/* Mo Realty Insights shared styles */
:root{
  --primary:#1e4344;--primary-dark:#132c2d;--primary-light:#2a5a5b;
  --accent:#c89a5b;--accent-light:#d9b47a;--accent-dark:#a87d42;
  --white:#ffffff;--off-white:#f7f6f3;--light-gray:#d9d9d9;
  --ink:#2c2c2c;--ink-mid:#4a4a4a;--ink-light:#8a8a8a;
  --rule:#e6e2d9;--surface:#faf9f7;
  --red:#9b2c2c;--green:#276749;--amber:#92400e;
  --font-serif:'Cormorant Garamond',Georgia,serif;
  --font-sans:'Nunito Sans',system-ui,sans-serif;
  --transition:all 0.3s cubic-bezier(0.4,0,0.2,1);
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--font-sans);background:var(--surface);color:var(--ink);line-height:1.6;-webkit-font-smoothing:antialiased}
a{text-decoration:none;color:inherit}
img{max-width:100%}

/* HEADER */
.site-header{position:fixed;top:0;left:0;right:0;z-index:1000;background:rgba(255,255,255,0.97);backdrop-filter:blur(10px);border-bottom:1px solid rgba(0,0,0,0.06)}
.site-nav{display:flex;align-items:center;justify-content:space-between;padding:12px 24px;max-width:1400px;margin:0 auto}
.site-logo img{height:52px;width:auto;display:block}
.nav-links{display:flex;align-items:center;gap:4px}
.nav-links a{padding:8px 14px;border-radius:8px;font-size:14px;font-weight:500;color:var(--ink);transition:var(--transition)}
.nav-links a:hover{background:var(--off-white);color:var(--primary)}
.nav-links a.active{background:var(--primary);color:var(--white)}
.nav-links a.nav-cta{background:var(--primary);color:var(--white);border-radius:50px;padding:8px 20px}
.nav-links a.nav-cta:hover{background:var(--primary-dark)}
.nav-links a.nav-sub{color:var(--accent)!important;font-weight:600!important}
.has-dropdown{position:relative}
.dropdown-menu{display:none;position:absolute;top:100%;left:0;min-width:220px;background:var(--white);border:1px solid var(--rule);border-radius:10px;box-shadow:0 8px 30px rgba(0,0,0,0.1);padding:8px;margin-top:6px;z-index:1001}
.has-dropdown:hover .dropdown-menu,.has-dropdown:focus-within .dropdown-menu{display:block}
.dropdown-menu a{display:block;padding:10px 14px;border-radius:6px;font-size:14px;color:var(--ink)}
.dropdown-menu a:hover{background:var(--off-white);color:var(--primary)}
.dropdown-toggle::after{content:"\f107";font-family:"Font Awesome 6 Free";font-weight:900;margin-left:6px;font-size:11px;opacity:0.7}
.mobile-toggle{display:none;background:none;border:none;font-size:22px;color:var(--primary);cursor:pointer;padding:8px}
@media(max-width:900px){
  .mobile-toggle{display:block}
  .nav-links{display:none;flex-direction:column;align-items:stretch;position:absolute;top:72px;left:0;right:0;background:var(--white);padding:16px;border-bottom:1px solid var(--light-gray);gap:4px}
  .nav-links.open{display:flex}
  .nav-links a{padding:12px 16px;font-size:15px}
  .dropdown-menu{position:static;display:block;box-shadow:none;border:none;padding:0 0 0 16px;margin:0}
  .site-logo img{height:44px}
}

/* HERO */
.page-hero{background:linear-gradient(135deg,var(--primary-dark) 0%,var(--primary) 100%);color:var(--white);padding:140px 24px 66px;position:relative;overflow:hidden}
.page-hero::after{content:'';position:absolute;bottom:0;left:0;right:0;height:4px;background:linear-gradient(90deg,var(--accent) 0%,transparent 70%)}
.page-hero .container{max-width:1100px;margin:0 auto}
.page-hero.center .container{text-align:center}
.hero-label{font-size:11px;font-weight:600;letter-spacing:0.15em;text-transform:uppercase;color:var(--accent);margin-bottom:0.9rem}
.page-hero h1{font-family:var(--font-serif);font-size:clamp(2rem,5vw,3.3rem);font-weight:500;line-height:1.15;margin-bottom:1rem}
.page-hero h1 em{color:var(--accent-light);font-style:italic;font-weight:400}
.page-hero p.lead{font-size:1rem;color:rgba(255,255,255,0.8);max-width:720px;line-height:1.75}
.page-hero.center p.lead{margin:0 auto}
.hero-meta{display:flex;gap:1.75rem;margin-top:1.6rem;flex-wrap:wrap}
.hero-meta span{font-size:12px;color:rgba(255,255,255,0.55);letter-spacing:0.03em}
.hero-meta strong{color:rgba(255,255,255,0.85);font-weight:600}

/* CONTAINER */
.container{max-width:1100px;margin:0 auto;padding:0 24px}
.container.narrow{max-width:780px}
main section{padding:64px 0;border-bottom:1px solid var(--rule)}
main section:last-of-type{border-bottom:none}
.section-label{font-size:11px;font-weight:700;letter-spacing:0.18em;text-transform:uppercase;color:var(--accent-dark);margin-bottom:0.7rem}
.section-title{font-family:var(--font-serif);font-size:clamp(1.6rem,3.5vw,2.25rem);font-weight:500;margin-bottom:0.9rem;line-height:1.2;color:var(--primary-dark)}
.section-intro{font-size:0.98rem;color:var(--ink-mid);max-width:720px;margin-bottom:2.2rem;line-height:1.75}

/* CARDS */
.card-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:1.4rem}
.ins-card{background:var(--white);border:1px solid var(--rule);border-radius:12px;padding:1.9rem;transition:var(--transition);display:flex;flex-direction:column}
.ins-card:hover{transform:translateY(-4px);box-shadow:0 14px 40px rgba(19,44,45,0.12);border-color:var(--accent-light)}
.ins-icon{width:52px;height:52px;border-radius:12px;background:rgba(30,67,68,0.08);display:flex;align-items:center;justify-content:center;color:var(--primary);font-size:22px;margin-bottom:1.1rem}
.ins-card h3{font-family:var(--font-serif);font-size:1.4rem;font-weight:600;color:var(--primary-dark);margin-bottom:0.55rem}
.ins-card p{font-size:0.92rem;color:var(--ink-mid);line-height:1.7;margin-bottom:1.2rem;flex-grow:1}
.ins-card .more{font-size:13px;font-weight:700;color:var(--accent-dark);letter-spacing:0.02em;text-transform:uppercase}
.ins-card .more i{margin-left:6px;transition:var(--transition)}
.ins-card:hover .more i{transform:translateX(4px)}

/* LIST CARDS */
.list-grid{display:grid;grid-template-columns:1fr;gap:1.1rem}
.list-card{background:var(--white);border:1px solid var(--rule);border-radius:12px;padding:1.6rem 1.8rem;display:grid;grid-template-columns:110px 1fr auto;gap:1.6rem;align-items:center;transition:var(--transition)}
.list-card:hover{border-color:var(--accent-light);transform:translateX(4px)}
.list-date{font-family:var(--font-serif);text-align:center;padding:0.6rem 0;border-right:1px solid var(--rule)}
.list-date .mo{display:block;font-size:11px;font-weight:700;letter-spacing:0.1em;text-transform:uppercase;color:var(--accent-dark)}
.list-date .yr{display:block;font-size:1.8rem;line-height:1;color:var(--primary-dark);font-weight:600;margin-top:4px}
.list-body h3{font-family:var(--font-serif);font-size:1.3rem;color:var(--primary-dark);margin-bottom:0.35rem;font-weight:600}
.list-body p{font-size:0.88rem;color:var(--ink-mid);line-height:1.65}
.list-body .tags{margin-top:0.6rem;display:flex;gap:0.5rem;flex-wrap:wrap}
.list-body .tag{font-size:10px;font-weight:700;text-transform:uppercase;letter-spacing:0.06em;padding:3px 10px;border-radius:50px;background:var(--off-white);color:var(--ink-mid)}
.list-arrow{color:var(--accent-dark);font-size:18px;transition:var(--transition)}
.list-card:hover .list-arrow{transform:translateX(4px)}
@media(max-width:680px){
  .list-card{grid-template-columns:1fr;text-align:left;padding:1.4rem}
  .list-date{display:flex;gap:8px;padding:0 0 0.8rem;border-right:none;border-bottom:1px solid var(--rule);text-align:left}
  .list-date .yr{font-size:1.2rem;margin:0}
  .list-arrow{display:none}
}

/* BUTTONS */
.btn{display:inline-block;padding:13px 30px;background:var(--accent);color:var(--primary-dark);border-radius:50px;font-weight:700;font-size:13px;letter-spacing:0.03em;text-transform:uppercase;transition:var(--transition);border:none;cursor:pointer}
.btn:hover{background:var(--accent-light);transform:translateY(-2px)}
.btn.outline{background:transparent;color:var(--primary);border:1.5px solid var(--primary)}
.btn.outline:hover{background:var(--primary);color:var(--white)}
.btn.sm{padding:9px 20px;font-size:11px}

/* ARTICLE / NEWSLETTER BODY */
.article{background:var(--white);border:1px solid var(--rule);border-radius:14px;padding:clamp(1.6rem,4vw,3.2rem);margin:0 auto;max-width:820px}
.article .meta{font-size:11px;font-weight:700;letter-spacing:0.12em;text-transform:uppercase;color:var(--accent-dark);margin-bottom:0.7rem}
.article h1{font-family:var(--font-serif);font-size:clamp(1.8rem,4vw,2.6rem);font-weight:500;line-height:1.2;color:var(--primary-dark);margin-bottom:0.7rem}
.article .byline{font-size:13px;color:var(--ink-light);margin-bottom:2rem;padding-bottom:1.4rem;border-bottom:1px solid var(--rule)}
.article h2{font-family:var(--font-serif);font-size:1.55rem;font-weight:600;color:var(--primary-dark);margin:2rem 0 0.8rem}
.article h3{font-family:var(--font-serif);font-size:1.25rem;font-weight:600;color:var(--primary-dark);margin:1.6rem 0 0.6rem}
.article p{font-size:1rem;color:var(--ink-mid);line-height:1.85;margin-bottom:1.1rem}
.article ul,.article ol{margin:0 0 1.2rem 1.4rem}
.article li{font-size:0.97rem;color:var(--ink-mid);line-height:1.8;margin-bottom:0.5rem}
.article strong{color:var(--ink);font-weight:700}
.article a{color:var(--accent-dark);font-weight:600;border-bottom:1px solid rgba(200,154,91,0.4);transition:var(--transition)}
.article a:hover{border-bottom-color:var(--accent-dark)}
.article blockquote{border-left:4px solid var(--accent);background:rgba(200,154,91,0.06);padding:1.1rem 1.4rem;margin:1.4rem 0;font-style:italic;color:var(--ink);border-radius:0 8px 8px 0}
.article .callout{background:var(--off-white);border:1px solid var(--rule);border-left:4px solid var(--primary);border-radius:0 8px 8px 0;padding:1.2rem 1.4rem;margin:1.6rem 0;font-size:0.95rem}
.article .callout strong{color:var(--primary-dark)}
.rate-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(160px,1fr));gap:1px;background:var(--rule);border:1px solid var(--rule);border-radius:10px;overflow:hidden;margin:1.5rem 0}
.rate-cell{background:var(--white);padding:1.2rem 1.3rem}
.rate-cell .lbl{font-size:10px;font-weight:700;letter-spacing:0.1em;text-transform:uppercase;color:var(--ink-light);margin-bottom:0.45rem}
.rate-cell .val{font-family:var(--font-serif);font-size:1.55rem;color:var(--primary-dark);font-weight:600;line-height:1}
.rate-cell .sub{font-size:11px;color:var(--ink-light);margin-top:0.3rem}

/* STAT CARDS */
.stat-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(170px,1fr));gap:1px;background:var(--rule);border:1px solid var(--rule);border-radius:10px;overflow:hidden;margin:1.4rem 0 2rem}
.stat-card{background:var(--white);padding:1.4rem 1.5rem}
.stat-card .label{font-size:11px;font-weight:600;letter-spacing:0.05em;text-transform:uppercase;color:var(--ink-light);margin-bottom:0.5rem}
.stat-card .value{font-family:var(--font-serif);font-size:2rem;line-height:1;color:var(--primary-dark);margin-bottom:0.35rem;font-weight:600}
.stat-card .sub{font-size:12px;color:var(--ink-light)}
.stat-card .value.danger{color:var(--red)}
.stat-card .value.success{color:var(--green)}
.stat-card .value.warn{color:var(--amber)}

/* PAGE TOOLBAR */
.page-actions{display:flex;gap:0.7rem;flex-wrap:wrap;margin-top:1.4rem}

/* EMPTY STATE */
.empty-state{background:var(--white);border:1px dashed var(--light-gray);border-radius:12px;padding:3rem 2rem;text-align:center}
.empty-state i{font-size:2rem;color:var(--accent);margin-bottom:1rem}
.empty-state h3{font-family:var(--font-serif);font-size:1.4rem;color:var(--primary-dark);margin-bottom:0.5rem}
.empty-state p{font-size:0.95rem;color:var(--ink-mid);max-width:480px;margin:0 auto}

/* CTA */
.cta-band{background:var(--primary-dark);color:var(--white);padding:64px 24px;text-align:center}
.cta-band h2{font-family:var(--font-serif);font-size:clamp(1.5rem,3vw,2.1rem);font-weight:500;margin-bottom:0.7rem}
.cta-band h2 em{color:var(--accent-light);font-style:italic}
.cta-band p{color:rgba(255,255,255,0.7);max-width:580px;margin:0 auto 1.8rem;font-size:0.95rem}

/* FOOTER */
.site-footer{background:var(--primary-dark);color:rgba(255,255,255,0.7);padding:52px 0 0;font-size:0.88rem;border-top:1px solid rgba(255,255,255,0.05)}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:40px;padding-bottom:40px;max-width:1200px;margin:0 auto;padding-left:24px;padding-right:24px}
@media(max-width:760px){.footer-grid{grid-template-columns:1fr 1fr}}
@media(max-width:500px){.footer-grid{grid-template-columns:1fr}}
.site-footer h4{color:var(--white);font-weight:700;margin-bottom:14px;font-size:0.9rem;letter-spacing:0.5px;text-transform:uppercase}
.site-footer a{display:block;margin-bottom:8px;color:rgba(255,255,255,0.6);transition:color 0.2s}
.site-footer a:hover{color:var(--accent)}
.footer-tag{font-size:0.85rem;line-height:1.6;margin-top:12px;opacity:0.7;max-width:280px}
.footer-bottom{text-align:center;padding:22px 0;border-top:1px solid rgba(255,255,255,0.08);font-size:0.77rem;opacity:0.55}

@media(max-width:600px){
  .page-hero{padding:118px 20px 48px}
  main section{padding:44px 0}
}