/* ============================================================
   CAPSTONE COMMERCIAL REAL ESTATE GROUP — Website Refresh 2026
   Brand: Dark Navy #1A1A2E · Pantone 7682 C #6787B7 · White
   ============================================================ */

:root {
  --navy: #1A1A2E;
  --navy-90: #232338;
  --blue: #6787B7;
  --blue-light: #8FA9CC;
  --blue-pale: #EEF2F8;
  --white: #FFFFFF;
  --gray-text: #4A4A55;
  --gray-light: #F6F7F9;
  --border: #E3E6EC;
}

* { margin: 0; padding: 0; box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  font-family: 'Libre Franklin', 'Segoe UI', Helvetica, Arial, sans-serif;
  color: var(--gray-text);
  background: var(--white);
  line-height: 1.65;
  font-size: 16px;
}

h1, h2, h3, h4 {
  font-family: 'Libre Franklin', sans-serif;
  color: var(--navy);
  line-height: 1.15;
  font-weight: 800;
  letter-spacing: -0.01em;
}

img { max-width: 100%; display: block; }
a { color: var(--blue); text-decoration: none; }

.container { max-width: 1180px; margin: 0 auto; padding: 0 28px; }

/* ---------- Top bar ---------- */
.topbar {
  background: var(--navy);
  color: #C9D4E4;
  font-size: 13px;
  padding: 7px 0;
}
.topbar .container {
  display: flex; justify-content: space-between; align-items: center; flex-wrap: wrap;
}
.topbar a { color: #C9D4E4; margin-left: 18px; }
.topbar a:hover { color: var(--white); }

/* ---------- Navigation ---------- */
.nav {
  background: var(--white);
  border-bottom: 1px solid var(--border);
  position: sticky; top: 0; z-index: 100;
  box-shadow: 0 2px 12px rgba(26,26,46,0.06);
}
.nav .container {
  display: flex; align-items: center; justify-content: space-between;
  padding-top: 14px; padding-bottom: 14px;
  max-width: 1320px;
  gap: 44px;
}
.nav-logo { display: flex; align-items: center; gap: 14px; flex-shrink: 0; }
.nav-logo img { height: 54px; width: auto; }
.nav-logo .wordmark { line-height: 1.1; }
.nav-logo .wordmark strong {
  display: block; color: var(--navy); font-size: 17px; font-weight: 800; letter-spacing: 0.04em;
  white-space: nowrap;
}
.nav-logo .wordmark span {
  display: block; color: var(--blue); font-size: 10.5px; letter-spacing: 0.22em; font-weight: 600;
  white-space: nowrap;
}
.nav-links { display: flex; gap: 16px; align-items: center; list-style: none; flex-wrap: nowrap; }
@media (max-width: 1360px) {
  .nav-logo .wordmark { display: none; }
}
.nav-links a {
  color: var(--navy); font-size: 12.5px; font-weight: 600; letter-spacing: 0.05em;
  padding: 6px 0; border-bottom: 2px solid transparent; white-space: nowrap;
}
.nav-links a:hover, .nav-links a.active { color: var(--blue); border-bottom-color: var(--blue); }
.nav-cta {
  background: var(--blue); color: var(--white) !important; padding: 10px 16px !important;
  border-radius: 4px; border-bottom: none !important; white-space: nowrap;
}
.nav-cta:hover { background: var(--navy); }
.nav-toggle { display: none; background: none; border: none; cursor: pointer; padding: 8px; }
.nav-toggle span { display: block; width: 24px; height: 3px; background: var(--navy); margin: 5px 0; border-radius: 2px; }
@media (max-width: 960px) {
  .nav-toggle { display: block; }
  .nav-links.open {
    display: flex; flex-direction: column; align-items: stretch;
    position: absolute; top: 100%; left: 0; right: 0;
    background: var(--white); border-bottom: 1px solid var(--border);
    box-shadow: 0 14px 28px rgba(26,26,46,0.14);
    padding: 10px 24px 22px; gap: 0;
  }
  .nav-links.open li { width: 100%; }
  .nav-links.open a { display: block; padding: 13px 0; font-size: 14px; border-bottom: 1px solid var(--border); }
  .nav-links.open .nav-cta { margin-top: 14px; text-align: center; border-bottom: none; }
}

/* ---------- Hero ---------- */
.hero {
  background:
    linear-gradient(100deg, rgba(26,26,46,0.93) 0%, rgba(30,40,66,0.78) 50%, rgba(42,58,92,0.45) 100%),
    url('images/dallas/dallas_skyline_hero.jpg') center 65% / cover no-repeat;
  color: var(--white);
  padding: 130px 0 110px;
  position: relative;
  overflow: hidden;
}
.hero::after {
  content: ''; position: absolute; right: -140px; top: -80px;
  width: 560px; height: 560px; border-radius: 50%;
  background: radial-gradient(circle, rgba(103,135,183,0.28) 0%, transparent 70%);
}
.hero-inner { position: relative; z-index: 2; max-width: 760px; }
.hero .kicker {
  color: var(--blue-light); font-size: 13px; font-weight: 700;
  letter-spacing: 0.28em; text-transform: uppercase; margin-bottom: 18px;
}
.hero h1 { color: var(--white); font-size: 52px; margin-bottom: 22px; }
.hero h1 em { font-style: normal; color: var(--blue-light); }
.hero p { font-size: 19px; color: #D5DEEB; max-width: 620px; margin-bottom: 34px; }
.btn-row { display: flex; gap: 14px; flex-wrap: wrap; }
.btn {
  display: inline-block; padding: 14px 30px; border-radius: 4px;
  font-weight: 700; font-size: 14.5px; letter-spacing: 0.05em;
}
.btn-primary { background: var(--blue); color: var(--white); }
.btn-primary:hover { background: var(--blue-light); }
.btn-outline { border: 2px solid rgba(255,255,255,0.55); color: var(--white); }
.btn-outline:hover { border-color: var(--white); background: rgba(255,255,255,0.08); }
.btn-navy { background: var(--navy); color: var(--white); }
.btn-navy:hover { background: var(--blue); }

.hero-proof {
  display: flex; gap: 40px; flex-wrap: wrap; margin-top: 48px;
  padding-top: 26px; border-top: 1px solid rgba(255,255,255,0.22);
}
.hero-proof strong {
  display: block; color: var(--white); font-size: 14.5px; letter-spacing: 0.08em; text-transform: uppercase;
}
.hero-proof span { font-size: 12px; color: var(--blue-light); letter-spacing: 0.06em; text-transform: uppercase; }

/* ---------- Page hero (interior pages) ---------- */
.page-hero {
  background:
    linear-gradient(110deg, rgba(26,26,46,0.94) 0%, rgba(34,46,74,0.86) 60%, rgba(42,58,92,0.72) 100%),
    url('images/dallas/dallas_skyline_hero.jpg') center 70% / cover no-repeat;
  color: var(--white); padding: 80px 0 64px;
}
.page-hero .kicker {
  color: var(--blue-light); font-size: 12px; font-weight: 700;
  letter-spacing: 0.28em; text-transform: uppercase; margin-bottom: 12px;
}
.page-hero h1 { color: var(--white); font-size: 40px; margin-bottom: 14px; }
.page-hero p { color: #D5DEEB; font-size: 17px; max-width: 700px; }

/* ---------- Stats band ---------- */
.stats {
  background: var(--white);
  border-bottom: 1px solid var(--border);
  padding: 52px 0;
}
.stats-grid {
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 30px; text-align: center;
}
.stat .num {
  font-size: 44px; font-weight: 800; color: var(--navy); line-height: 1;
}
.stat .num span { color: var(--blue); }
.stat .label {
  margin-top: 10px; font-size: 13px; font-weight: 600; letter-spacing: 0.12em;
  text-transform: uppercase; color: var(--gray-text);
}

/* ---------- Sections ---------- */
.section { padding: 84px 0; }
.section.alt { background: var(--gray-light); }
.section.navy { background: var(--navy); color: #D5DEEB; }
.section.navy h2, .section.navy h3 { color: var(--white); }
.section-head { max-width: 720px; margin-bottom: 48px; }
.section-head.center { margin-left: auto; margin-right: auto; text-align: center; }
.section-head .kicker {
  color: var(--blue); font-size: 12.5px; font-weight: 700;
  letter-spacing: 0.26em; text-transform: uppercase; margin-bottom: 12px;
}
.section-head h2 { font-size: 36px; margin-bottom: 16px; }
.section-head p { font-size: 17px; }

/* ---------- Cards ---------- */
.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 34px; }
.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.grid-4 { display: grid; grid-template-columns: repeat(4, 1fr); gap: 24px; }

.card {
  background: var(--white); border: 1px solid var(--border); border-radius: 8px;
  padding: 34px 30px; transition: box-shadow .2s, transform .2s;
}
.card:hover { box-shadow: 0 14px 34px rgba(26,26,46,0.12); transform: translateY(-3px); }
.card .icon {
  width: 52px; height: 52px; border-radius: 8px; background: var(--blue-pale);
  color: var(--blue); display: flex; align-items: center; justify-content: center;
  font-size: 24px; margin-bottom: 20px; font-weight: 800;
}
.card h3 { font-size: 20px; margin-bottom: 12px; }
.card p { font-size: 15px; }
.card .more { display: inline-block; margin-top: 16px; font-weight: 700; font-size: 13.5px; letter-spacing: 0.05em; }

/* Asset class tiles */
.asset-tile {
  position: relative; border-radius: 8px; overflow: hidden;
  background: linear-gradient(160deg, var(--navy-90), #31456B);
  color: var(--white); padding: 46px 28px 30px; min-height: 210px;
  display: flex; flex-direction: column; justify-content: flex-end;
  transition: transform .2s;
}
.asset-tile:hover { transform: translateY(-4px); }
.asset-tile .tag {
  position: absolute; top: 20px; left: 28px; font-size: 11px; letter-spacing: 0.24em;
  color: var(--blue-light); font-weight: 700;
}
.asset-tile h3 { color: var(--white); font-size: 22px; margin-bottom: 8px; }
.asset-tile p { font-size: 14px; color: #C9D4E4; min-height: 4.6em; }

/* ---------- Split feature ---------- */
.split { display: grid; grid-template-columns: 1.05fr 1fr; gap: 56px; align-items: center; }
.split h2 { font-size: 34px; margin-bottom: 18px; }
.split p { margin-bottom: 16px; }
.split .visual {
  border-radius: 10px; min-height: 380px;
  background: linear-gradient(150deg, #2A3A5C 0%, var(--blue) 120%);
  position: relative; overflow: hidden;
}
.split .visual .badge {
  position: absolute; bottom: 26px; left: 26px; right: 26px;
  background: rgba(255,255,255,0.96); border-radius: 8px; padding: 18px 22px;
  color: var(--navy); font-weight: 700; font-size: 15px;
}
.split .visual .badge span { display: block; color: var(--blue); font-size: 12.5px; font-weight: 600; margin-top: 3px; }

.checklist { list-style: none; margin: 22px 0; }
.checklist li {
  padding-left: 32px; position: relative; margin-bottom: 13px; font-size: 15.5px;
}
.checklist li::before {
  content: '✓'; position: absolute; left: 0; top: 0;
  color: var(--blue); font-weight: 800; font-size: 17px;
}

/* ---------- Testimonials ---------- */
.quote-card {
  background: var(--white); border: 1px solid var(--border); border-radius: 8px;
  padding: 34px 30px 28px; position: relative;
}
.quote-card::before {
  content: '\201C'; position: absolute; top: 8px; left: 24px;
  font-size: 64px; color: var(--blue); font-family: Georgia, serif; line-height: 1;
  opacity: 0.55;
}
.quote-card .tag {
  color: var(--blue); font-size: 11.5px; font-weight: 800; letter-spacing: 0.2em;
  text-transform: uppercase; margin-bottom: 14px; padding-top: 18px;
}
.quote-card p.quote {
  font-size: 16px; color: var(--navy); font-style: italic; line-height: 1.6; margin-bottom: 18px;
}
.quote-card .who { font-weight: 800; color: var(--navy); font-size: 14px; }
.quote-card .who span { display: block; color: var(--gray-text); font-weight: 400; font-size: 13px; }

.quote-banner {
  background: linear-gradient(110deg, rgba(26,26,46,0.95), rgba(42,58,92,0.88)),
    url('images/dallas/dfw_corridor_aerial.jpg') center / cover no-repeat;
  color: var(--white); padding: 64px 0; text-align: center;
}
.quote-banner p.quote {
  font-size: 23px; font-style: italic; max-width: 780px; margin: 0 auto 18px; line-height: 1.5;
  color: var(--white);
}
.quote-banner .who { color: var(--blue-light); font-weight: 700; font-size: 14.5px; letter-spacing: 0.04em; }

.split .visual.photo { background: none; }
.split .visual.photo img {
  width: 100%; height: 100%; min-height: 380px; object-fit: cover; border-radius: 10px; display: block;
}

/* ---------- Track record / deal wall ---------- */
.case-split { display: grid; grid-template-columns: 1fr 1.15fr; gap: 46px; align-items: center; margin-bottom: 70px; }
.case-split.flip { grid-template-columns: 1.15fr 1fr; }
.case-split .case-img { border-radius: 10px; overflow: hidden; }
.case-split .case-img img { width: 100%; display: block; object-fit: cover; min-height: 300px; max-height: 380px; }
.case-label { color: var(--blue); font-size: 12px; font-weight: 800; letter-spacing: 0.22em; text-transform: uppercase; margin-bottom: 10px; }
.case-split h3 { font-size: 26px; margin-bottom: 14px; }
.case-facts { font-size: 13.5px; color: var(--gray-text); font-weight: 600; margin-bottom: 16px; }
.case-quote {
  border-left: 3px solid var(--blue); padding: 4px 0 4px 18px; margin-top: 18px;
  font-style: italic; color: var(--navy); font-size: 15.5px;
}
.case-quote .who { display: block; font-style: normal; font-weight: 700; font-size: 13px; margin-top: 8px; color: var(--gray-text); }
.deal-wall { display: grid; grid-template-columns: repeat(2, 1fr); gap: 14px; }
.deal-row {
  background: var(--white); border: 1px solid var(--border); border-radius: 8px;
  padding: 16px 20px; display: flex; align-items: center; gap: 16px;
}
.deal-row .chip {
  font-size: 10.5px; font-weight: 800; letter-spacing: 0.1em; text-transform: uppercase;
  padding: 5px 10px; border-radius: 3px; color: var(--white); background: var(--blue); flex-shrink: 0; min-width: 62px; text-align: center;
}
.deal-row .chip.sold { background: var(--navy); }
.deal-row .addr { font-weight: 700; color: var(--navy); font-size: 14.5px; }
.deal-row .meta { font-size: 12.5px; color: var(--gray-text); }
@media (max-width: 960px) { .case-split, .case-split.flip { grid-template-columns: 1fr; } .deal-wall { grid-template-columns: 1fr; } }

/* ---------- Credential strip ---------- */
.cred-strip { background: var(--gray-light); padding: 44px 0; border-top: 1px solid var(--border); }
.cred-items { display: flex; justify-content: center; gap: 46px; flex-wrap: wrap; align-items: center; }
.cred {
  text-align: center; font-size: 12px; letter-spacing: 0.1em; font-weight: 700;
  color: var(--navy); text-transform: uppercase;
}
.cred .big { display: block; font-size: 20px; color: var(--blue); margin-bottom: 4px; font-weight: 800; }
.cred-logo {
  background: var(--white); border-radius: 8px; height: 74px; min-width: 120px;
  padding: 10px 18px; display: flex; align-items: center; justify-content: center;
  margin: 0 auto 12px; box-shadow: 0 4px 14px rgba(0,0,0,0.18);
}
.cred-logo img { max-height: 52px; max-width: 150px; width: auto; height: auto; display: block; }

/* ---------- Team ---------- */
.team-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 26px; }
.team-card {
  background: var(--white); border: 1px solid var(--border); border-radius: 8px;
  overflow: hidden; text-align: center; transition: box-shadow .2s, transform .2s;
}
.team-card:hover { box-shadow: 0 14px 34px rgba(26,26,46,0.12); transform: translateY(-3px); }
.team-photo {
  aspect-ratio: 1 / 1; background: linear-gradient(160deg, #2A3A5C, var(--blue));
  display: flex; align-items: center; justify-content: center;
  color: rgba(255,255,255,0.9); font-size: 44px; font-weight: 800;
}
.team-card .info { padding: 20px 16px 24px; }
.team-card h3 { font-size: 17px; margin-bottom: 4px; }
.team-card .role { color: var(--blue); font-size: 13px; font-weight: 700; letter-spacing: 0.06em; text-transform: uppercase; }
.team-card .creds { font-size: 12.5px; margin-top: 6px; color: var(--gray-text); }
.team-card .bio { font-size: 13.5px; text-align: left; margin-top: 12px; color: var(--gray-text); line-height: 1.55; }
.team-card .phone { font-size: 13px; margin-top: 10px; font-weight: 700; }
.team-card .email { font-size: 12.5px; margin-top: 3px; }
.team-card .email a { color: var(--blue); word-break: break-all; }
.team-photo img { width: 100%; height: 100%; object-fit: cover; object-position: top center; }
.bio-photo img { width: 100%; height: 100%; object-fit: cover; object-position: top center; border-radius: 10px; }

/* ---------- Social links ---------- */
.social-row { display: flex; gap: 10px; margin-top: 18px; }
.social-row a {
  width: 34px; height: 34px; border-radius: 50%;
  background: rgba(255,255,255,0.12); color: var(--white);
  display: flex; align-items: center; justify-content: center;
  font-size: 12px; font-weight: 800; letter-spacing: 0;
}
.social-row a:hover { background: var(--blue); color: var(--white); }
.social-row a svg { display: block; }

/* ---------- FAQ ---------- */
details.faq {
  border: 1px solid var(--border); border-radius: 8px; margin-bottom: 14px;
  background: var(--white); overflow: hidden;
}
details.faq summary {
  cursor: pointer; padding: 20px 24px; font-weight: 700; color: var(--navy);
  font-size: 16.5px; list-style: none; position: relative; padding-right: 52px;
}
details.faq summary::-webkit-details-marker { display: none; }
details.faq summary::after {
  content: '+'; position: absolute; right: 22px; top: 50%; transform: translateY(-50%);
  color: var(--blue); font-size: 24px; font-weight: 700;
}
details.faq[open] summary::after { content: '–'; }
details.faq .answer { padding: 0 24px 22px; font-size: 15.5px; }

/* ---------- Listings ---------- */
.filter-bar {
  background: var(--white); border: 1px solid var(--border); border-radius: 8px;
  padding: 18px 22px; display: flex; gap: 14px; flex-wrap: wrap; align-items: center;
  margin-bottom: 40px; box-shadow: 0 6px 20px rgba(26,26,46,0.06);
}
.filter-bar select, .filter-bar input {
  padding: 11px 14px; border: 1px solid var(--border); border-radius: 4px;
  font-size: 14px; color: var(--navy); font-family: inherit; background: var(--white);
}
.listing-card {
  background: var(--white); border: 1px solid var(--border); border-radius: 8px; overflow: hidden;
  transition: box-shadow .2s, transform .2s;
}
.listing-card:hover { box-shadow: 0 14px 34px rgba(26,26,46,0.12); transform: translateY(-3px); }
.listing-photo {
  height: 190px; background: linear-gradient(150deg, #2A3A5C, var(--blue));
  position: relative; overflow: hidden;
}
.listing-photo img { width: 100%; height: 100%; object-fit: cover; }
.listing-photo .status {
  position: absolute; top: 14px; left: 14px; background: var(--blue);
  color: var(--white); font-size: 11px; font-weight: 800; letter-spacing: 0.12em;
  padding: 6px 12px; border-radius: 3px; text-transform: uppercase;
}
.listing-photo .status.sale { background: var(--navy); }
.listing-card .info { padding: 22px; }
.listing-card h3 { font-size: 17px; margin-bottom: 6px; }
.listing-card .meta { font-size: 13.5px; color: var(--gray-text); margin-bottom: 4px; }
.listing-card .type { color: var(--blue); font-size: 12px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; }

/* ---------- News ---------- */
.news-card {
  background: var(--white); border: 1px solid var(--border); border-radius: 8px;
  overflow: hidden; transition: box-shadow .2s, transform .2s;
}
.news-card:hover { box-shadow: 0 14px 34px rgba(26,26,46,0.12); transform: translateY(-3px); }
.news-thumb { aspect-ratio: 1 / 1; background: linear-gradient(150deg, #2A3A5C, var(--blue)); overflow: hidden; }
.news-thumb img { width: 100%; height: 100%; object-fit: cover; display: block; }
.news-card .info { padding: 24px; }
.news-card .date { font-size: 12px; color: var(--blue); font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase; margin-bottom: 8px; }
.news-card h3 { font-size: 18px; margin-bottom: 10px; }
.news-card p { font-size: 14.5px; }

/* ---------- Contact ---------- */
.contact-grid { display: grid; grid-template-columns: 1.1fr 1fr; gap: 50px; }
.form-field { margin-bottom: 18px; }
.form-field label { display: block; font-size: 13px; font-weight: 700; color: var(--navy); margin-bottom: 7px; letter-spacing: 0.05em; }
.form-field input, .form-field select, .form-field textarea {
  width: 100%; padding: 13px 15px; border: 1px solid var(--border); border-radius: 4px;
  font-size: 15px; font-family: inherit; color: var(--navy);
}
.form-field textarea { min-height: 130px; resize: vertical; }
.info-box {
  background: var(--navy); color: #D5DEEB; border-radius: 10px; padding: 38px 34px;
}
.info-box h3 { color: var(--white); font-size: 22px; margin-bottom: 20px; }
.info-box p { margin-bottom: 14px; font-size: 15.5px; }
.info-box strong { color: var(--white); }
.info-box a { color: var(--blue-light); }

/* ---------- CTA band ---------- */
.cta-band {
  background: linear-gradient(120deg, var(--navy), #2E4066);
  color: var(--white); padding: 74px 0; text-align: center;
}
.cta-band h2 { color: var(--white); font-size: 34px; margin-bottom: 14px; }
.cta-band p { color: #C9D4E4; font-size: 17px; margin-bottom: 30px; max-width: 620px; margin-left: auto; margin-right: auto; }

/* ---------- Footer ---------- */
.footer { background: var(--navy); color: #A9B4C6; padding: 64px 0 0; font-size: 14px; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1.2fr; gap: 44px; padding-bottom: 44px; }
.footer h4 { color: var(--white); font-size: 14px; letter-spacing: 0.14em; text-transform: uppercase; margin-bottom: 18px; }
.footer ul { list-style: none; }
.footer ul li { margin-bottom: 10px; }
.footer a { color: #A9B4C6; }
.footer a:hover { color: var(--white); }
.footer .brand-line { color: var(--white); font-weight: 800; font-size: 17px; letter-spacing: 0.04em; margin-bottom: 6px; }
.footer .tagline { color: var(--blue-light); font-size: 13px; margin-bottom: 18px; }
.footer-bottom {
  border-top: 1px solid rgba(255,255,255,0.12); padding: 22px 0;
  display: flex; justify-content: space-between; flex-wrap: wrap; gap: 10px; font-size: 12.5px;
}
.footer-bottom a { margin-left: 16px; }

/* ---------- Bio block ---------- */
.bio-block { display: grid; grid-template-columns: 300px 1fr; gap: 44px; align-items: start; }
.bio-photo {
  border-radius: 10px; aspect-ratio: 1 / 1; height: auto;
  background: linear-gradient(160deg, #2A3A5C, var(--blue));
  display: flex; align-items: center; justify-content: center;
  color: rgba(255,255,255,0.9); font-size: 64px; font-weight: 800;
}

/* ---------- Responsive ---------- */
@media (max-width: 960px) {
  .grid-3, .grid-4, .team-grid { grid-template-columns: repeat(2, 1fr); }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .split, .contact-grid, .grid-2, .footer-grid, .bio-block { grid-template-columns: 1fr; }
  .hero h1 { font-size: 38px; }
  .nav-links { display: none; }
}
@media (max-width: 560px) {
  .grid-3, .grid-4, .team-grid { grid-template-columns: 1fr; }
  .stats-grid { grid-template-columns: 1fr 1fr; }
}