bottom:1px solid var(--line)}
  .header-cta{display:none}
}
.no-js .nav{display:block;position:static}
.no-js .nav-toggle{display:none}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;min-height:48px;padding:.75rem 1.3rem;border-radius:10px;border:1px solid var(--navy);background:var(--navy);color:#fff;font:600 1rem/1.2 var(--sans);text-decoration:none;cursor:pointer;transition:background .2s,transform .2s,box-shadow .2s}
.btn:hover{background:var(--navy-2);color:#fff;transform:translateY(-1px);box-shadow:var(--shadow)}
.btn-bronze{background:var(--bronze);border-color:var(--bronze)}
.btn-bronze:hover{background:#8a6536}
.btn-ghost{background:transparent;color:var(--navy);border-color:var(--line-2)}
.btn-ghost:hover{background:var(--paper);color:var(--navy)}
.btn-light{background:#fff;color:var(--navy);border-color:#fff}
.btn-light:hover{background:var(--champagne);color:var(--navy)}
.btn-sm{min-height:40px;padding:.5rem .9rem;font-size:.92rem}
.btn-row{display:flex;flex-wrap:wrap;gap:.75rem;margin:1.25rem 0}

/* hero */
.hero{position:relative;background:var(--navy);color:#e9ecf3;overflow:hidden}
.hero .art{position:absolute;inset:0;opacity:.9}
.hero .art svg{width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(19,32,58,.96) 0%,rgba(19,32,58,.82) 55%,rgba(19,32,58,.35) 100%)}
.hero .wrap{position:relative;z-index:1;padding-top:clamp(3rem,9vw,6.5rem);padding-bottom:clamp(3rem,9vw,6rem)}
.hero h1{color:#fff;max-width:17ch}
.hero .lead{color:#cfd5e2;max-width:58ch}
.hero .eyebrow{color:var(--bronze-2)}
.hero .reassure{font-size:.95rem;color:#b9c1d2;border-left:2px solid var(--bronze-2);padding-left:.9rem;max-width:60ch}
.hero .btn-ghost{color:#fff;border-color:rgba(255,255,255,.4)}
.hero .btn-ghost:hover{background:rgba(255,255,255,.08);color:#fff}
.page-hero{background:linear-gradient(180deg,var(--paper),var(--bg));border-bottom:1px solid var(--line)}
.page-hero .wrap{padding-top:2.5rem;padding-bottom:2.5rem}
.page-hero h1{max-width:24ch}

/* sections */
section.band{padding:clamp(3rem,7vw,5rem) 0}
.band-paper{background:var(--paper);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.band-navy{background:var(--navy);color:#dfe4ee}
.band-navy h2,.band-navy h3{color:#fff}
.section-head{max-width:720px;margin-bottom:2rem}
.grid{display:grid;gap:1.25rem}
.g2{grid-template-columns:repeat(auto-fit,minmax(280px,1fr))}
.g3{grid-template-columns:repeat(auto-fit,minmax(250px,1fr))}
.g4{grid-template-columns:repeat(auto-fit,minmax(210px,1fr))}
.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:1.5rem;box-shadow:0 1px 0 rgba(19,32,58,.03);transition:box-shadow .25s,transform .25s,border-color .25s}
a.card{display:block;text-decoration:none;color:inherit}
a.card:hover{box-shadow:var(--shadow);transform:translateY(-2px);border-color:var(--line-2);color:inherit}
.card h3{margin-bottom:.4em}
.card .more{color:var(--bronze);font-weight:600;font-size:.95rem}
.service-card{padding:2rem;display:flex;flex-direction:column;gap:.5rem;border-top:3px solid var(--bronze)}
.service-card p{flex:1}
.icon{width:44px;height:44px;color:var(--bronze);margin-bottom:.75rem}
.steps{counter-reset:s;list-style:none;padding:0}
.steps li{counter-increment:s;position:relative;padding:1.5rem 1.5rem 1.5rem 4.5rem;background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);margin:0}
.steps li::before{content:counter(s);position:absolute;left:1.4rem;top:1.4rem;width:2.2rem;height:2.2rem;border-radius:50%;display:grid;place-items:center;background:var(--navy);color:#fff;font:600 1rem var(--serif)}
.steps h3{margin-bottom:.3em}
.city-grid{list-style:none;padding:0;margin:0}
.city-grid a{display:flex;justify-content:space-between;align-items:center;padding:1rem 1.1rem;background:var(--paper);border:1px solid var(--line);border-radius:10px;text-decoration:none;color:var(--navy);font-weight:600;min-height:52px}
.city-grid a:hover{border-color:var(--bronze);color:var(--bronze)}
.checks{list-style:none;padding:0}
.checks li{padding-left:1.8rem;position:relative}
.checks li::before{content:"";position:absolute;left:.1rem;top:.55em;width:.9rem;height:.5rem;border-left:2px solid var(--bronze);border-bottom:2px solid var(--bronze);transform:rotate(-45deg)}
.prose h2{margin-top:1.8em}.prose h3{margin-top:1.4em}
.prose{max-width:760px}
.two-col{display:grid;gap:2.5rem;grid-template-columns:1fr}
@media (min-width:960px){.two-col{grid-template-columns:minmax(0,1.15fr) minmax(0,.85fr)}.two-col .sticky{align-self:start}.two-col .sticky.can-stick{position:sticky;top:92px}}
/* .can-stick is set by site.js only while the column fits in the viewport below the header; a sticky box taller than the viewport would hide its own bottom (submit button, consent boxes) until the end of the section. */
.callout{background:var(--champagne);border:1px solid #e2d3b4;border-radius:var(--radius);padding:1.25rem 1.4rem}
.notice{font-size:.9rem;color:var(--slate);background:var(--paper);border:1px dashed var(--line-2);border-radius:10px;padding:.9rem 1.1rem}
.placeholder{background:#fff3cd;color:#5c4400;border:1px dashed #d9b44a;border-radius:4px;padding:0 .3em;font-weight:600;font-size:.95em}
.legal-flag{background:#fff3cd;border:1px solid #e6c768;color:#5c4400;border-radius:10px;padding:1rem 1.2rem;margin:0 0 1.5rem;font-weight:600}
.breadcrumbs{font-size:.88rem;color:var(--slate);margin:0 0 1rem}
.breadcrumbs ol{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:.35rem}
.breadcrumbs li{margin:0}.breadcrumbs li+li::before{content:"/";margin-right:.35rem;color:var(--line-2)}
details.faq{border-bottom:1px solid var(--line);padding:1rem 0}
details.faq summary{cursor:pointer;font-weight:600;color:var(--navy);list-style:none;display:flex;justify-content:space-between;gap:1rem;min-height:44px;align-items:center}
details.faq summary::-webkit-details-marker{display:none}
details.faq summary::after{content:"+";font:400 1.4rem var(--serif);color:var(--bronze)}
details.faq[open] summary::after{content:"–"}
details.faq p{margin:.6rem 0 0}
.cta-band{background:var(--navy);color:#dfe4ee;border-radius:16px;padding:clamp(2rem,5vw,3.25rem);position:relative;overflow:hidden}
.cta-band h2{color:#fff}
.cta-band::after{content:"";position:absolute;right:-60px;bottom:-60px;width:240px;height:240px;border:1px solid rgba(184,146,94,.35);border-radius:50%}

/* form */
.form-card{background:var(--paper);border:1px solid var(--line);border-radius:16px;padding:clamp(1.25rem,4vw,2rem);box-shadow:var(--shadow)}
.form-card h2{font-size:1.5rem}
.progress{display:flex;gap:.4rem;list-style:none;padding:0;margin:0 0 1.5rem}
.progress li{flex:1;margin:0;font-size:.75rem;color:var(--slate-2);text-align:center}
.progress li::before{content:"";display:block;height:4px;border-radius:4px;background:var(--line);margin-bottom:.4rem}
.progress li.done::before,.progress li.current::before{background:var(--bronze)}
.progress li.current{color:var(--navy);font-weight:600}
fieldset{border:0;padding:0;margin:0 0 1.2rem;min-width:0}
legend{font:600 1.15rem/1.3 var(--serif);color:var(--navy);margin-bottom:.8rem;padding:0}
.js .step[hidden]{display:none}
.field{margin-bottom:1rem}
.field label,.field .label{display:block;font-weight:600;font-size:.95rem;margin-bottom:.35rem;color:var(--ink)}
.field .opt{font-weight:400;color:var(--slate-2);font-size:.85rem}
.field input,.field select,.field textarea{width:100%;font:inherit;font-size:16px;padding:.75rem .85rem;border:1px solid var(--line-2);border-radius:10px;background:#fff;color:var(--ink);min-height:48px}
.field textarea{min-height:110px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--navy-2);outline:3px solid rgba(47,111,222,.25);outline-offset:0}
.field [aria-invalid=true]{border-color:var(--err);background:#fff8f8}
.err-msg{color:var(--err);font-size:.88rem;margin-top:.3rem}
.row2{display:grid;gap:0 1rem;grid-template-columns:1fr}
@media (min-width:560px){.row2{grid-template-columns:1fr 1fr}}
.choice-cards{display:grid;gap:.75rem;grid-template-columns:1fr}
@media (min-width:560px){.choice-cards{grid-template-columns:1fr 1fr}.choice-cards .wide{grid-column:1/-1}}
.choice{position:relative}
.choice input{position:absolute;opacity:0;inset:0;width:100%;height:100%;margin:0;cursor:pointer}
.choice span{display:block;padding:1.1rem 1.2rem;border:1.5px solid var(--line-2);border-radius:12px;background:#fff;transition:border-color .2s,box-shadow .2s}
.choice strong{display:block;color:var(--navy);font-size:1.02rem}
.choice small{color:var(--slate);font-size:.88rem}
.choice input:checked+span{border-color:var(--bronze);box-shadow:0 0 0 3px rgba(156,116,64,.18);background:#fffaf2}
.choice input:focus-visible+span{outline:3px solid var(--focus);outline-offset:2px}
.check{display:flex;gap:.7rem;align-items:flex-start;font-size:.92rem;line-height:1.5;margin-bottom:.9rem}
.check input{width:22px;height:22px;flex:none;margin-top:.1rem;accent-color:var(--navy)}
.hp{position:absolute!important;left:-10000px!important;width:1px;height:1px;overflow:hidden}
.form-nav{display:flex;justify-content:space-between;gap:.75rem;margin-top:1.25rem;flex-wrap:wrap}
.form-nav .btn{flex:1 1 auto}
.form-status{margin-top:1rem;font-weight:600}
.form-status.error{color:var(--err)}
.form-done{text-align:left}
.form-done h2{color:var(--ok)}
.spinner{width:1em;height:1em;border:2px solid rgba(255,255,255,.4);border-top-color:#fff;border-radius:50%;animation:spin .8s linear infinite;display:none}
.busy .spinner{display:inline-block}
@keyframes spin{to{transform:rotate(360deg)}}

/* footer */
.site-footer{background:#0e182c;color:#aab3c5;padding:3.5rem 0 6rem;font-size:.93rem;margin-top:0}
.site-footer a{color:#dfe4ee}
.site-footer h2{font:600 .8rem/1.2 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--bronze-2);margin-bottom:.9rem}
.site-footer ul{list-style:none;padding:0;margin:0}
.site-footer li{margin:.35rem 0}
.footer-grid{display:grid;gap:2rem;grid-template-columns:repeat(auto-fit,minmax(190px,1fr))}
.disclosure{border-top:1px solid #243150;margin-top:2.5rem;padding-top:1.5rem;color:#c3cad8}
.disclosure p{margin:.5rem 0}
.disclosure .dre{font-weight:600;color:#fff}
.site-footer .placeholder{background:#3a3115;color:#ffe7a3;border-color:#7a6424}
@media (min-width:1061px){.site-footer{padding-bottom:3rem}}

/* sticky mobile CTA */
.mobile-cta{position:fixed;left:12px;right:12px;bottom:12px;z-index:40;display:none}
.mobile-cta .btn{width:100%;box-shadow:0 8px 24px rgba(19,32,58,.25)}
@media (max-width:1060px){.mobile-cta{display:block}}
.mobile-cta.hide{display:none}

/* landing pages */
.lp-header .wrap{justify-content:space-between}
.lp-hero{background:var(--navy);color:#dfe4ee}
.lp-hero .wrap{padding-top:2rem;padding-bottom:2.5rem;display:grid;gap:2rem}
@media (min-width:960px){.lp-hero .wrap{grid-template-columns:1fr 1fr;align-items:start;padding-top:3rem}}
.lp-hero h1{color:#fff;font-size:clamp(1.9rem,4.5vw,2.8rem)}
.lp-hero .lead{color:#cfd5e2}
.lp-hero .checks li::before{border-color:var(--bronze-2)}
.lp-hero .form-card{color:var(--ink)}
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.no-js [data-next],.no-js [data-back],.no-js .progress{display:none}
.faq-q{font-family:var(--sans);font-size:1.05rem;font-weight:700;margin:1.4em 0 .4em}
.city-card small{display:block;color:var(--slate);font-weight:400;font-size:.9rem;margin-top:.2rem}
.split{display:grid;gap:2rem;align-items:center}
@media (min-width:900px){.split{grid-template-columns:1fr 1fr}}
.art-panel{border-radius:16px;overflow:hidden;border:1px solid var(--line);background:var(--navy)}
.link-list{list-style:none;padding:0;display:flex;flex-wrap:wrap;gap:.5rem}
.link-list li{margin:0}.link-list a{display:inline-block;padding:.45rem .8rem;border:1px solid var(--line-2);border-radius:999px;text-decoration:none;background:var(--paper);font-size:.93rem}
.link-list a:hover{border-color:var(--bronze)}
.placeholder-copy{background:#fff3cd;border:1px solid #e6c768;color:#5c4400;border-radius:10px;padding:.9rem 1.1rem;margin:0 0 1.5rem;font-size:.95rem}
/* header fit fixes */
.nav a{white-space:nowrap}
@media (max-width:1320px){.site-header .header-cta{display:none}}
@media (max-width:1060px){.brand small{display:none}.brand{font-size:.95rem;max-width:220px}}
@media (max-width:380px){.brand span{font-size:.85rem}}