/* ==========================================================================
   Elevate Properties Utah — Capital Partners (Investor) Site
   Design system reused verbatim from the seller site's brand tokens so both
   properties feel like one company. See HANDOFF-INVESTOR-SITE.md for source.
   ========================================================================== */

:root{
  --green-950:#181a1b; --green-900:#25282a; --green-800:#42484c; --green-700:#5f676d;
  --green-600:#329ba1; --green-500:#247075;
  --gold-600:#247075; --gold-500:#68cad0; --gold-400:#99dade;
  --cream-50:#f7fafa; --cream-100:#eef4f4; --cream-200:#e2ebeb;
  --ink-900:#1c1f21; --ink-700:#474e52; --ink-500:#6e777d; --white:#ffffff; --danger:#b3261e;
  --success:#1e7e34;
  --radius-sm:6px; --radius-md:12px; --radius-lg:20px; --maxw:1180px;
  --shadow-sm: 0 1px 3px rgba(24,26,27,.08), 0 1px 2px rgba(24,26,27,.06);
  --shadow-md: 0 8px 24px rgba(24,26,27,.10), 0 2px 6px rgba(24,26,27,.06);
  --shadow-lg: 0 20px 48px rgba(24,26,27,.16), 0 6px 16px rgba(24,26,27,.08);
  --font-head: 'Poppins', 'Segoe UI', Arial, sans-serif;
  --font-body: 'Inter', 'Segoe UI', Arial, sans-serif;
}

*,*::before,*::after{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0; font-family:var(--font-body); color:var(--ink-900);
  background:var(--cream-50); line-height:1.55; -webkit-font-smoothing:antialiased;
}
h1,h2,h3,h4{font-family:var(--font-head); font-weight:700; color:var(--green-950); line-height:1.15; margin:0 0 .5em;}
h1{font-size:clamp(2.1rem,4.2vw,3.4rem);}
h2{font-size:clamp(1.6rem,3vw,2.35rem);}
h3{font-size:1.25rem;}
p{margin:0 0 1em; color:var(--ink-700);}
a{color:var(--gold-600); text-decoration:none;}
a:hover{text-decoration:underline;}
img{max-width:100%; display:block;}
ul{padding-left:1.2em;}
.container{max-width:var(--maxw); margin:0 auto; padding:0 24px;}
.eyebrow{
  display:inline-flex; align-items:center; gap:8px; font-family:var(--font-head);
  font-weight:700; font-size:.75rem; letter-spacing:.08em; text-transform:uppercase;
  color:var(--gold-600); background:var(--cream-100); border:1px solid var(--cream-200);
  padding:6px 14px; border-radius:999px; margin-bottom:14px;
}
.section{padding:72px 0;}
.section-tight{padding:48px 0;}
.section-alt{background:var(--white);}
.section-dark{background:var(--green-950); color:var(--cream-50);}
.section-dark h2, .section-dark h3{color:var(--white);}
.section-dark p{color:var(--cream-200);}
.center{text-align:center;}
.max-w-copy{max-width:680px; margin-left:auto; margin-right:auto;}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex; align-items:center; justify-content:center; gap:8px;
  font-family:var(--font-head); font-weight:700; font-size:.95rem;
  padding:14px 26px; border-radius:var(--radius-sm); border:2px solid transparent;
  cursor:pointer; transition:transform .15s ease, box-shadow .15s ease, background .15s ease, color .15s ease;
  text-decoration:none; line-height:1;
}
.btn:hover{text-decoration:none; transform:translateY(-1px);}
.btn-primary{background:var(--gold-600); color:var(--white); box-shadow:var(--shadow-sm);}
.btn-primary:hover{background:var(--green-500); box-shadow:var(--shadow-md);}
.btn-secondary{background:transparent; color:var(--white); border-color:rgba(255,255,255,.5);}
.btn-secondary:hover{background:rgba(255,255,255,.12); border-color:var(--white);}
.btn-outline{background:transparent; color:var(--gold-600); border-color:var(--gold-500);}
.btn-outline:hover{background:var(--cream-100);}
.btn-block{width:100%;}
.btn-lg{padding:17px 32px; font-size:1.05rem;}

/* ---------- Header / Nav ---------- */
.site-header{
  position:sticky; top:0; z-index:1000; background:rgba(255,255,255,.97);
  backdrop-filter:saturate(160%) blur(6px); border-bottom:1px solid var(--cream-200);
  box-shadow:0 1px 0 rgba(24,26,27,.02);
}
.nav-row{display:flex; align-items:center; justify-content:space-between; max-width:var(--maxw); margin:0 auto; padding:12px 24px; gap:20px;}
.logo-lockup{display:flex; align-items:center; gap:10px;}
.logo-lockup img{height:40px; width:auto; display:block;}
.nav-links{display:flex; align-items:center; gap:28px; list-style:none; margin:0; padding:0;}
.nav-links a{color:var(--ink-700); font-weight:600; font-size:.94rem;}
.nav-links a:hover{color:var(--gold-600); text-decoration:none;}
.nav-cta{display:flex; align-items:center; gap:12px;}
.nav-phone{color:var(--green-950); font-weight:700; font-family:var(--font-head); font-size:.95rem; white-space:nowrap;}
.nav-phone span{display:block; font-family:var(--font-body); font-weight:600; font-size:.68rem; color:var(--gold-600); letter-spacing:.05em;}
.nav-toggle{display:none; background:none; border:0; color:var(--green-950); font-size:1.6rem; cursor:pointer;}

@media (max-width: 880px){
  .nav-links{position:fixed; inset:64px 0 0 0; background:var(--white); flex-direction:column; padding:32px 24px; gap:22px; transform:translateX(100%); transition:transform .25s ease; overflow-y:auto; box-shadow:var(--shadow-lg);}
  .nav-links.open{transform:translateX(0);}
  .nav-cta .btn-primary{display:none;}
  .nav-toggle{display:block;}
}

/* ---------- Hero ---------- */
.hero{
  background:
    radial-gradient(1100px 520px at 82% -10%, rgba(104,202,208,.22), transparent 60%),
    linear-gradient(180deg, var(--green-950), var(--green-900));
  color:var(--white); padding:64px 0 88px; position:relative; overflow:hidden;
}
.hero-grid{display:grid; grid-template-columns:1.05fr .95fr; gap:56px; align-items:start;}
.hero h1{color:var(--white);}
.hero .lede{font-size:1.15rem; color:var(--cream-200); max-width:560px; margin-bottom:26px;}
.hero-stats{display:flex; flex-wrap:wrap; gap:28px; margin-top:34px;}
.hero-stat b{display:block; font-family:var(--font-head); font-size:1.7rem; color:var(--gold-400); line-height:1;}
.hero-stat span{font-size:.82rem; color:var(--cream-200);}
.hero-trustline{display:flex; align-items:center; gap:10px; margin-top:28px; color:var(--cream-200); font-size:.88rem;}
.hero-trustline .stars{color:var(--gold-400); letter-spacing:2px;}
@media (max-width: 940px){ .hero-grid{grid-template-columns:1fr;} }

/* ---------- Lead form card ---------- */
.lead-card{
  background:var(--white); border-radius:var(--radius-lg); padding:30px; box-shadow:var(--shadow-lg);
  color:var(--ink-900); position:relative;
}
.lead-card h3{margin-bottom:4px;}
.lead-card .sub{font-size:.88rem; color:var(--ink-500); margin-bottom:20px;}
.form-row{display:grid; grid-template-columns:1fr 1fr; gap:14px; margin-bottom:14px;}
.form-row.single{grid-template-columns:1fr;}
.field{display:flex; flex-direction:column; gap:6px;}
.field label{font-size:.78rem; font-weight:700; color:var(--ink-700); text-transform:uppercase; letter-spacing:.03em;}
.field input, .field select, .field textarea{
  font-family:var(--font-body); font-size:.96rem; padding:12px 13px; border:1.5px solid var(--cream-200);
  border-radius:var(--radius-sm); background:var(--cream-50); color:var(--ink-900); width:100%;
}
.field input:focus, .field select:focus, .field textarea:focus{outline:none; border-color:var(--gold-500); background:var(--white); box-shadow:0 0 0 3px rgba(104,202,208,.25);}
.field.error input, .field.error select{border-color:var(--danger);}
.field .err-msg{font-size:.76rem; color:var(--danger); display:none;}
.field.error .err-msg{display:block;}
.check-row{display:flex; align-items:flex-start; gap:10px; font-size:.82rem; color:var(--ink-500); margin:8px 0 16px;}
.check-row input{margin-top:3px;}
.form-fineprint{font-size:.72rem; color:var(--ink-500); margin-top:14px; text-align:center;}
.form-success{display:none; text-align:center; padding:20px 6px;}
.form-success.show{display:block;}
.form-success .check{width:56px; height:56px; border-radius:50%; background:var(--success); color:#fff; display:flex; align-items:center; justify-content:center; font-size:1.6rem; margin:0 auto 14px;}
.form-error-banner{display:none; background:#fdecea; border:1px solid var(--danger); color:var(--danger); font-size:.82rem; padding:10px 12px; border-radius:var(--radius-sm); margin-bottom:14px;}
.form-error-banner.show{display:block;}

/* ---------- Trust bar ---------- */
.trust-bar{background:var(--white); border-top:1px solid var(--cream-200); border-bottom:1px solid var(--cream-200); padding:26px 0;}
.trust-bar .container{display:flex; flex-wrap:wrap; justify-content:space-between; gap:20px;}
.trust-item{display:flex; align-items:center; gap:12px; flex:1 1 200px;}
.trust-item .num{font-family:var(--font-head); font-weight:700; font-size:1.5rem; color:var(--green-950);}
.trust-item .label{font-size:.78rem; color:var(--ink-500); line-height:1.3;}

/* ---------- Cards / grids ---------- */
.grid-3{display:grid; grid-template-columns:repeat(3,1fr); gap:24px;}
.grid-2{display:grid; grid-template-columns:repeat(2,1fr); gap:24px;}
.grid-4{display:grid; grid-template-columns:repeat(4,1fr); gap:20px;}
@media (max-width: 900px){ .grid-3, .grid-4{grid-template-columns:repeat(2,1fr);} }
@media (max-width: 600px){ .grid-3, .grid-2, .grid-4{grid-template-columns:1fr;} }

.step-card{background:var(--white); border:1px solid var(--cream-200); border-radius:var(--radius-md); padding:26px; box-shadow:var(--shadow-sm);}
.step-card .step-num{font-family:var(--font-head); font-weight:800; font-size:.85rem; color:var(--white); background:var(--gold-600); width:34px; height:34px; border-radius:50%; display:flex; align-items:center; justify-content:center; margin-bottom:16px;}
/* .step-card has a white background even inside .section-dark, but
   .section-dark h3/p rules (meant for the dark background around it) were
   winning and rendering near-white text on these white cards — invisible.
   Force dark charcoal text on the card content regardless of section. */
.step-card h3{color:var(--green-950);}
.step-card p{color:var(--ink-700); margin-bottom:0;}

.feature-card{display:flex; gap:16px; align-items:flex-start; background:var(--white); border:1px solid var(--cream-200); border-radius:var(--radius-md); padding:22px;}
.feature-card .ic{width:44px; height:44px; border-radius:10px; background:var(--cream-100); color:var(--gold-600); display:flex; align-items:center; justify-content:center; font-size:1.3rem; flex:none;}
.feature-card h3{margin-bottom:6px; font-size:1.05rem;}
.feature-card p{font-size:.92rem; margin:0;}

/* ---------- Team ---------- */
.team-card{background:var(--white); border:1px solid var(--cream-200); border-radius:var(--radius-lg); padding:28px; text-align:center; box-shadow:var(--shadow-sm);}
.avatar{width:120px; height:120px; border-radius:50%; margin:0 auto 18px; background:linear-gradient(135deg,var(--green-800),var(--green-950)); color:var(--gold-400); display:flex; align-items:center; justify-content:center; font-family:var(--font-head); font-weight:700; font-size:2rem; border:4px solid var(--cream-100);}
.team-card h3{margin-bottom:2px;}
.team-card .role{color:var(--gold-600); font-weight:700; font-size:.85rem; text-transform:uppercase; letter-spacing:.04em; margin-bottom:14px; display:block;}
.badge-row{display:flex; flex-wrap:wrap; gap:8px; justify-content:center; margin-top:14px;}
.badge{display:inline-flex; align-items:center; gap:6px; font-size:.72rem; font-weight:700; background:var(--cream-100); color:var(--green-500); border:1px solid var(--cream-200); border-radius:999px; padding:5px 12px;}

/* ---------- Reviews ---------- */
.review-card{background:var(--white); border:1px solid var(--cream-200); border-radius:var(--radius-md); padding:24px; box-shadow:var(--shadow-sm); display:flex; flex-direction:column; gap:10px;}
.review-stars{color:var(--gold-500); letter-spacing:2px; font-size:1rem;}
.review-name{font-family:var(--font-head); font-weight:700; font-size:.95rem; color:var(--green-950);}
.review-meta{font-size:.76rem; color:var(--ink-500);}
.verified-badge{display:inline-flex; align-items:center; gap:5px; font-size:.7rem; font-weight:700; color:var(--success); background:#eaf6ec; border:1px solid #cfe9d3; border-radius:999px; padding:4px 10px; width:fit-content;}
.sample-badge{display:inline-flex; align-items:center; gap:5px; font-size:.7rem; font-weight:700; color:var(--ink-500); background:var(--cream-100); border:1px dashed var(--cream-200); border-radius:999px; padding:4px 10px; width:fit-content;}

/* ---------- Before/After ---------- */
.ba-card{background:var(--white); border:1px solid var(--cream-200); border-radius:var(--radius-md); overflow:hidden; box-shadow:var(--shadow-sm);}
.ba-photos{display:grid; grid-template-columns:1fr 1fr;}
.ba-photo{aspect-ratio:4/3; display:flex; align-items:center; justify-content:center; flex-direction:column; gap:6px; font-family:var(--font-head); font-weight:700; font-size:.78rem; letter-spacing:.06em; text-transform:uppercase; color:var(--ink-500); background:repeating-linear-gradient(45deg, var(--cream-100), var(--cream-100) 10px, var(--cream-50) 10px, var(--cream-50) 20px);}
.ba-photo.after{color:var(--gold-600); background:repeating-linear-gradient(45deg, var(--cream-200), var(--cream-200) 10px, var(--cream-100) 10px, var(--cream-100) 20px);}
.ba-body{padding:18px 20px;}
.ba-body h3{font-size:1.02rem; margin-bottom:8px;}
.ba-stats{display:flex; flex-wrap:wrap; gap:14px; font-size:.8rem; color:var(--ink-500); margin-top:10px;}
.ba-stats b{color:var(--ink-900); display:block; font-size:.95rem;}
.placeholder-tag{display:inline-block; font-size:.68rem; font-weight:700; letter-spacing:.04em; text-transform:uppercase; color:var(--danger); background:#fdecea; border-radius:4px; padding:2px 8px; margin-bottom:8px;}
.ba-photo img{width:100%; height:100%; object-fit:cover; display:block;}

/* ---------- Real Case Studies ---------- */
.case-tag{display:inline-block; font-size:.68rem; font-weight:700; letter-spacing:.04em; text-transform:uppercase; color:var(--gold-600); background:var(--cream-100); border-radius:4px; padding:3px 10px; margin-bottom:10px;}
.case-layout{display:grid; grid-template-columns:1.3fr .9fr; gap:36px; align-items:start;}
@media (max-width: 900px){ .case-layout{grid-template-columns:1fr;} }
.case-layout p{margin-bottom:16px; line-height:1.7;}
.deal-meta{background:var(--cream-100); border:1px solid var(--cream-200); border-radius:var(--radius-md); padding:20px 22px; margin-top:20px; display:flex; flex-direction:column; gap:12px;}
.deal-meta div{display:flex; justify-content:space-between; gap:12px; font-size:.85rem; border-bottom:1px solid var(--cream-200); padding-bottom:10px;}
.deal-meta div:last-child{border-bottom:none; padding-bottom:0;}
.deal-meta span{color:var(--ink-500);}
.deal-meta b{color:var(--green-950); text-align:right;}
.pull-quote{font-family:var(--font-head); font-style:italic; font-size:1.15rem; color:var(--green-950); border-left:3px solid var(--gold-500); padding-left:18px; margin:24px 0;}
.historic-callout{display:flex; gap:16px; background:var(--cream-100); border:1px solid var(--cream-200); border-radius:var(--radius-md); padding:18px; margin:20px 0;}
.historic-callout img{width:110px; height:110px; object-fit:cover; border-radius:var(--radius-sm); flex:none;}
.historic-callout p{margin:6px 0 0; font-size:.86rem; color:var(--ink-700);}
.evidence-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:20px; margin-top:24px;}
@media (max-width: 700px){ .evidence-grid{grid-template-columns:1fr;} }
.evidence-grid figure{margin:0;}
.evidence-grid img{width:100%; aspect-ratio:4/3; object-fit:cover; border-radius:var(--radius-md); display:block;}
.evidence-grid figcaption{font-size:.78rem; color:var(--ink-500); margin-top:8px;}
.photo-grid{display:grid; grid-template-columns:repeat(2,1fr); gap:20px; margin-top:24px;}
.photo-grid.cols-4{grid-template-columns:repeat(4,1fr);}
@media (max-width: 700px){ .photo-grid{grid-template-columns:1fr;} .photo-grid.cols-4{grid-template-columns:repeat(2,1fr);} }
@media (max-width: 460px){ .photo-grid.cols-4{grid-template-columns:1fr;} }
.photo-grid img{width:100%; aspect-ratio:4/3; object-fit:cover; border-radius:var(--radius-md); display:block;}
.case-divider{margin:64px 0; padding-top:56px; border-top:1px solid var(--cream-200);}

/* ---------- FAQ ---------- */
.faq-item{border-bottom:1px solid var(--cream-200); padding:18px 0;}
.faq-q{display:flex; justify-content:space-between; align-items:center; cursor:pointer; font-family:var(--font-head); font-weight:700; color:var(--green-950); gap:16px;}
.faq-q .chev{transition:transform .2s ease; color:var(--gold-600); flex:none;}
.faq-item.open .faq-q .chev{transform:rotate(45deg);}
.faq-a{max-height:0; overflow:hidden; transition:max-height .25s ease;}
.faq-item.open .faq-a{max-height:400px;}
.faq-a p{padding-top:12px; margin:0;}

/* ---------- CTA band ---------- */
.cta-band{background:linear-gradient(120deg,var(--gold-600),var(--green-500)); color:var(--white); border-radius:var(--radius-lg); padding:44px; display:flex; flex-wrap:wrap; justify-content:space-between; align-items:center; gap:24px;}
.cta-band h2{color:var(--white); margin-bottom:6px;}
.cta-band p{color:rgba(255,255,255,.9); margin:0;}

/* ---------- Footer ---------- */
.site-footer{background:var(--green-950); color:var(--cream-200); padding:56px 0 24px;}
.footer-grid{display:grid; grid-template-columns:1.4fr 1fr 1fr 1fr; gap:36px; padding-bottom:36px; border-bottom:1px solid rgba(255,255,255,.08);}
.footer-grid h4{color:var(--white); font-family:var(--font-head); font-size:.85rem; text-transform:uppercase; letter-spacing:.06em; margin-bottom:16px;}
.footer-grid ul{list-style:none; padding:0; margin:0; display:flex; flex-direction:column; gap:10px;}
.footer-grid a{color:var(--cream-200); font-size:.9rem;}
.footer-grid a:hover{color:var(--gold-400);}
.footer-about p{font-size:.88rem; color:var(--cream-200); max-width:320px;}
.footer-bottom{display:flex; flex-wrap:wrap; justify-content:space-between; gap:12px; padding-top:20px; font-size:.78rem; color:var(--green-700);}
.footer-disclosure{font-size:.74rem; color:var(--green-700); line-height:1.6; max-width:var(--maxw); margin:18px auto 0; padding:0 24px;}
@media (max-width: 820px){ .footer-grid{grid-template-columns:1fr 1fr;} }
@media (max-width: 520px){ .footer-grid{grid-template-columns:1fr;} }

/* ---------- Sticky mobile CTA ---------- */
.sticky-cta{position:fixed; left:0; right:0; bottom:0; z-index:900; background:var(--green-950); border-top:1px solid rgba(255,255,255,.1); padding:10px 16px; display:none; gap:10px;}
.sticky-cta a{flex:1;}
@media (max-width: 720px){ .sticky-cta{display:flex;} body{padding-bottom:64px;} }

/* ---------- Chat widget ---------- */
.chat-launcher{
  position:fixed; right:22px; bottom:22px; z-index:1200; width:60px; height:60px; border-radius:50%;
  background:var(--gold-600); color:#fff; border:none; box-shadow:var(--shadow-lg); cursor:pointer;
  display:flex; align-items:center; justify-content:center; font-size:1.5rem; transition:transform .15s ease;
}
.chat-launcher:hover{transform:scale(1.06);}
.chat-launcher .dot{position:absolute; top:6px; right:6px; width:12px; height:12px; border-radius:50%; background:var(--danger); border:2px solid var(--white);}
@media (max-width: 720px){ .chat-launcher{bottom:80px;} }

.chat-panel{
  position:fixed; right:22px; bottom:94px; z-index:1200; width:340px; max-width:calc(100vw - 32px);
  background:var(--white); border-radius:var(--radius-lg); box-shadow:var(--shadow-lg); overflow:hidden;
  display:none; flex-direction:column; max-height:min(560px, 70vh);
}
.chat-panel.open{display:flex;}
.chat-head{background:var(--green-950); color:var(--white); padding:16px 18px; display:flex; align-items:center; gap:12px;}
.chat-head .mark{width:36px; height:36px; border-radius:50%; background:var(--gold-600); display:flex; align-items:center; justify-content:center; font-weight:700; flex:none;}
.chat-head b{display:block; font-family:var(--font-head); font-size:.92rem;}
.chat-head span{font-size:.74rem; color:var(--gold-400);}
.chat-close{margin-left:auto; background:none; border:none; color:var(--cream-200); font-size:1.2rem; cursor:pointer;}
.chat-body{padding:18px; overflow-y:auto; flex:1; background:var(--cream-50);}
.chat-bubble{background:var(--white); border:1px solid var(--cream-200); border-radius:var(--radius-md); border-top-left-radius:4px; padding:12px 14px; font-size:.86rem; margin-bottom:14px; max-width:88%;}
.chat-form .field{margin-bottom:10px;}
.chat-form .field label{font-size:.72rem;}
.chat-footer{padding:14px 18px; border-top:1px solid var(--cream-200); background:var(--white);}

/* ---------- Utility ---------- */
.mt-0{margin-top:0;} .mb-0{margin-bottom:0;}
.text-muted{color:var(--ink-500);}
.pill-list{display:flex; flex-wrap:wrap; gap:10px; list-style:none; padding:0;}
.pill-list li{background:var(--cream-100); border:1px solid var(--cream-200); border-radius:999px; padding:8px 16px; font-size:.85rem; color:var(--ink-700); font-weight:600;}

.page-hero{background:linear-gradient(180deg,var(--green-950),var(--green-900)); color:var(--white); padding:56px 0;}
.page-hero h1{color:var(--white); margin-bottom:8px;}
.page-hero p{color:var(--cream-200); max-width:640px;}
.breadcrumb{font-size:.8rem; color:var(--gold-400); margin-bottom:10px;}