:root{--navy:#0f3b4c;--teal:#2f7d7a;--mist:#eef5f4;--warm:#e8a25b;--ink:#1d2b33;--muted:#4b5d66}
*{box-sizing:border-box}body{margin:0;font:17px/1.65 system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;color:var(--ink);background:#fff}
h1,h2,h3{line-height:1.2;color:var(--navy)}h1{font-size:clamp(2rem,5vw,3.2rem);margin:.2em 0}a{color:var(--teal)}
.wrap{max-width:1100px;margin:0 auto;padding:0 1.25rem}section.wrap{padding-top:3rem;padding-bottom:3rem}
.skip{position:absolute;left:-999px}.skip:focus{left:1rem;top:1rem;background:#fff;padding:.5rem;z-index:9}
:focus-visible{outline:3px solid var(--warm);outline-offset:2px}
header.site{background:var(--navy);position:sticky;top:0;z-index:5}.bar{display:flex;align-items:center;justify-content:space-between;min-height:68px}
.brand{display:flex;align-items:center;gap:.6rem;color:#fff;text-decoration:none;font-weight:700;font-size:1.2rem;margin:0}.brand em{font-style:normal;color:var(--warm);font-weight:500}
nav ul{list-style:none;display:flex;gap:1.2rem;margin:0;padding:0;align-items:center}nav a{color:#fff;text-decoration:none}nav a[aria-current]{border-bottom:2px solid var(--warm)}
.menu{display:none;background:none;border:1px solid #fff6;color:#fff;padding:.4rem .8rem;border-radius:6px;font:inherit}
.btn{display:inline-block;background:var(--warm);color:var(--navy)!important;font-weight:700;padding:.8rem 1.4rem;border-radius:999px;text-decoration:none;border:0;cursor:pointer;font-size:1rem;margin:.25rem 0}
.btn.sm{padding:.45rem 1rem}.btn.ghost{background:transparent;border:2px solid var(--teal);color:var(--teal)!important}
.hero{background:linear-gradient(160deg,var(--mist),#fff);padding:4rem 0}.hero.sm{padding:3rem 0 2rem}
.grid2{display:grid;grid-template-columns:1.2fr .8fr;gap:2.5rem;align-items:center}.grid2.top{align-items:start}
.art{width:100%;max-width:380px;justify-self:center}.eyebrow{color:var(--teal);font-weight:700;text-transform:uppercase;letter-spacing:.08em;font-size:.85rem;margin:0}
.lead{font-size:1.2rem;color:var(--muted)}.note{color:var(--teal);font-weight:600}.center{text-align:center}.small{font-size:.9rem;color:var(--muted)}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:1.25rem}.cards.two{grid-template-columns:repeat(2,1fr)}
.card{background:var(--mist);border-radius:14px;padding:1.5rem;border-top:4px solid var(--teal)}.card h2,.card h3{margin-top:0}
.band{background:var(--navy);color:#e6f0f0;padding:3rem 0}.band h2,.band h3{color:#fff}
.steps{list-style:none;padding:0;display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem;counter-reset:s}
.steps li{counter-increment:s;background:#ffffff12;border-radius:14px;padding:1.5rem}.steps li::before{content:counter(s);display:grid;place-items:center;width:2.4rem;height:2.4rem;border-radius:50%;background:var(--warm);color:var(--navy);font-weight:800}
.checks{list-style:none;padding:0}.checks li{padding-left:2rem;position:relative;margin:.8rem 0}.checks li::before{content:"✓";position:absolute;left:0;color:var(--teal);font-weight:800}
.cta{background:var(--teal);color:#fff;text-align:center;padding:3.5rem 0}.cta h2{color:#fff}
.prose{max-width:780px}table{width:100%;border-collapse:collapse;margin:1rem 0}th,td{text-align:left;padding:.6rem;border-bottom:1px solid #d5e2e1}thead th{background:var(--mist)}
.callout{background:#fdf3e8;border-left:5px solid var(--warm);padding:1.25rem 1.5rem;border-radius:10px}.callout h2{margin-top:0;font-size:1.3rem}
details{border-bottom:1px solid #d5e2e1;padding:1rem 0}summary{font-weight:700;color:var(--navy);cursor:pointer}
.form label{display:block;font-weight:600;margin-bottom:1rem}.form input,.form select,.form textarea{display:block;width:100%;margin-top:.3rem;padding:.7rem;border:1px solid #9fb5b8;border-radius:8px;font:inherit}
.hp{position:absolute;left:-9999px}.sr{position:absolute;left:-9999px}
footer.site{background:#0a2a36;color:#cfdedf;padding:3rem 0 1rem;font-size:.95rem}footer a{color:#fff}footer h2{color:#fff;font-size:1.05rem}
footer .cols{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}footer ul{padding-left:1.1rem}.eho{font-size:1.4rem}.fine{border-top:1px solid #ffffff22;margin-top:2rem;padding-top:1rem;font-size:.85rem}
@media(max-width:820px){.grid2,.cards,.cards.two,.steps,footer .cols{grid-template-columns:1fr}.menu{display:block}
nav{display:none;position:absolute;top:68px;left:0;right:0;background:var(--navy);padding:1rem 1.25rem}nav.open{display:block}nav ul{flex-direction:column;align-items:flex-start}.art{max-width:240px}}
/* TREC §531.18/§531.20: notice links >=10pt (full label); 1rem=12pt */
footer ul.trec a,.trec-bar a{font-size:1rem;color:#fff}/* 16px / 12pt, above 14px and 10pt floors */
.broker{font-size:1rem;color:#e8f1f1}/* 16px; >= half of 17px body/nav phone contact */
.broker strong{font-weight:700;color:#fff}
.office-address{font-size:1rem;margin:.35rem 0 0;color:#cfdedf}
.trec-bar{background:#0a2a36;padding:.5rem 0;text-align:center}.trec-bar a{color:#fff;font-weight:600}

.brand-text{display:flex;flex-direction:column;line-height:1.2}.brand-tagline{font-size:.75rem;font-weight:400;color:#c9dcdc;letter-spacing:.02em;margin-top:.1rem}
@media (max-width:420px){.brand-tagline{font-size:.68rem}}

nav a.call-link{white-space:nowrap;font-weight:600}

/* Intake form */
.req{color:#b3261e;font-weight:700}.notice ul{padding-left:1.2rem;margin:.5rem 0}
.form fieldset{border:0;padding:0;margin:0 0 1.5rem}.form fieldset.step>legend{font-size:1.4rem;font-weight:700;color:var(--navy);margin-bottom:1rem}
.form fieldset.choice{margin-bottom:1rem}.form fieldset.choice legend{font-weight:600;margin-bottom:.3rem}
.form label.inline{display:inline-flex;align-items:flex-start;gap:.5rem;font-weight:400;margin:0 1.2rem .5rem 0}.form label.inline input{width:auto;margin-top:.35rem}
.form label.consent{display:flex}.row2{display:grid;grid-template-columns:1fr 1fr;gap:0 1rem}
.progress{margin:1.5rem 0 1rem}.bar-track{height:8px;background:var(--mist);border-radius:99px;overflow:hidden}.bar-fill{height:100%;width:0;background:var(--teal);transition:width .3s}
.wiz-nav{display:flex;justify-content:space-between;gap:1rem}.error{color:#b3261e;font-weight:600}.form [aria-invalid="true"]{border-color:#b3261e}
@media(max-width:600px){.row2{grid-template-columns:1fr}}
.logo-mark{width:52px;height:52px;flex:none;display:block}
.brand-text>span:first-child{font-size:1.62rem;line-height:1.05;white-space:nowrap}
.brand-tagline{white-space:nowrap}
@media (max-width:420px){.brand-text>span:first-child{font-size:1.18rem}.brand-tagline{font-size:.6rem}.logo-mark{width:44px;height:44px}}
.brand-tagline{font-size:.842rem}
@media (max-width:420px){.brand-tagline{font-size:.613rem}}
.brand-tagline{font-size:.8192rem}
@media (max-width:420px){.brand-tagline{font-size:.5964rem}}
.brand-rule{display:block;width:56%;height:1px;background:#7fb3b3;margin:.3rem auto .22rem}
.brand-sub{display:block;text-align:center;font-size:.62rem;font-weight:400;color:#dfe9ef;letter-spacing:.03em;white-space:nowrap;line-height:1.1}
@media (max-width:420px){.brand-sub{font-size:.5rem}.brand-rule{margin:.2rem auto .15rem}}
.brand-rule{height:1.5px;background:#8cc0c0}
.brand-sub{font-size:.66rem}
@media (max-width:420px){.brand-sub{font-size:.54rem}}
.brand-rule{height:1px;transform:scaleY(.5);transform-origin:center;background:#7fb3b3}
/* rule: s in "step" to r in "brighter"; sub: s in "step" to e in "brighter" */
.brand-rule{font-size:.8192rem;width:11.448em;margin:.3rem 0 .22rem 3.245em}
.brand-sub{font-size:.6058rem;text-align:left;margin-left:4.388em;letter-spacing:.03em}
@media (max-width:420px){.brand-rule{font-size:.5964rem;margin:.2rem 0 .15rem 3.245em}.brand-sub{font-size:.441rem}}
/* rule overhangs "A Texas Real Estate Brokerage" equally on both sides */
.brand-rule{width:11.881em;margin-left:2.812em}
@media (max-width:420px){.brand-rule{margin-left:2.812em}}