:root{
  --green: #003f2b;           /* deep green (matches your branding) */
  --green-soft: #0b7a55;
  --offwhite: #f7f5f2;
  --paper: #ffffff;
  --border: #e5e2dc;
  --text: #1f1f1f;
  --muted: #6b6b6b;
  --radius: 20px;
}

*{ box-sizing:border-box; }

body{
  margin:0;
  font-family: ui-sans-serif, system-ui, -apple-system, Segoe UI, Roboto, Helvetica, Arial;
  background: var(--offwhite);
  color: var(--text);
  line-height:1.6;
}

a{ color:inherit; text-decoration:none; }
a:hover{ text-decoration:underline; }

.container{
  width:min(1100px, calc(100% - 40px));
  margin:0 auto;
}

.skip-link{
  position:absolute;
  left:-999px;
  top:10px;
  padding:10px 12px;
  background:#000;
  color:#fff;
  border-radius:8px;
}
.skip-link:focus{ left:20px; }

/* =========================
   HEADER
========================= */
.site-header{
  background:white;
  border-bottom:1px solid var(--border);
  position:sticky;
  top:0;
  z-index:100;
}

.header-inner{
  display:flex;
  justify-content:space-between;
  align-items:center;
  gap:24px;
  padding:22px 0;
}

.brand{
  display:flex;
  align-items:center;
  gap:16px;
}

.logo-img{
  width:auto;
  display:block;
}

.logo-img.primary-logo{
  height:110px;
  width:auto;
}

.brand-sub{
  font-size:13px;
  letter-spacing:2px;
  text-transform:uppercase;
  color: var(--muted);
  white-space: nowrap;
}

.nav-menu{
  display:flex;
  gap:24px;
  align-items:center;
}

.nav-menu a{
  font-weight:500;
}

.nav-toggle{
  background:none;
  border:none;
  cursor:pointer;
  display:none;
  flex-direction:column;
  gap:5px;
}

.nav-toggle span{
  width:22px;
  height:2px;
  background: var(--text);
  display:block;
}

@media(max-width:900px){
  .nav-toggle{ display:flex; }
}

/* =========================
   HERO
========================= */
.hero{
  min-height: 90vh;
  display: flex;
  align-items: center;
  padding: 120px 0;
  background:white;
}

.hero-bg{
  position: relative;
  width: 100vw;
  margin-left: calc(50% - 50vw);
  margin-right: calc(50% - 50vw);
  background: url("assets/san-diego-hero.jpg") center 20% / cover no-repeat;
  color: white;
}

.hero-bg::before{
  content:"";
  position:absolute;
  inset:0;
  background: rgba(0, 40, 30, 0.50);
}

.hero-bg .container{
  position: relative;
  z-index: 2;
}

h1{
  font-family: Georgia, serif;
  font-size: clamp(36px, 5vw, 56px);
  line-height:1.1;
  margin:0 0 20px;
}

h2{
  font-family: Georgia, serif;
  font-size:32px;
  margin:0 0 10px;
}

.lead{
  font-size:18px;
  color: var(--muted);
  max-width:650px;
}

.hero-bg .lead{
  color:white;
}

.hero-actions{
  margin-top:28px;
  display:flex;
  gap:16px;
  align-items:center;
  flex-wrap:wrap;
}

/* =========================
   BUTTONS
========================= */
.btn{
  padding:12px 18px;
  border-radius:30px;
  border:1px solid var(--green);
  background:white;
  color:var(--green);
  font-weight:600;
  cursor:pointer;
}

.btn.primary{
  background:var(--green);
  color:white;
}

.btn.small{
  padding:10px 14px;
  font-size:14px;
}

.btn:hover{ opacity:.9; }

/* =========================
   SECTIONS / CARDS
========================= */
.section{ padding:80px 0; }

.section-soft{
  background:white;
  border-top:1px solid var(--border);
  border-bottom:1px solid var(--border);
}

.grid{
  display:grid;
  grid-template-columns:repeat(auto-fit, minmax(280px, 1fr));
  gap:24px;
  margin-top:30px;
}

.card{
  background:white;
  padding:24px;
  border-radius:var(--radius);
  border:1px solid var(--border);
  transition:.2s ease;
}

.card:hover{ transform: translateY(-4px); }

.card h3{
  margin-top:0;
  font-family:Georgia, serif;
}

.muted{ color: var(--muted); }
.small{ font-size: 14px; }
.fine{ font-size: 12px; }

/* =========================
   ABOUT
========================= */
#about .about-grid{
  display:grid;
  grid-template-columns:1fr 2fr;
  gap:48px;
  align-items:start;
}

.about-headshot img{
  width:100%;
  border-radius:16px;
  display:block;
}

@media(max-width:900px){
  #about .about-grid{ grid-template-columns:1fr; }
}

/* =========================
   FILTER / CHIPS / TAGS
========================= */
.filter-row{
  display:flex;
  gap:10px;
  flex-wrap:wrap;
}

.chip{
  border:1px solid var(--green);
  background:white;
  color:var(--green);
  padding:6px 14px;
  border-radius:30px;
  cursor:pointer;
}

.chip.active{
  background:var(--green);
  color:white;
}

.tag{
  display:inline-block;
  padding:4px 10px;
  background:var(--green);
  color:white;
  border-radius:20px;
  font-size:12px;
}

/* =========================
   CREDENTIALS (Affiliations)
========================= */
.credentials-grid{
  display:flex;
  align-items:center;
  gap:50px;
  flex-wrap:wrap;
  margin-top:25px;
}

.credential img{
  height:75px;
  width:auto;
  object-fit:contain;
}

/* =========================
   FORMS
========================= */
.form{
  display:flex;
  flex-direction:column;
  gap:15px;
}

input, textarea, select{
  padding:12px;
  border-radius:10px;
  border:1px solid var(--border);
  font:inherit;
}

input:focus, textarea:focus, select:focus{
  outline:none;
  border-color:var(--green);
}

/* Screen-reader only label */
.sr-only{
  position:absolute;
  width:1px;
  height:1px;
  padding:0;
  margin:-1px;
  overflow:hidden;
  clip:rect(0,0,0,0);
  border:0;
}

/* =========================
   CONTACT (Clean + Crisp)
========================= */
#contact .contact-header{
  text-align:left;
  margin-bottom:28px;
}

#contact .contact-sub{
  max-width:720px;
}

/* Contact 2-column layout */
#contact .contact-grid{
  display:grid;
  grid-template-columns:1.05fr 0.95fr;
  gap:56px;
  align-items:start;
}

/* Left column photo */
#contact .contact-photo{
  max-width:260px;          /* adjust up/down to taste */
  margin-bottom:18px;
}

#contact .contact-photo img{
  width:100%;
  height:auto;              /* IMPORTANT: prevents distortion */
  display:block;
  border-radius:16px;
  object-fit:cover;
  object-position:center top;
  border:1px solid rgba(0,0,0,0.06);

  /* Prevent Windows Chrome softening */
  transform:none !important;
  filter:none !important;
}

/* Contact mini cards */
#contact .mini{
  padding:14px 14px;
  border:1px solid var(--border);
  border-radius:16px;
  background:#fff;
  margin-bottom:12px;
}

#contact .mini-title{
  font-size:11px;
  letter-spacing:.12em;
  text-transform:uppercase;
  color:var(--muted);
  margin-bottom:4px;
}

#contact .mini-text{
  font-weight:600;
}

/* Subscribe card */
.subscribe-card{
  margin-top:18px;
}

.subscribe-card h3{
  margin:6px 0 8px;
}

.subscribe-form{
  display:grid;
  grid-template-columns:1fr auto;
  gap:12px;
  margin-top:12px;
}

.subscribe-form input{
  border-radius:14px;
}

/* Make sure form card aligns */
#contact .contact-right .card{
  width:100%;
}

/* Mobile */
@media (max-width:900px){
  #contact .contact-grid{
    grid-template-columns:1fr;
    gap:32px;
  }

  #contact .contact-photo{
    max-width:420px;
  }

  .subscribe-form{
    grid-template-columns:1fr;
  }
}

/* =========================
   PROPERTY / GALLERY (detail pages)
========================= */
.property-photo{ margin-top:12px; }

.property-img{
  width:100%;
  height:auto;
  display:block;
  border-radius:16px;
  border:1px solid var(--border);
}

.photo-grid{
  margin-top:14px;
  display:grid;
  grid-template-columns:repeat(3, 1fr);
  gap:12px;
}

.gallery-img{
  width:100%;
  height:200px;
  object-fit:cover;
  display:block;
  border-radius:16px;
  border:1px solid var(--border);
  background:#fff;
}

@media(max-width:900px){
  .photo-grid{ grid-template-columns:1fr; }
  .gallery-img{ height:auto; }
}

/* =========================
   FOOTER
========================= */
.footer{
  background:var(--green);
  color:white;
  padding:30px 0;
  text-align:center;
  margin-top:60px;
}

.footer a{ color:white; }

/* Footer layout */
.footer-inner{
  display:flex;
  justify-content:space-between;
  align-items:flex-start;
  gap:40px;
  flex-wrap:wrap;
}

/* Anthony logo left */
.footer-left{
  flex:0 0 auto;
}

.footer-anthony-logo{
  height:95px;
  width:auto;
  display:block;
  opacity:0.95;
}

/* Center */
.footer-center{
  flex:1;
  text-align:center;
}

/* Footer links */
.footer-links{
  display:flex;
  justify-content:center;
  gap:24px;
  flex-wrap:wrap;
  margin-bottom:20px;
}

/* Licensing */
.footer-license{
  margin-top:25px;
  font-size:13px;
  color:rgba(255,255,255,0.88);
  text-align:center;
}

.license-line{ margin-bottom:8px; }

.duhs-line{
  display:flex;
  justify-content:center;
  align-items:center;
  gap:10px;
}

.footer-duhs img{
  height:28px;
  width:auto;
  opacity:0.9;
}

/* Social icons right */
.footer-social{
  display:flex;
  gap:18px;
  align-items:center;
}

.footer-social a{
  display:flex;
  align-items:center;
  justify-content:center;
  width:38px;
  height:38px;
  border-radius:50%;
  background:rgba(255,255,255,0.12);
  transition:all 0.2s ease;
}

.footer-social a:hover{
  background:white;
  color:var(--green);
  transform:translateY(-2px);
}

.footer-social svg{
  width:18px;
  height:18px;
  color:white;
}

.footer-social a:hover svg{
  color:var(--green);
}

/* Mobile footer stacking */
@media (max-width:900px){
  .footer-inner{
    flex-direction:column;
    align-items:center;
    text-align:center;
  }

  .footer-left{
    margin-bottom:20px;
  }
}
.tag.subtle{
  background: transparent;
  color: var(--green);
  border: 1px solid var(--green);
}
/* Completed transaction photo */
.transaction-photo {
  margin: -24px -24px 18px -24px; /* aligns image to card edges */
}

.transaction-photo img {
  width: 100%;
  height: 220px;
  object-fit: cover;
  object-position: center;
  display: block;
  border-radius: 20px 20px 0 0;
}
/* News image styling */
.news-photo {
  margin: -24px -24px 18px -24px;
}
.news-photo {
  margin: -24px -24px 18px -24px;
  background: #ffffff; /* clean background */
  display: flex;
  justify-content: center;
  align-items: center;
  padding: 24px;
}

.news-photo img {
  width: 100%;
  height: auto;       /* IMPORTANT: removes forced cropping */
  max-width: 420px;   /* keeps it elegant */
  object-fit: contain;
  display: block;
  border-radius: 12px;
}
.footer-disclaimer {
  margin-top: 18px;
  font-size: 12px;
  color: rgba(255,255,255,0.75);
  line-height: 1.6;
  max-width: 760px;
  margin-left: auto;
  margin-right: auto;
}
.footer-copyright {
  margin-top: 16px;
  font-size: 13px;
  color: rgba(255,255,255,0.85);
}
/* =========================
   PREMIUM FOOTER REFINEMENT
========================= */

.footer {
  background: var(--green);
  color: white;
  padding: 60px 0 50px;
}

.footer-inner {
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
  gap: 60px;
  flex-wrap: wrap;
}

.footer-left {
  flex: 0 0 auto;
}

.footer-anthony-logo {
  height: 95px;
  width: auto;
  opacity: 0.95;
}

.footer-center {
  flex: 1;
  max-width: 760px;
  text-align: center;
}

.footer-links {
  display: flex;
  justify-content: center;
  gap: 26px;
  flex-wrap: wrap;
  margin-bottom: 22px;
}

.footer-links a {
  font-size: 14px;
  letter-spacing: .04em;
  opacity: 0.9;
  transition: opacity 0.2s ease;
}

.footer-links a:hover {
  opacity: 1;
}

.footer-copyright {
  font-size: 13px;
  margin-bottom: 16px;
  opacity: 0.85;
}

.footer-license {
  margin-bottom: 18px;
  font-size: 13px;
  line-height: 1.6;
  opacity: 0.9;
}

.duhs-line {
  display: flex;
  justify-content: center;
  align-items: center;
  gap: 10px;
}

.footer-duhs-logo {
  height: 24px;
  width: auto;
  opacity: 0.95;
}

.footer-disclaimer {
  font-size: 12px;
  opacity: 0.75;
  max-width: 720px;
  margin: 0 auto;
  line-height: 1.6;
}

.footer-right {
  display: flex;
  align-items: flex-start;
}

/* Mobile */
@media (max-width: 900px) {
  .footer-inner {
    flex-direction: column;
    align-items: center;
    text-align: center;
    gap: 40px;
  }

  .footer-right {
    justify-content: center;
  }
}
/* ===== Mobile header + hamburger ===== */

.nav-toggle{
  background: none;
  border: 1px solid var(--border);
  border-radius: 12px;
  padding: 10px;
  cursor: pointer;
  display: none;              /* hidden on desktop */
  flex-direction: column;
  gap: 5px;
  align-items: center;
  justify-content: center;
}

.nav-toggle span{
  width: 22px;
  height: 2px;
  background: var(--text);
  display: block;
}

/* Desktop nav stays horizontal */
.nav-menu{
  display: flex;
  gap: 24px;
  align-items: center;
}

/* Mobile behavior */
@media (max-width: 900px){
  .header-inner{
    align-items: center;
  }

  .nav-toggle{
    display: flex;            /* show hamburger on mobile */
  }

  /* Hide menu by default on mobile */
  .nav-menu{
    display: none;
    position: absolute;
    top: 72px;                /* adjust if your header height differs */
    right: 20px;
    left: 20px;
    background: #fff;
    border: 1px solid var(--border);
    border-radius: 16px;
    padding: 14px;
    flex-direction: column;
    gap: 12px;
    z-index: 200;
  }

  /* Show menu when active */
  .nav-menu.is-open{
    display: flex;
  }

  .nav-menu a{
    padding: 10px 12px;
    border-radius: 12px;
  }

  .nav-menu a.btn.small{
    width: 100%;
    text-align: center;
  }
}
/* ===== Mobile header overflow fix ===== */
@media (max-width: 900px){

  /* Prevent horizontal overflow */
  .site-header,
  .header-inner{
    overflow-x: hidden;
  }

  /* Let the brand shrink instead of pushing the hamburger off-screen */
  .brand{
    min-width: 0;              /* critical */
    flex: 1 1 auto;
  }

  /* Hide (or shorten) the long subtitle on mobile */
  .brand-sub{
    display: none;             /* simplest + cleanest */
  }

  /* Keep logo from being too large on mobile */
  .logo-img.primary-logo{
    height: 70px;
  }

  /* Ensure hamburger stays visible on the right */
  .nav{
    flex: 0 0 auto;
  }

  .nav-toggle{
    margin-left: auto;
  }
}
/* ===== Ensure mobile dropdown sits ABOVE hero background ===== */

/* Keep header above everything */
.site-header{
  position: sticky;
  top: 0;
  z-index: 9999;
}

/* Mobile dropdown menu on top of hero */
@media (max-width: 900px){
  .nav-menu{
    z-index: 10000;
  }
}
/* ===== Mobile menu: fixed overlay panel (no weird page scrollbar) ===== */

@media (max-width: 900px){

  /* Prevent accidental horizontal scroll */
  html, body { overflow-x: hidden; }

  /* Make sure header is always on top */
  .site-header{
    position: sticky;
    top: 0;
    z-index: 99999;
  }

  /* Show hamburger on mobile */
  .nav-toggle{ display: flex; }

  /* Hide menu by default on mobile */
  .nav-menu{
    display: none;
  }

  /* When open: fixed overlay dropdown */
  .nav-menu.is-open{
    display: flex;
    flex-direction: column;
    gap: 12px;

    position: fixed;
    top: 74px;                 /* just below header */
    left: 16px;
    right: 16px;

    max-height: calc(100vh - 90px);
    overflow: auto;            /* menu scrolls, NOT the page */
    -webkit-overflow-scrolling: touch;

    background: #fff;
    border: 1px solid var(--border);
    border-radius: 16px;
    padding: 14px;

    z-index: 100000;           /* above hero background + overlay */
    box-shadow: 0 18px 50px rgba(0,0,0,0.18);
  }

  /* Make links easy to tap */
  .nav-menu a{
    padding: 10px 12px;
    border-radius: 12px;
  }

  /* Make the Contact button full width in the menu */
  .nav-menu a.btn.small{
    width: 100%;
    text-align: center;
  }
}

/* Lock page scroll when menu is open */
body.menu-open{
  overflow: hidden;
}