/* =============================================================
   DWELLING PLACE PROPERTIES — "Editorial Estate" Theme v1
   Design philosophy adapted from theequalaccess.com:
   serif editorial display headings + clean sans body, eyebrow
   labels, accent-word coloring, stat bands, card grids, dark
   overlay heroes, gradient hairlines, reveal-on-scroll.
   Re-colored to the DPP logo palette (mint teal / deep pine).
   ============================================================= */

@import url('https://fonts.googleapis.com/css2?family=Newsreader:ital,opsz,wght@0,6..72,500;0,6..72,600;0,6..72,700;1,6..72,500&family=Inter:wght@400;500;600;700;800&display=swap');

/* ---------- 1. Design tokens ---------- */
:root{
  /* Brand — sampled from DPP logo */
  --mint:        #7BC6B5;   /* logo mark mint */
  --mint-soft:   #B8E0D8;   /* logo highlight */
  --mint-tint:   #EDF7F4;   /* section tint */
  --teal:        #0F7A64;   /* primary action (accessible) */
  --teal-deep:   #0B5D4C;   /* hover */
  --pine:        #17332E;   /* headings on light, dark bands */
  --pine-ink:    #102420;   /* footer / overlays */
  --slate:       #585858;   /* logo wordmark gray */

  /* Neutrals */
  --ink:         #21302D;
  --ink-2:       #5B6470;
  --line:        #E3E8E6;
  --bg:          #FFFFFF;
  --bg-soft:     #F5F8F7;

  /* Effects */
  --grad: linear-gradient(90deg, var(--teal) 0%, var(--mint) 100%);
  --grad-dark: linear-gradient(135deg, #123A32 0%, #0F7A64 60%, #2AA189 100%);
  --shadow-sm: 0 1px 2px rgba(16,36,32,.06), 0 4px 14px rgba(16,36,32,.06);
  --shadow-md: 0 6px 24px rgba(16,36,32,.10);
  --radius: 14px;

  /* Type */
  --font-display: 'Newsreader', Georgia, 'Times New Roman', serif;
  --font-body: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', Roboto, sans-serif;
}

/* ---------- 2. Base ---------- */
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--font-body);font-size:16px;line-height:1.65;color:var(--ink);background:var(--bg);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--teal);text-decoration:none}
a:hover{color:var(--teal-deep)}
::selection{background:var(--mint-soft);color:var(--pine)}

.container{max-width:1180px;margin:0 auto;padding:0 24px}
.section{padding:92px 0}
.section.soft{background:var(--bg-soft)}
.section.tint{background:var(--mint-tint)}
.section.dark{background:var(--pine-ink);color:#DCE8E4}

/* ---------- 3. Scroll progress hairline ---------- */
.progress{position:fixed;top:0;left:0;height:3px;width:0;background:var(--grad);z-index:1000;transition:width .1s linear}

/* ---------- 4. Top bar ---------- */
.topbar{background:var(--pine-ink);color:var(--mint-soft);font-size:13px}
.topbar .container{display:flex;justify-content:space-between;align-items:center;min-height:38px;gap:16px}
.topbar a{color:var(--mint-soft);display:inline-flex;align-items:center;gap:7px}
.topbar a:hover{color:#fff}
.topbar .loc{display:inline-flex;align-items:center;gap:7px;opacity:.92}
.topbar svg{width:14px;height:14px;fill:currentColor}

/* ---------- 5. Navbar ---------- */
.navbar{position:sticky;top:0;z-index:900;background:rgba(255,255,255,.94);backdrop-filter:blur(10px);border-bottom:1px solid transparent;transition:box-shadow .25s,border-color .25s}
.navbar.scrolled{box-shadow:var(--shadow-sm);border-color:var(--line)}
.navbar .container{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{display:flex;align-items:center;gap:10px}
.brand img{height:52px;width:auto}
.nav-links{display:flex;align-items:center;gap:28px;list-style:none;margin:0;padding:0}
.nav-links a{font-size:14.5px;font-weight:500;color:var(--ink-2);letter-spacing:.01em;padding:6px 0;border-bottom:2px solid transparent}
.nav-links a:hover{color:var(--teal)}
.nav-links a.active{color:var(--teal);border-bottom-color:var(--mint)}
.btn-nav{background:var(--teal);color:#fff !important;padding:11px 22px;border-radius:9px;font-weight:600;font-size:14px;border-bottom:none !important;box-shadow:var(--shadow-sm)}
.btn-nav:hover{background:var(--teal-deep);color:#fff}
.nav-toggle{display:none;background:none;border:0;cursor:pointer;padding:8px}
.nav-toggle span{display:block;width:24px;height:2px;background:var(--pine);margin:5px 0;transition:.3s}

/* ---------- 6. Buttons ---------- */
.btn{display:inline-flex;align-items:center;gap:9px;background:var(--teal);color:#fff;padding:14px 28px;border-radius:10px;font-weight:600;font-size:15px;border:0;cursor:pointer;box-shadow:var(--shadow-sm);transition:background .2s,transform .2s}
.btn:hover{background:var(--teal-deep);color:#fff;transform:translateY(-1px)}
.btn.ghost{background:#fff;color:var(--pine);border:1px solid var(--line)}
.btn.ghost:hover{border-color:var(--mint);color:var(--teal);background:#fff}
.btn.on-dark{background:#fff;color:var(--pine)}
.btn.on-dark:hover{background:var(--mint-soft);color:var(--pine-ink)}
.link-more{font-weight:600;font-size:14.5px}
.link-more::after{content:'\2192';margin-left:6px;transition:margin .2s}
.link-more:hover::after{margin-left:10px}

/* ---------- 7. Editorial headings ---------- */
.eyebrow{display:flex;align-items:center;gap:10px;font-size:12.5px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--teal);margin:0 0 18px}
.eyebrow::before{content:'';width:26px;height:2px;background:var(--grad);border-radius:2px}
.eyebrow.center{justify-content:center}
.display{font-family:var(--font-display);font-weight:600;line-height:1.12;letter-spacing:-.01em;color:var(--pine);margin:0 0 22px}
h1.display{font-size:clamp(2.5rem,5.4vw,4.4rem);font-weight:700}
h2.display{font-size:clamp(2rem,3.6vw,3.1rem)}
h3.display{font-size:clamp(1.4rem,2.2vw,1.8rem)}
.display .accent{color:var(--teal)}
.section.dark .display,.hero .display{color:#fff}
.section.dark .display .accent,.hero .display .accent{color:var(--mint)}
.lead{font-size:17.5px;color:var(--ink-2);max-width:64ch;margin:0 0 28px}
.center{text-align:center}
.center .lead{margin-left:auto;margin-right:auto}

/* ---------- 8. Hero ---------- */
.hero{position:relative;display:flex;align-items:center;min-height:72vh;background:var(--pine-ink);background-size:cover;background-position:center;color:#fff}
.hero::before{content:'';position:absolute;inset:0;background:linear-gradient(100deg,rgba(13,33,28,.88) 25%,rgba(13,33,28,.55) 70%,rgba(15,122,100,.35))}
.hero .container{position:relative;z-index:1;padding-top:80px;padding-bottom:80px}
.hero-bar{width:110px;height:4px;background:var(--grad);border-radius:3px;margin:26px 0 30px}
.hero .lead{color:rgba(255,255,255,.85)}
.hero-actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:8px}
.hero.page{min-height:44vh}
.crumbs{font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:var(--mint-soft);margin-bottom:14px}
.crumbs a{color:var(--mint)}

/* ---------- 9. Cards & grids ---------- */
.grid{display:grid;gap:26px}
.grid.cols-2{grid-template-columns:repeat(auto-fit,minmax(300px,1fr))}
.grid.cols-3{grid-template-columns:repeat(auto-fit,minmax(280px,1fr))}
.grid.cols-4{grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;box-shadow:var(--shadow-sm);transition:transform .25s,box-shadow .25s}
.card:hover{transform:translateY(-4px);box-shadow:var(--shadow-md)}
.card h4{margin:16px 0 8px;font-size:16.5px;font-weight:700;color:var(--pine)}
.card p{margin:0;font-size:14.5px;color:var(--ink-2)}
.icon-chip{width:50px;height:50px;border-radius:13px;background:var(--grad-dark);display:flex;align-items:center;justify-content:center;box-shadow:var(--shadow-sm)}
.icon-chip svg{width:24px;height:24px;stroke:#fff;fill:none;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}

/* Service cards with photo tops */
.svc-card{overflow:hidden;padding:0;display:flex;flex-direction:column}
.svc-card .thumb{position:relative;aspect-ratio:16/9;background:var(--mint-tint) center/cover no-repeat}
.svc-card .badge{position:absolute;top:14px;left:14px;background:rgba(16,36,32,.85);color:var(--mint);font-size:12px;font-weight:700;letter-spacing:.08em;padding:5px 11px;border-radius:20px}
.svc-card .body{padding:24px 26px 28px}
.svc-card h4{margin:0 0 8px}

/* ---------- 10. Check lists ---------- */
.check-list{list-style:none;margin:0;padding:0;display:grid;gap:13px}
.check-list.cols-2{grid-template-columns:repeat(auto-fit,minmax(280px,1fr))}
.check-list li{display:flex;gap:12px;align-items:flex-start;font-size:15px;color:var(--ink)}
.check-list li::before{content:'';flex:0 0 20px;height:20px;margin-top:2px;border-radius:50%;background:var(--mint-tint) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%230F7A64' stroke-width='3.2' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M5 13l4 4L19 7'/%3E%3C/svg%3E") center/12px no-repeat;border:1px solid var(--mint-soft)}
.section.dark .check-list li{color:#DCE8E4}

/* ---------- 11. Stats band ---------- */
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:34px;text-align:center}
.stat .value{font-family:var(--font-body);font-size:clamp(2.4rem,4vw,3.4rem);font-weight:800;color:var(--teal);letter-spacing:-.02em;line-height:1}
.stat .value .up{color:var(--mint)}
.stat .label{margin-top:10px;font-size:14px;color:var(--ink-2)}
.section.dark .stat .value{color:var(--mint)}
.section.dark .stat .label{color:#A9C0BA}

/* ---------- 12. Testimonials ---------- */
.quote-card{position:relative;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:38px 34px 30px;box-shadow:var(--shadow-sm);overflow:hidden}
.quote-card::before{content:'';position:absolute;top:0;left:0;right:0;height:4px;background:var(--grad)}
.quote-card .mark{font-family:var(--font-display);font-size:64px;line-height:.6;color:var(--mint);margin-bottom:18px}
.quote-card blockquote{margin:0 0 20px;font-size:15.5px;color:var(--ink);font-weight:500}
.quote-card cite{font-style:normal;font-size:13.5px;font-weight:700;color:var(--teal);letter-spacing:.04em}

/* ---------- 13. Team ---------- */
.person{display:grid;grid-template-columns:300px 1fr;gap:40px;align-items:start;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:34px;box-shadow:var(--shadow-sm)}
.person .photo{border-radius:12px;overflow:hidden;aspect-ratio:4/4.6;background:var(--mint-tint)}
.person .photo img{width:100%;height:100%;object-fit:cover}
.person h3{font-family:var(--font-display);font-size:1.7rem;font-weight:600;color:var(--pine);margin:0 0 4px}
.person .role{display:inline-block;font-size:12.5px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--teal);margin-bottom:16px}
.person p{font-size:15px;color:var(--ink-2);margin:0 0 12px}
@media(max-width:760px){.person{grid-template-columns:1fr}.person .photo{max-width:280px}}

/* ---------- 14. Accordion (FAQs) ---------- */
.accordion{border:1px solid var(--line);border-radius:var(--radius);background:#fff;box-shadow:var(--shadow-sm);overflow:hidden}
.acc-item+.acc-item{border-top:1px solid var(--line)}
.acc-btn{width:100%;display:flex;justify-content:space-between;align-items:center;gap:16px;background:none;border:0;padding:22px 26px;font:600 15.5px/1.4 var(--font-body);color:var(--pine);cursor:pointer;text-align:left}
.acc-btn:hover{color:var(--teal)}
.acc-btn .plus{flex:0 0 26px;height:26px;border-radius:50%;border:1.5px solid var(--mint);position:relative;transition:.3s}
.acc-btn .plus::before,.acc-btn .plus::after{content:'';position:absolute;top:50%;left:50%;background:var(--teal);transform:translate(-50%,-50%)}
.acc-btn .plus::before{width:10px;height:2px}
.acc-btn .plus::after{width:2px;height:10px;transition:.3s}
.acc-item.open .acc-btn .plus{background:var(--teal);border-color:var(--teal)}
.acc-item.open .acc-btn .plus::before{background:#fff}
.acc-item.open .acc-btn .plus::after{opacity:0}
.acc-panel{max-height:0;overflow:hidden;transition:max-height .35s ease}
.acc-panel .inner{padding:0 26px 24px;font-size:14.5px;color:var(--ink-2)}

/* ---------- 15. CTA band ---------- */
.cta-band{background:var(--grad-dark);border-radius:20px;padding:58px 48px;display:flex;align-items:center;justify-content:space-between;gap:28px;flex-wrap:wrap;color:#fff;box-shadow:var(--shadow-md)}
.cta-band .display{margin:0;color:#fff}
.cta-band p{margin:8px 0 0;color:rgba(255,255,255,.82)}

/* ---------- 16. Forms ---------- */
.form{display:grid;gap:16px}
.form .row{display:grid;gap:16px;grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.input,textarea.input{width:100%;padding:14px 16px;border:1px solid var(--line);border-radius:10px;font:400 15px var(--font-body);color:var(--ink);background:#fff;transition:border .2s,box-shadow .2s}
.input:focus{outline:none;border-color:var(--mint);box-shadow:0 0 0 3px rgba(123,198,181,.25)}
textarea.input{min-height:140px;resize:vertical}
label{font-size:13px;font-weight:600;color:var(--pine)}

/* ---------- 17. Footer ---------- */
.footer{background:var(--pine-ink);color:#B9CCC6;font-size:14px}
.footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1.2fr 1.2fr;gap:44px;padding:72px 0 54px}
.footer h5{font:700 13px var(--font-body);letter-spacing:.16em;text-transform:uppercase;color:#fff;margin:0 0 18px}
.footer h5::after{content:'';display:block;width:22px;height:2px;background:var(--grad);margin-top:8px;border-radius:2px}
.footer ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.footer a{color:#B9CCC6}
.footer a:hover{color:var(--mint)}
.footer .about img{height:56px;margin-bottom:16px}
.footer .nl{display:flex;gap:10px;margin-top:6px}
.footer .nl .input{background:rgba(255,255,255,.07);border-color:rgba(255,255,255,.16);color:#fff}
.footer .nl .input::placeholder{color:#8FA8A1}
.footer .bottom{border-top:1px solid rgba(255,255,255,.1);padding:20px 0;display:flex;justify-content:space-between;gap:14px;flex-wrap:wrap;font-size:13px;color:#8FA8A1}
.footer .bottom a{color:var(--mint)}
@media(max-width:900px){.footer .cols{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.footer .cols{grid-template-columns:1fr}}

/* ---------- 18. Reveal animation ---------- */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .7s ease,transform .7s ease}
.reveal.visible{opacity:1;transform:none}
.reveal[data-delay="1"]{transition-delay:.12s}
.reveal[data-delay="2"]{transition-delay:.24s}
.reveal[data-delay="3"]{transition-delay:.36s}
@media(prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}html{scroll-behavior:auto}}

/* ---------- 19. Two-column feature ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.split .media{border-radius:18px;overflow:hidden;box-shadow:var(--shadow-md);aspect-ratio:4/3;background:var(--mint-tint) center/cover no-repeat;position:relative}
.split .media::after{content:'';position:absolute;inset:0;border-radius:18px;border:1px solid rgba(16,36,32,.08)}
@media(max-width:880px){.split{grid-template-columns:1fr}}

/* ---------- 20. Mobile nav ---------- */
@media(max-width:940px){
  .nav-toggle{display:block}
  .nav-links{position:fixed;inset:114px 0 auto 0;background:#fff;flex-direction:column;align-items:flex-start;padding:22px 28px 30px;gap:18px;border-bottom:1px solid var(--line);box-shadow:var(--shadow-md);transform:translateY(-130%);transition:transform .35s ease;z-index:850}
  .nav-links.open{transform:none}
  .topbar .loc span{display:none}
  .section{padding:64px 0}
}