/* Providence Real Estate Advisors — shared styles */
:root{--navy:#14284A;--navy-2:#1B3358;--brass:#C9A46A;--brass-ink:#7A5C2E;--paper:#F6F4EF;--ink:#16202E;--ease:cubic-bezier(.2,.7,.2,1)}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;background:var(--paper);font-family:'Public Sans','Helvetica Neue',Helvetica,Arial,sans-serif;color:var(--ink)}
img{max-width:100%}
a{color:var(--brass-ink)}a:hover{color:#5A421F}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--brass);outline-offset:3px}
.skip{position:absolute;left:16px;top:-60px;z-index:100;background:var(--brass);color:var(--navy);padding:10px 16px;font-weight:700;text-decoration:none}
.skip:focus{top:12px}

/* Header */
.site-header{background:var(--navy);color:#fff;position:relative;z-index:40}
.hdr{max-width:1240px;margin:0 auto;padding:22px 32px;display:flex;align-items:center;justify-content:space-between;gap:20px}
.brand{display:flex;align-items:center;min-height:44px}
.brand img{height:46px;width:auto;display:block}
.site-nav>ul{list-style:none;margin:0;padding:0;display:flex;align-items:center;gap:28px;font-size:15px;font-weight:500}
.site-nav a{color:#fff;text-decoration:none}
.site-nav a:hover{color:var(--brass)}
.site-nav a[aria-current="page"]{color:var(--brass)}
.site-nav .nav-cta{background:var(--brass);color:var(--navy);padding:12px 22px;font-weight:600;min-height:44px;display:inline-flex;align-items:center}
.site-nav .nav-cta:hover,.site-nav .nav-cta[aria-current="page"]{background:#D8B983;color:var(--navy)}
.has-sub{position:relative;display:flex;align-items:center;gap:2px}
.sub-toggle{background:none;border:0;color:#fff;padding:6px;min-width:32px;min-height:32px;cursor:pointer;display:inline-flex;align-items:center;justify-content:center}
.sub{list-style:none;margin:0;padding:10px 0;position:absolute;top:100%;left:-16px;min-width:230px;background:#fff;box-shadow:0 12px 32px rgba(20,40,74,.18);border-top:3px solid var(--brass);opacity:0;visibility:hidden;transform:translateY(6px);transition:opacity .2s,transform .2s,visibility .2s}
.sub a{display:block;padding:10px 20px;color:var(--ink)}
.sub a:hover{background:var(--paper);color:var(--brass-ink)}
.has-sub:hover .sub,.has-sub:focus-within .sub,.has-sub.open .sub{opacity:1;visibility:visible;transform:none}
.has-sub::after{content:"";position:absolute;left:0;right:0;top:100%;height:12px}
.nav-toggle{display:none;background:none;border:1px solid #3A5480;width:48px;height:48px;padding:12px;cursor:pointer;flex-direction:column;justify-content:space-between}
.nav-toggle span{display:block;height:2px;background:#fff;transition:transform .25s,opacity .25s}
.nav-open .nav-toggle span:nth-child(1){transform:translateY(10px) rotate(45deg)}
.nav-open .nav-toggle span:nth-child(2){opacity:0}
.nav-open .nav-toggle span:nth-child(3){transform:translateY(-10px) rotate(-45deg)}
@media (max-width:980px){
  .nav-toggle{display:flex}
  .hdr{flex-wrap:wrap}
  .site-nav{display:none;width:100%}
  .nav-open .site-nav{display:block}
  .site-nav>ul{flex-direction:column;align-items:stretch;gap:0;padding:8px 0 4px;font-size:17px}
  .site-nav>ul>li{border-top:1px solid #2A4470}
  .site-nav>ul>li>a{display:flex;padding:14px 0;min-height:48px;align-items:center}
  .has-sub{flex-wrap:wrap;justify-content:space-between}
  .has-sub::after{display:none}
  .sub{position:static;opacity:1;visibility:visible;transform:none;box-shadow:none;border:0;background:transparent;padding:0 0 10px 16px;min-width:0;width:100%;display:none}
  .has-sub.open .sub{display:block}
  .sub a{color:#D3D9E1;padding:10px 0}
  .sub a:hover{background:transparent;color:var(--brass)}
  .site-nav .nav-cta{display:flex;justify-content:center;margin:14px 0 8px}
  .site-nav>ul>li:last-child{border-top:0}
}
@media (max-width:640px){
  .hdr{padding:16px 20px}
  .brand img{height:38px}
  h1{font-size:40px!important}
  h2{font-size:32px!important;line-height:1.15!important}
  h1{line-height:1.1!important}
}

/* Forms */
input,select,textarea{font:inherit}
input:focus,select:focus,textarea:focus{border-color:var(--navy)!important}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}

/* Simple pages */
.prose h2{font-family:'Newsreader',Georgia,serif;font-weight:500;font-size:30px;color:var(--navy);margin:40px 0 12px}
.prose h2:first-child{margin-top:0}
.prose p{margin:0 0 16px}

/* Motion: subtle scroll reveal */
.js [data-reveal]{opacity:0;transform:translateY(22px);transition:opacity .8s var(--ease),transform .8s var(--ease);transition-delay:var(--d,0ms)}
.js [data-reveal].is-in{opacity:1;transform:none}
.js .hero-in{opacity:0;transform:translateY(18px);animation:heroIn .9s var(--ease) forwards}
@keyframes heroIn{to{opacity:1;transform:none}}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .js [data-reveal],.js .hero-in{opacity:1!important;transform:none!important;transition:none!important;animation:none!important}
  .sub,.nav-toggle span{transition:none}
}

/* Homepage hero: keep the subheading on one line on wide screens */
@media (min-width:860px){.hero-copy{flex-basis:680px!important}.hero-sub{white-space:nowrap}}
@media (min-width:860px) and (max-width:1023px){.hero-sub{font-size:18px!important}}