/* www.sanmarcos.pro — Brian Ward Appraisal, San Marcos & San Diego County
   Original design: indigo + copper, slab-serif display, split hero, editorial service index. */
:root{
  --indigo:#26306b; --indigo-deep:#161c42; --indigo-soft:#3b479c; --indigo-tint:#e8eaf4;
  --copper:#c47a3d; --copper-deep:#a35f26; --copper-soft:#e3a970;
  --ink:#1b1e2c; --muted:#5a6076; --line:#dcdde8;
  --bg:#f8f8fc; --bg-alt:#eef0f7; --card:#ffffff;
  --radius:4px; --radius-lg:8px;
  --shadow:0 2px 12px rgba(22,28,66,.07);
  --shadow-lg:0 26px 64px rgba(22,28,66,.16);
  --font-display:'Zilla Slab',Georgia,'Times New Roman',serif;
  --font-body:'Public Sans',system-ui,-apple-system,'Segoe UI',Roboto,Helvetica,Arial,sans-serif;
  --maxw:1200px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--bg);color:var(--ink);font-family:var(--font-body);font-size:17px;line-height:1.72;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block;height:auto}
a{color:var(--indigo-soft);text-decoration:none}
a:hover{color:var(--copper-deep);text-decoration:underline}
h1,h2,h3,h4{font-family:var(--font-display);font-weight:600;line-height:1.18;color:var(--indigo-deep);margin:0 0 .55em}
h1{font-size:clamp(2rem,4.2vw,3.15rem);letter-spacing:-.01em}
h2{font-size:clamp(1.5rem,2.5vw,2.05rem)}
h3{font-size:1.2rem}
p{margin:0 0 1.15em}
.wrap{width:100%;max-width:var(--maxw);margin:0 auto;padding:0 24px}
.narrow{max-width:820px}
.center{text-align:center}
.skip{position:absolute;left:-9999px}
.skip:focus{left:16px;top:16px;z-index:99;background:#fff;padding:10px 16px;border:2px solid var(--copper)}

/* ---------- buttons ---------- */
.btn{display:inline-block;font-weight:600;font-size:.96rem;letter-spacing:.02em;padding:14px 26px;border-radius:var(--radius);border:2px solid transparent;cursor:pointer;transition:.18s ease;text-decoration:none!important}
.btn-primary{background:var(--copper);color:#fff;border-color:var(--copper)}
.btn-primary:hover{background:var(--copper-deep);border-color:var(--copper-deep);color:#fff;transform:translateY(-1px)}
.btn-outline{background:transparent;color:var(--indigo-deep);border-color:var(--indigo)}
.btn-outline:hover{background:var(--indigo);color:#fff}
.btn-light{background:#fff;color:var(--indigo-deep);border-color:#fff}
.btn-light:hover{background:var(--indigo-deep);color:#fff;border-color:var(--indigo-deep)}
.btn-outline-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn-outline-light:hover{background:#fff;color:var(--indigo-deep)}
.btn-block{display:block;text-align:center;width:100%}
.cta-row{display:flex;gap:14px;flex-wrap:wrap}

/* ---------- top utility bar ---------- */
.topbar{background:var(--indigo-deep);color:#c9cde4;font-size:.83rem;letter-spacing:.03em}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;gap:18px;min-height:40px;flex-wrap:wrap}
.topbar a{color:#fff;font-weight:600}
.topbar a:hover{color:var(--copper-soft);text-decoration:none}
.topbar-tag{text-transform:uppercase;font-size:.74rem;letter-spacing:.14em;color:#8f97bd}
.topbar-links{display:flex;gap:22px}

/* ---------- header ---------- */
.site-header{background:#fff;border-bottom:1px solid var(--line);position:sticky;top:0;z-index:50}
.header-inner{display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:78px}
.brand{display:flex;align-items:center;gap:13px;text-decoration:none!important}
.brand-mark{width:46px;height:46px;flex:0 0 46px;background:var(--indigo);color:var(--copper-soft);font-family:var(--font-display);font-weight:700;font-size:1.15rem;display:grid;place-items:center;border-radius:var(--radius)}
.brand-txt{display:flex;flex-direction:column;line-height:1.2}
.brand-txt strong{font-family:var(--font-display);font-size:1.16rem;color:var(--indigo-deep);font-weight:600}
.brand-txt small{font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.nav-toggle{display:none;background:none;border:1px solid var(--line);border-radius:var(--radius);font-size:1.4rem;line-height:1;padding:8px 12px;color:var(--indigo-deep);cursor:pointer}
.nav-links{display:flex;align-items:center;gap:6px}
.nav-links a{color:var(--ink);font-weight:500;font-size:.95rem;padding:10px 13px;border-radius:var(--radius);text-decoration:none!important;transition:.15s}
.nav-links a:hover{color:var(--indigo);background:var(--indigo-tint)}
.nav-links .nav-cta{background:var(--copper);color:#fff;font-weight:600;margin-left:10px;padding:11px 20px}
.nav-links .nav-cta:hover{background:var(--copper-deep);color:#fff}

/* ---------- split hero ---------- */
.hero-split{display:grid;grid-template-columns:1.02fr .98fr;background:var(--indigo-deep);color:#fff;overflow:hidden}
.hero-copy{padding:78px 6vw 70px 0;max-width:660px;margin-left:auto;width:100%}
.hero-copy-inner{padding-left:24px}
.hero-eyebrow{display:inline-block;font-size:.74rem;text-transform:uppercase;letter-spacing:.18em;color:var(--copper-soft);border-left:3px solid var(--copper);padding-left:12px;margin-bottom:26px;font-weight:600}
.hero-copy h1{color:#fff;margin-bottom:.5em}
.hero-sub{color:#c3c8e2;font-size:1.09rem;max-width:36em;margin-bottom:34px}
.hero-stats{display:flex;gap:0;margin-top:46px;border-top:1px solid rgba(255,255,255,.16)}
.hero-stats div{padding:22px 26px 0 0;margin-right:26px;border-right:1px solid rgba(255,255,255,.16)}
.hero-stats div:last-child{border-right:0;margin-right:0}
.hero-stats strong{display:block;font-family:var(--font-display);font-size:1.85rem;color:var(--copper-soft);line-height:1}
.hero-stats span{font-size:.79rem;text-transform:uppercase;letter-spacing:.1em;color:#9aa1c6}
.hero-media{position:relative;min-height:520px}
.hero-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-media::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,var(--indigo-deep) 0%,rgba(22,28,66,.35) 30%,rgba(22,28,66,0) 65%)}

/* ---------- sections ---------- */
.section{padding:84px 0}
.section-alt{background:var(--bg-alt)}
.section-dark{background:var(--indigo-deep);color:#c9cde4}
.section-dark h2,.section-dark h3{color:#fff}
.section-head{max-width:760px;margin:0 0 52px}
.section-head h2{position:relative;padding-bottom:18px}
.section-head h2::after{content:"";position:absolute;left:0;bottom:0;width:56px;height:3px;background:var(--copper)}
.section-head p{color:var(--muted);font-size:1.05rem;margin:0}
.section-head.center{margin-left:auto;margin-right:auto;text-align:center}
.section-head.center h2::after{left:50%;transform:translateX(-50%)}

/* ---------- editorial service index ---------- */
.svc-list{border-top:1px solid var(--line)}
.svc-row{display:grid;grid-template-columns:96px 1fr 150px;align-items:start;gap:24px;padding:30px 18px 30px 0;border-bottom:1px solid var(--line);background:transparent;text-decoration:none!important;transition:.18s ease;position:relative}
.svc-row::before{content:"";position:absolute;left:0;top:0;bottom:0;width:0;background:var(--copper);transition:.18s ease}
.svc-row:hover{background:#fff;padding-left:18px}
.svc-row:hover::before{width:4px}
.svc-num{font-family:var(--font-display);font-size:1.5rem;color:var(--copper);font-weight:600;padding-top:2px}
.svc-body h3{margin:0 0 .35em}
.svc-body p{margin:0;color:var(--muted);font-size:.97rem;max-width:62ch}
.svc-more{align-self:center;justify-self:end;font-weight:600;font-size:.9rem;color:var(--indigo-soft);white-space:nowrap}
.svc-row:hover .svc-more{color:var(--copper-deep)}

/* ---------- why choose split ---------- */
.why-split{display:grid;grid-template-columns:.85fr 1.15fr;gap:60px;align-items:start}
.why-media img{border-radius:var(--radius-lg);box-shadow:var(--shadow-lg);width:100%}
.why-media{position:sticky;top:110px}
.why-list{counter-reset:why}
.why-item{padding:22px 0 22px 62px;border-bottom:1px solid var(--line);position:relative}
.why-item:last-child{border-bottom:0}
.why-item::before{counter-increment:why;content:counter(why,decimal-leading-zero);position:absolute;left:0;top:24px;font-family:var(--font-display);font-size:.95rem;font-weight:600;color:var(--copper);letter-spacing:.05em}
.why-item h3{margin:0 0 .3em;font-size:1.1rem}
.why-item p{margin:0;color:var(--muted);font-size:.97rem}

/* ---------- area index ---------- */
.area-index{columns:4;column-gap:32px}
.area-index a{display:block;padding:7px 0;color:var(--ink);font-size:.95rem;border-bottom:1px solid transparent;break-inside:avoid;text-decoration:none!important}
.area-index a:hover{color:var(--copper-deep);border-bottom-color:var(--copper)}
.region-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(290px,1fr));gap:34px}
.region-block{background:#fff;border:1px solid var(--line);border-top:3px solid var(--copper);border-radius:var(--radius);padding:26px 26px 12px}
.region-block h3{display:flex;justify-content:space-between;align-items:baseline;gap:12px;margin-bottom:14px;font-size:1.08rem}
.region-count{font-family:var(--font-body);font-size:.72rem;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);font-weight:600;white-space:nowrap}
.region-note{font-size:.89rem;color:var(--muted);margin:0 0 16px;padding-bottom:14px;border-bottom:1px solid var(--line);line-height:1.6}
.area-list{list-style:none;margin:0;padding:0}
.area-list li{padding:6px 0;border-top:1px solid var(--line);font-size:.95rem}
.area-list em{font-style:normal;color:var(--muted);font-size:.8rem}

/* ---------- page head ---------- */
.page-head{background:var(--indigo-deep);color:#fff;padding:76px 0 68px;border-bottom:4px solid var(--copper);background-size:cover;background-position:center}
.page-head h1{color:#fff;margin-bottom:.3em}
.page-head p{color:#c3c8e2;max-width:70ch;margin:0;font-size:1.04rem}
.region-tag{display:inline-block;font-size:.72rem;text-transform:uppercase;letter-spacing:.16em;color:var(--copper-soft);font-weight:600;margin-bottom:16px;border-left:3px solid var(--copper);padding-left:12px}
.breadcrumb{background:#fff;border-bottom:1px solid var(--line);font-size:.85rem;color:var(--muted)}
.breadcrumb .wrap{padding-top:13px;padding-bottom:13px}
.breadcrumb .sep{color:var(--copper);margin:0 4px}
.breadcrumb a{color:var(--muted)}
.breadcrumb a:hover{color:var(--indigo)}

/* ---------- article ---------- */
.content-grid{display:grid;grid-template-columns:1fr 340px;gap:64px;align-items:start}
.content-main h2{margin-top:1.7em;padding-left:16px;border-left:4px solid var(--copper)}
.content-main h2:first-of-type{margin-top:1.1em}
.content-main h3{margin-top:1.6em}
.lead{font-size:1.16rem;line-height:1.65;color:var(--indigo-deep);font-weight:400;border-left:0}
.content-figure{margin:32px 0}
.content-figure img{border-radius:var(--radius-lg);box-shadow:var(--shadow)}
.pill-list{list-style:none;padding:0;margin:0 0 1.4em;display:flex;flex-wrap:wrap;gap:8px}
.pill-list li{background:var(--indigo-tint);color:var(--indigo-deep);border-radius:100px;padding:6px 15px;font-size:.86rem;font-weight:500}
.two-col-links{list-style:none;padding:0;margin:0;columns:2;column-gap:28px}
.two-col-links li{padding:7px 0;break-inside:avoid;font-size:.95rem;border-bottom:1px solid var(--line)}
.content-aside{position:sticky;top:110px;display:grid;gap:22px}
.aside-card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--copper);border-radius:var(--radius);padding:26px}
.aside-card h3{font-size:1.06rem;margin-bottom:.6em}
.aside-card p{font-size:.93rem;color:var(--muted)}
.aside-links{list-style:none;margin:0;padding:0}
.aside-links li{padding:8px 0;border-top:1px solid var(--line);font-size:.92rem}
.aside-links li:first-child{border-top:0}
.disclaimer{font-size:.86rem;color:var(--muted);border-top:1px solid var(--line);padding-top:18px;margin-top:34px}

/* ---------- fees ---------- */
.table-wrap{overflow-x:auto;border:1px solid var(--line);border-radius:var(--radius);background:#fff}
.price-table{width:100%;border-collapse:collapse;min-width:640px}
.price-table th{background:var(--indigo-deep);color:#fff;text-align:left;font-family:var(--font-display);font-weight:600;font-size:.95rem;padding:16px 20px;letter-spacing:.02em}
.price-table td{padding:18px 20px;border-top:1px solid var(--line);font-size:.95rem;vertical-align:top;color:var(--muted)}
.price-table td strong{color:var(--ink)}
.price-table .price{font-family:var(--font-display);font-size:1.24rem;color:var(--copper-deep);font-weight:600;white-space:nowrap}
.note-cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(270px,1fr));gap:26px;margin-top:44px}
.note-card{background:#fff;border:1px solid var(--line);border-left:3px solid var(--copper);border-radius:var(--radius);padding:26px}
.note-card p{margin:0;color:var(--muted);font-size:.94rem}
.fee-svc-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(290px,1fr));gap:22px}
.fee-svc{display:block;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:24px;text-decoration:none!important;transition:.18s ease}
.fee-svc:hover{border-color:var(--copper);box-shadow:var(--shadow);transform:translateY(-2px)}
.fee-svc h3{font-size:1.05rem;margin-bottom:.4em}
.fee-svc p{margin:0;color:var(--muted);font-size:.92rem}

/* ---------- faq ---------- */
.faq-list{border-top:1px solid var(--line)}
.faq-item{border-bottom:1px solid var(--line);background:transparent}
.faq-item summary{cursor:pointer;list-style:none;padding:22px 44px 22px 0;font-family:var(--font-display);font-size:1.08rem;font-weight:600;color:var(--indigo-deep);position:relative}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";position:absolute;right:8px;top:20px;font-size:1.5rem;color:var(--copper);font-family:var(--font-body);line-height:1}
.faq-item[open] summary::after{content:"\2212"}
.faq-a{padding:0 0 22px}
.faq-a p{margin:0;color:var(--muted)}

/* ---------- cta band (copper) ---------- */
.cta-band{background:var(--copper-deep);color:#fff;padding:74px 0;text-align:center;background-image:linear-gradient(180deg,rgba(0,0,0,.05),rgba(0,0,0,.15))}
.cta-band h2{color:#fff}
.cta-band p{color:#f7e6d6;max-width:60ch;margin:0 auto 30px}
.cta-band p a{color:#fff;text-decoration:underline}
.cta-band .cta-row{justify-content:center}
/* keep button colors from being overridden by the band's link color */
.cta-band .btn-light{background:#fff;color:var(--indigo-deep);border-color:#fff}
.cta-band .btn-light:hover{background:var(--indigo-deep);color:#fff;border-color:var(--indigo-deep)}
.cta-band .btn-outline-light{color:#fff}
.cta-band .btn-outline-light:hover{background:#fff;color:var(--indigo-deep)}

/* ---------- contact ---------- */
.contact-grid{display:grid;grid-template-columns:1.35fr .65fr;gap:60px;align-items:start}
.contact-form{background:#fff;border:1px solid var(--line);border-top:3px solid var(--copper);border-radius:var(--radius);padding:30px}
.field{margin-bottom:18px}
.field label{display:block;font-size:.83rem;font-weight:600;letter-spacing:.05em;text-transform:uppercase;color:var(--muted);margin-bottom:7px}
.field input,.field select,.field textarea{width:100%;padding:13px 14px;border:1px solid var(--line);border-radius:var(--radius);font-family:inherit;font-size:.96rem;color:var(--ink);background:var(--bg)}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--copper);background:#fff}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field-note{font-size:.8rem;color:var(--muted);margin:8px 0 0}
.contact-info-col .info-block{padding:18px 0;border-bottom:1px solid var(--line)}
.info-label{display:block;font-size:.74rem;text-transform:uppercase;letter-spacing:.14em;color:var(--copper-deep);font-weight:600;margin-bottom:6px}
.info-big{font-family:var(--font-display);font-size:1.55rem;color:var(--indigo-deep);font-weight:600}
.info-note{font-size:.9rem;color:var(--muted);margin-top:18px}

/* ---------- footer ---------- */
.site-footer{background:var(--indigo-deep);color:#a4abcd;font-size:.92rem;padding-top:66px}
.foot-grid{display:grid;grid-template-columns:1.7fr 1fr 1fr 1fr;gap:44px;padding-bottom:52px}
.foot-brand{font-family:var(--font-display);font-size:1.3rem;color:#fff;margin-bottom:14px;font-weight:600}
.foot-col h3{color:#fff;font-size:.8rem;text-transform:uppercase;letter-spacing:.14em;margin-bottom:18px;font-family:var(--font-body);font-weight:700}
.foot-col ul{list-style:none;margin:0;padding:0}
.foot-col li{margin-bottom:9px}
.site-footer a{color:#a4abcd}
.site-footer a:hover{color:var(--copper-soft);text-decoration:none}
.foot-contact a{color:#fff;font-weight:600}
.foot-parent{border-top:1px solid rgba(255,255,255,.12);padding-top:16px;margin-top:18px;font-size:.86rem}
.foot-parent a{color:var(--copper-soft)}
.foot-bar{border-top:1px solid rgba(255,255,255,.12);padding:22px 0;font-size:.82rem;color:#7d84a8}

/* ---------- responsive ---------- */
@media (max-width:1024px){
  .hero-split{grid-template-columns:1fr}
  .hero-copy{max-width:none;padding:60px 24px 56px}
  .hero-copy-inner{padding-left:0}
  .hero-media{min-height:320px;order:-1}
  .hero-media::after{background:linear-gradient(180deg,rgba(22,28,66,.5),rgba(22,28,66,.15))}
  .content-grid{grid-template-columns:1fr;gap:44px}
  .content-aside{position:static}
  .why-split{grid-template-columns:1fr;gap:36px}
  .why-media{position:static}
  .contact-grid{grid-template-columns:1fr;gap:40px}
  .area-index{columns:3}
  .foot-grid{grid-template-columns:1fr 1fr;gap:34px}
}
@media (max-width:820px){
  .nav-toggle{display:block}
  .nav-links{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;padding:12px 24px 20px;box-shadow:var(--shadow)}
  .nav-links.open{display:flex}
  .nav-links a{padding:13px 0}
  .nav-links .nav-cta{margin:10px 0 0;text-align:center}
  .site-header{position:relative}
  .svc-row{grid-template-columns:52px 1fr;padding-right:0}
  .svc-more{grid-column:2;justify-self:start;margin-top:8px}
  .area-index{columns:2}
  .two-col-links{columns:1}
  .field-row{grid-template-columns:1fr}
  .hero-stats{flex-wrap:wrap}
  .section{padding:60px 0}
  .topbar-tag{display:none}
}
@media (max-width:520px){
  .area-index{columns:1}
  .foot-grid{grid-template-columns:1fr}
  .hero-stats div{padding-right:18px;margin-right:18px}
}