/* =========================================================
   Plains Property Management — "Homestead" design system
   Warm high-plains editorial. Green + deep purple brand.
   Shared across all pages.
   ========================================================= */
:root{
  --oat:#efe9d8;
  --oat-warm:#e8e0cb;
  --ink:#2c2350;
  --ink-alt:#3A2A7C;
  --green:#2E9D4E;
  --green-dark:#247d3e;
  --white:#ffffff;
  --hair:#ddd2b6;
  --muted:#5b5470;
  --serif:Georgia,'Times New Roman',serif;
  --sans:system-ui,-apple-system,'Segoe UI',Roboto,Arial,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--oat);line-height:1.6;font-size:17px;-webkit-font-smoothing:antialiased}
h1,h2,h3{font-family:var(--serif);font-weight:700;line-height:1.12;letter-spacing:.2px;margin:0}
p{margin:0 0 1em}
a{color:var(--ink-alt)}
em{font-style:italic}
img{max-width:100%;display:block}
.wrap{width:100%;max-width:1120px;margin:0 auto;padding:0 24px}
.eyebrow{font-family:var(--sans);text-transform:uppercase;letter-spacing:.3em;font-size:12px;font-weight:700;color:var(--green);margin:0 0 14px}
.center{text-align:center}
.muted{color:var(--muted)}
.horizon{height:1px;background:var(--hair);border:0;margin:0}
.prose{max-width:720px;margin:0 auto}

/* Buttons */
.btn{display:inline-flex;align-items:center;gap:.5em;font-family:var(--sans);font-weight:700;font-size:15px;padding:13px 24px;border-radius:2px;border:2px solid transparent;text-decoration:none;cursor:pointer;transition:transform .12s ease,background .18s ease,color .18s ease;line-height:1}
.btn-purple{background:var(--ink-alt);color:#fff;border-color:var(--ink-alt)}
.btn-purple:hover{background:var(--ink)}
.btn-green{background:var(--green);color:#fff;border-color:var(--green)}
.btn-green:hover{background:var(--green-dark)}
.btn-outline{background:transparent;color:var(--ink-alt);border-color:var(--ink-alt)}
.btn-outline:hover{background:var(--ink-alt);color:#fff}
.btn:active{transform:translateY(1px)}
a:focus-visible,.btn:focus-visible,button:focus-visible{outline:3px solid var(--green);outline-offset:3px;border-radius:2px}
.actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:24px}
.actions.center{justify-content:center}

/* Header */
header.site{position:sticky;top:0;z-index:50;background:rgba(239,233,216,.94);backdrop-filter:saturate(1.2) blur(6px);border-bottom:1px solid var(--hair)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{display:flex;align-items:center;text-decoration:none;color:var(--ink)}
.logo{color:var(--ink);display:block}
header .logo{width:118px;height:auto}
.nav-links{display:flex;align-items:center;gap:28px;list-style:none;margin:0;padding:0}
.nav-links a{font-family:var(--sans);font-weight:600;font-size:15px;color:var(--ink);text-decoration:none;padding:6px 2px;position:relative}
.nav-links a::after{content:"";position:absolute;left:0;right:0;bottom:-2px;height:2px;background:var(--green);transform:scaleX(0);transform-origin:left;transition:transform .18s ease}
.nav-links a:hover::after,.nav-links a:focus-visible::after{transform:scaleX(1)}
.nav-links a[aria-current="page"]{color:var(--green-dark)}
.nav-links a[aria-current="page"]::after{transform:scaleX(1)}
.nav-cta{display:flex;align-items:center;gap:14px}
.hamburger{display:none;background:none;border:2px solid var(--ink-alt);border-radius:2px;width:46px;height:40px;cursor:pointer;padding:0;color:var(--ink-alt)}
.hamburger span{display:block;width:20px;height:2px;background:currentColor;margin:4px auto;transition:.2s}
.hamburger[aria-expanded="true"] span:nth-child(1){transform:translateY(6px) rotate(45deg)}
.hamburger[aria-expanded="true"] span:nth-child(2){opacity:0}
.hamburger[aria-expanded="true"] span:nth-child(3){transform:translateY(-6px) rotate(-45deg)}

/* Hero (home) */
.hero{background:var(--oat);padding:70px 0 20px;text-align:center;position:relative}
.hero h1{font-size:clamp(38px,6vw,68px);max-width:14ch;margin:0 auto 22px}
.hero h1 em{color:var(--green)}
.hero .sub{font-size:19px;color:var(--muted);max-width:56ch;margin:0 auto 30px}
.hero-ctas{display:flex;gap:14px;justify-content:center;flex-wrap:wrap;margin-bottom:34px}
.badges{display:flex;gap:10px;justify-content:center;flex-wrap:wrap;margin-bottom:52px}
.badge{font-family:var(--sans);font-size:13px;font-weight:600;color:var(--ink);background:var(--white);border:1px solid var(--hair);border-radius:2px;padding:8px 14px;display:inline-flex;align-items:center;gap:8px}
.badge .dot{width:8px;height:8px;background:var(--green);border-radius:50%;flex:none}
.hero-horizon{max-width:1120px;margin:0 auto;padding:0 24px}
.hero-horizon hr{height:1px;background:var(--hair);border:0}

/* Interior page hero */
.page-hero{background:var(--oat);padding:58px 0 26px;text-align:center}
.page-hero h1{font-size:clamp(32px,5vw,52px);max-width:20ch;margin:0 auto 16px}
.page-hero h1 em{color:var(--green)}
.page-hero .sub{font-size:18px;color:var(--muted);max-width:62ch;margin:0 auto}

/* Sections */
section{padding:72px 0}
.band-warm{background:var(--oat-warm)}
.band-white{background:var(--white)}
.band-oat{background:var(--oat)}
.section-head{max-width:60ch;margin:0 auto 46px;text-align:center}
.section-head h2{font-size:clamp(28px,4vw,40px);margin-bottom:14px}
.section-head p{color:var(--muted);font-size:18px;margin:0}

/* Card grids */
.grid{display:grid;gap:22px}
.services-grid{grid-template-columns:repeat(3,1fr)}
.card{background:var(--white);border:1px solid var(--hair);border-radius:3px;padding:30px 26px;transition:transform .16s ease,box-shadow .16s ease}
.card:hover{transform:translateY(-3px);box-shadow:0 14px 30px -18px rgba(44,35,80,.4)}
.card .ico{width:52px;height:52px;border:1px solid var(--hair);border-radius:3px;display:flex;align-items:center;justify-content:center;margin-bottom:18px;background:var(--oat);color:var(--green)}
.card .ico svg{width:28px;height:28px}
.card h3{font-size:22px;margin-bottom:8px}
.card p{color:var(--muted);font-size:15.5px;margin:0}

/* Why / value list */
.why-layout{display:grid;grid-template-columns:0.9fr 1.1fr;gap:56px;align-items:start}
.why-intro h2{font-size:clamp(28px,4vw,40px);margin-bottom:16px}
.why-intro p{color:var(--muted);font-size:17px}
.why-list{list-style:none;margin:0;padding:0;display:grid;gap:18px}
.why-list li{display:flex;gap:16px;align-items:flex-start}
.check{flex:none;width:30px;height:30px;border-radius:50%;background:var(--green);display:flex;align-items:center;justify-content:center;margin-top:2px}
.check svg{width:16px;height:16px;stroke:#fff}
.why-list h3{font-family:var(--sans);font-size:16.5px;font-weight:700;margin-bottom:2px}
.why-list p{margin:0;color:var(--muted);font-size:15px}

/* Portals */
.portals-grid{grid-template-columns:1fr 1fr;gap:24px}
.portal{background:var(--white);border:1px solid var(--hair);border-radius:3px;padding:38px 34px;display:flex;flex-direction:column}
.portal .ico{width:56px;height:56px;border-radius:3px;display:flex;align-items:center;justify-content:center;margin-bottom:20px;color:#fff}
.portal.tenant .ico{background:var(--green)}
.portal.owner .ico{background:var(--ink-alt)}
.portal .ico svg{width:30px;height:30px}
.portal h3{font-size:25px;margin-bottom:10px}
.portal p{color:var(--muted);font-size:16px}
.portal ul{list-style:none;margin:0 0 24px;padding:0;display:grid;gap:9px}
.portal ul li{position:relative;padding-left:22px;color:var(--ink);font-size:15px}
.portal ul li::before{content:"";position:absolute;left:0;top:8px;width:9px;height:9px;background:var(--green);border-radius:2px}
.portal .btn{margin-top:auto;align-self:flex-start}

/* Split media/text */
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.split.rev .split-media{order:2}
.split-text .eyebrow{margin-bottom:12px}
.split-text h2{font-size:clamp(26px,3.6vw,36px);margin-bottom:14px}
.split-text p{color:var(--muted)}
.media-frame{border:1px solid var(--hair);border-radius:3px;min-height:320px;display:flex;align-items:center;justify-content:center;text-align:center;padding:30px;color:#fff;background:linear-gradient(135deg,var(--ink-alt),var(--ink))}
.media-frame.green{background:linear-gradient(135deg,var(--green),var(--green-dark))}
.media-frame .mf-inner strong{font-family:var(--serif);font-size:22px;display:block;margin-top:12px}
.media-frame .mf-inner span{font-size:14px;color:rgba(255,255,255,.82)}
.media-frame svg{width:52px;height:52px;stroke:currentColor;color:#fff;opacity:.92}

/* Steps */
.steps{display:grid;gap:22px;max-width:760px;margin:0 auto}
.step{display:flex;gap:18px;align-items:flex-start}
.step .n{flex:none;width:44px;height:44px;border-radius:50%;background:var(--ink-alt);color:#fff;font-family:var(--serif);font-weight:700;display:flex;align-items:center;justify-content:center}
.step h3{font-size:20px;margin-bottom:4px}
.step p{margin:0;color:var(--muted);font-size:15.5px}

/* Contact grid + form */
.contact-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:48px;align-items:start}
.form{display:grid;gap:16px}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{display:grid;gap:6px}
.field label{font-size:14px;font-weight:600}
.field input,.field select,.field textarea{font-family:var(--sans);font-size:16px;padding:12px 14px;border:1px solid var(--hair);border-radius:3px;background:#fff;color:var(--ink);width:100%}
.field textarea{min-height:130px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--green);box-shadow:0 0 0 3px rgba(46,157,78,.18)}
.form-note{font-size:13.5px;color:var(--muted)}
.form-status{font-weight:600;color:var(--ink-alt)}

/* Info list */
.info-list{list-style:none;margin:0;padding:0;display:grid;gap:20px}
.info-list li{display:flex;gap:14px;align-items:flex-start}
.info-list .ic{flex:none;width:46px;height:46px;border:1px solid var(--hair);border-radius:3px;background:var(--oat);color:var(--green);display:flex;align-items:center;justify-content:center}
.info-list .ic svg{width:22px;height:22px}
.info-list b{display:block;color:var(--ink)}
.info-list a,.info-list address,.info-list span{color:var(--muted);font-style:normal;text-decoration:none;line-height:1.6}
.info-list a:hover{color:var(--green-dark)}
.map-frame{border:1px solid var(--hair);width:100%;height:300px;border-radius:3px;margin-top:24px}

/* Listings */
.listings-grid{grid-template-columns:repeat(3,1fr)}
.listing{background:#fff;border:1px solid var(--hair);border-radius:3px;overflow:hidden;display:flex;flex-direction:column}
.listing:hover{box-shadow:0 14px 30px -18px rgba(44,35,80,.4)}
.listing .photo{aspect-ratio:3/2;background:linear-gradient(135deg,var(--oat-warm),var(--hair));display:flex;align-items:center;justify-content:center;color:var(--muted);font-size:14px;position:relative}
.listing .tag{position:absolute;top:12px;left:12px;background:var(--green);color:#fff;font-size:12px;font-weight:700;padding:4px 10px;border-radius:2px}
.listing .tag.rented{background:var(--ink-alt)}
.listing .l-body{padding:18px;display:flex;flex-direction:column;gap:4px;flex:1}
.listing .price{font-family:var(--serif);font-size:22px;color:var(--ink-alt)}
.listing .addr{font-weight:600}
.listing .meta{display:flex;gap:14px;color:var(--muted);font-size:14px;margin-top:auto;padding-top:10px;border-top:1px solid var(--hair)}

/* Testimonial */
.quote{max-width:820px;margin:0 auto;text-align:center}
.quote .mark{font-family:var(--serif);font-size:80px;line-height:.3;color:var(--green);display:block;margin-bottom:20px}
.quote blockquote{font-family:var(--serif);font-size:clamp(24px,3.4vw,34px);line-height:1.35;margin:0 0 26px;color:var(--ink)}
.quote cite{font-style:normal;font-family:var(--sans);font-weight:600;font-size:15px;color:var(--muted)}

/* Coverage */
.coverage-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:14px;margin-top:8px}
.town{background:var(--white);border:1px solid var(--hair);border-radius:3px;padding:18px 12px;text-align:center;font-weight:600;font-size:15px;color:var(--ink);transition:border-color .16s ease,color .16s ease}
.town:hover{border-color:var(--green);color:var(--green-dark)}
.town small{display:block;font-weight:600;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--green);margin-top:4px}

/* CTA band */
.cta-band{background:var(--ink);color:#fff;text-align:center}
.cta-band h2{font-size:clamp(28px,4vw,42px);color:#fff;margin-bottom:16px;max-width:20ch;margin-left:auto;margin-right:auto}
.cta-band h2 em{color:#7be3a1}
.cta-band p{color:#cfc8e6;font-size:18px;max-width:52ch;margin:0 auto 30px}
.cta-band .btn-outline{color:#fff;border-color:#fff}
.cta-band .btn-outline:hover{background:#fff;color:var(--ink)}

/* Footer */
footer.site{background:var(--oat-warm);border-top:1px solid var(--hair);padding:64px 0 30px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1.3fr;gap:44px;margin-bottom:44px}
footer .logo{width:150px;color:var(--ink)}
.foot-blurb{color:var(--muted);font-size:15px;margin:18px 0 0;max-width:38ch}
.foot-col h4{font-family:var(--sans);font-size:13px;text-transform:uppercase;letter-spacing:.18em;color:var(--green);margin:0 0 16px}
.foot-col ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.foot-col a,.foot-col address{color:var(--ink);text-decoration:none;font-size:15px;font-style:normal;line-height:1.7}
.foot-col a:hover{color:var(--green-dark)}
.foot-bottom{border-top:1px solid var(--hair);padding-top:24px;display:flex;flex-wrap:wrap;gap:10px 24px;justify-content:space-between;align-items:center}
.foot-bottom p{margin:0;font-size:13.5px;color:var(--muted)}
.eho{display:inline-flex;align-items:center;gap:8px;font-weight:600;color:var(--ink)}
.eho svg{width:18px;height:18px;stroke:var(--ink)}

/* Mobile */
@media (max-width:900px){
  .services-grid{grid-template-columns:repeat(2,1fr)}
  .why-layout{grid-template-columns:1fr;gap:34px}
  .coverage-grid{grid-template-columns:repeat(3,1fr)}
  .foot-grid{grid-template-columns:1fr 1fr;gap:32px}
  .split{grid-template-columns:1fr;gap:34px}
  .split.rev .split-media{order:0}
  .contact-grid{grid-template-columns:1fr;gap:34px}
  .listings-grid{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:720px){
  .nav-links,.nav-cta .btn{display:none}
  .hamburger{display:block}
  .nav-links{position:absolute;top:76px;left:0;right:0;flex-direction:column;align-items:stretch;gap:0;background:var(--oat);border-bottom:1px solid var(--hair);padding:8px 24px 20px;box-shadow:0 20px 30px -20px rgba(44,35,80,.5)}
  .nav-links.open{display:flex}
  .nav-links li{border-bottom:1px solid var(--hair)}
  .nav-links a{display:block;padding:14px 0;font-size:16px}
  .nav-links a::after{display:none}
  .nav-links .mobile-cta{margin-top:14px}
  .nav-links .mobile-cta a{display:inline-flex;background:var(--green);color:#fff;padding:12px 20px;border-radius:2px}
}
@media (max-width:560px){
  .services-grid,.portals-grid,.foot-grid,.listings-grid{grid-template-columns:1fr}
  .coverage-grid{grid-template-columns:repeat(2,1fr)}
  .form .row{grid-template-columns:1fr}
  .foot-bottom{flex-direction:column;align-items:flex-start}
  section{padding:56px 0}
}
@media (prefers-reduced-motion:reduce){
  *{transition:none!important;scroll-behavior:auto!important}
}