/* Peter Loudis — Dallas Real Estate Knowledge Center
   Palette, type, and components follow the peterloudis.com listing pages (e.g. /6212-tremont-st/). */
:root{
  --bg:#faf8f3; --surface:#ffffff; --ink:#1b2233; --ink-soft:#4a5164; --stone:#726a58;
  --hairline:#e6e1d6; --accent:#a3803f; --accent-ink:#7c5f2e; --tint:#f2ede2; --field:#d6cdb9;
  --mark:#f6e7b8; --focus:#2f5fd0;
  --serif:'Fraunces',Georgia,'Times New Roman',serif; --sans:'Inter',-apple-system,BlinkMacSystemFont,'Segoe UI',Roboto,sans-serif;
  --r:4px;
}
@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    --bg:#131419; --surface:#1b1d24; --ink:#ece8de; --ink-soft:#b7b1a1; --stone:#938c78;
    --hairline:#2c2d33; --accent:#cdac6c; --accent-ink:#cdac6c; --tint:#24262e; --field:#3a3c44;
    --mark:#5a4a22; --focus:#8fb0ff;
  }
}
:root[data-theme="dark"]{
  --bg:#131419; --surface:#1b1d24; --ink:#ece8de; --ink-soft:#b7b1a1; --stone:#938c78;
  --hairline:#2c2d33; --accent:#cdac6c; --accent-ink:#cdac6c; --tint:#24262e; --field:#3a3c44;
  --mark:#5a4a22; --focus:#8fb0ff;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--bg);color:var(--ink);font:16px/1.65 var(--sans);-webkit-font-smoothing:antialiased;padding-bottom:5.5rem}
img{max-width:100%}
a{color:var(--accent-ink);text-underline-offset:2px}
a:hover{color:var(--ink)}
:focus-visible{outline:3px solid var(--focus);outline-offset:2px}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.25;color:var(--ink);margin:0;text-wrap:balance}
.wrap{max-width:1280px;margin:0 auto;padding:0 clamp(1.25rem,4vw,3rem)}
.narrow{max-width:880px}
.skip{position:absolute;left:-999px}.skip:focus{left:16px;top:8px;z-index:50;background:var(--surface);padding:8px 12px}
.draft-banner{background:#8a2c1d;color:#fff;font-size:14px;text-align:center;padding:8px 16px}

/* top nav */
.topnav{position:sticky;top:0;z-index:40;display:flex;align-items:center;justify-content:space-between;gap:1rem;padding:.85rem clamp(1.25rem,4vw,3rem);background:var(--surface);border-bottom:1px solid var(--hairline)}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;color:var(--ink)}
.brand:hover{color:var(--ink)}
.monogram{width:2.1rem;height:2.1rem;border-radius:50%;background:var(--ink);color:var(--bg);display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-size:.85rem;letter-spacing:.02em;flex:none}
.brand-text{display:flex;flex-direction:column;line-height:1.25}
.brand-name{font-weight:600;font-size:.92rem}
.brand-firm{font-size:.76rem;color:var(--stone)}
.nav-links{display:flex;flex-wrap:wrap;gap:clamp(1rem,3vw,2rem);font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;font-weight:600}
.nav-links a{text-decoration:none;color:var(--ink-soft)}
.nav-links a:hover{color:var(--accent-ink)}
.nav-contact{display:flex;gap:1.25rem;font-size:.8rem;color:var(--ink-soft)}
.nav-contact a{text-decoration:none;color:inherit}
.nav-contact a:hover{color:var(--accent-ink)}

/* hero */
.breadcrumbs ol{list-style:none;display:flex;flex-wrap:wrap;gap:6px;padding:0;margin:24px 0 0;font-size:13px;color:var(--stone)}
.breadcrumbs li+li::before{content:"›";margin-right:6px;color:var(--accent)}
.breadcrumbs a{color:var(--stone)}
.hero{padding:20px 0 32px;border-bottom:1px solid var(--hairline);margin-bottom:32px}
.eyebrow{text-transform:uppercase;letter-spacing:.14em;font-size:.72rem;color:var(--stone);margin:0 0 8px;font-weight:600}
.hero h1{font-size:clamp(1.9rem,4.6vw,3.3rem)}
.lede{font-size:1.1rem;line-height:1.75;color:var(--ink-soft);max-width:66ch;margin:14px 0}
.byline{font-size:14px;color:var(--stone);margin:8px 0 0}

/* search */
.kc-search{margin-top:24px;background:var(--surface);border:1px solid var(--hairline);border-radius:var(--r);padding:20px}
.search-label{display:block;font-weight:600;margin-bottom:8px}
.search-row{position:relative;display:flex;gap:8px}
.kc-search input[type=search],.mini-search input{flex:1;width:100%;font:inherit;font-size:18px;padding:14px 44px 14px 16px;border:1px solid var(--field);border-radius:2px;background:var(--surface);color:var(--ink)}
.mini-search input{font-size:16px;padding:10px 12px}
.kc-search input:focus,.mini-search input:focus{border-color:var(--ink);outline:none;box-shadow:0 0 0 3px rgba(163,128,63,.25)}
input[type=search]::-webkit-search-cancel-button{display:none}
.clear{position:absolute;right:8px;top:50%;transform:translateY(-50%);border:0;background:none;font-size:26px;color:var(--stone);cursor:pointer;line-height:1;padding:4px 8px}
.suggestions{display:flex;flex-wrap:wrap;gap:6px;margin:12px 0 4px}
.suggest{font:inherit;font-size:13px;background:var(--tint);border:0;border-radius:2px;padding:5px 12px;color:var(--ink-soft);cursor:pointer}
.suggest:hover{color:var(--accent-ink)}
.filters{display:flex;flex-wrap:wrap;gap:12px;align-items:center;justify-content:space-between;margin-top:14px;padding-top:14px;border-top:1px solid var(--hairline)}
.chips{display:flex;flex-wrap:wrap;gap:6px}
.chip{font:inherit;font-size:.72rem;letter-spacing:.07em;text-transform:uppercase;font-weight:600;border:1px solid var(--field);background:var(--surface);border-radius:2px;padding:6px 12px;cursor:pointer;color:var(--ink-soft)}
.chip[aria-pressed=true]{background:var(--ink);border-color:var(--ink);color:var(--bg)}
.hood-filter{display:flex;align-items:center;gap:8px;font-size:13px;color:var(--stone)}
.hood-filter select{font:inherit;font-size:14px;padding:6px 10px;border:1px solid var(--field);border-radius:2px;background:var(--surface);color:var(--ink)}
.status{font-size:14px;color:var(--stone);margin:10px 0 0;min-height:1.4em}

/* layout */
.layout{display:grid;grid-template-columns:230px minmax(0,1fr);gap:40px;padding-bottom:40px}
.toc{position:sticky;top:88px;align-self:start;font-size:14px}
.toc-h{font-weight:600;text-transform:uppercase;letter-spacing:.14em;font-size:.72rem;color:var(--stone);margin:0 0 6px}
.toc ul{list-style:none;padding:0;margin:0 0 20px}
.toc li a{display:flex;justify-content:space-between;padding:5px 8px;border-radius:2px;text-decoration:none;color:var(--ink-soft)}
.toc li a:hover{background:var(--tint);color:var(--accent-ink)}
.count{color:var(--stone);font-size:12px;margin-left:8px;font-variant-numeric:tabular-nums}
.toc-actions button{font:inherit;font-size:12px;border:1px solid var(--hairline);background:var(--surface);border-radius:2px;padding:4px 8px;cursor:pointer;color:var(--ink-soft)}

/* categories & FAQs */
.cat{margin:0 0 48px}
.cat>h2{font-size:clamp(1.4rem,2.6vw,1.9rem);display:block;padding-bottom:1rem;margin-bottom:.25rem;border-bottom:1px solid var(--hairline)}
.cat-intro{color:var(--stone);margin:10px 0 18px}
.hood-group{margin:26px 0}
.hood-group>h3{font-size:1.3rem;margin-bottom:10px}
.hood-group>h3 a{color:var(--ink);text-decoration:none}
.hood-group>h3 a:hover{color:var(--accent-ink)}
.hood-more{font-size:14px;margin:8px 0 0}
.faq{background:var(--surface);border:1px solid var(--hairline);border-radius:var(--r);margin:0 0 10px}
.faq summary{cursor:pointer;list-style:none;padding:16px 48px 16px 18px;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:18px;top:50%;transform:translateY(-50%);font-size:22px;color:var(--accent);font-family:var(--sans)}
.faq details[open] summary::after{content:"–"}
.faq-q{font-size:1.05rem;font-weight:600;display:inline}
.faq-a{padding:0 18px 16px;color:var(--ink-soft)}
article.faq>.faq-q{display:block;padding:16px 18px 6px}
.faq-a p{margin:0 0 12px}
.faq-a p:first-child{font-weight:500;color:var(--ink)}
.faq:target,.faq.flash{box-shadow:0 0 0 2px var(--accent)}
.faq-meta{border-top:1px solid var(--hairline);padding-top:10px;font-size:13.5px;color:var(--stone)}
.meta-row{margin:4px 0;display:flex;flex-wrap:wrap;gap:6px;align-items:baseline}
.meta-label{font-weight:600;color:var(--ink-soft);margin-right:4px}
.meta-row ul{margin:0;padding-left:18px;flex-basis:100%}
.tag{background:var(--tint);border-radius:2px;padding:1px 10px;text-decoration:none;color:var(--ink-soft);font-size:12.5px}
.permalink-a{font-size:12.5px;color:var(--stone)}
a.ext::after{content:" ↗";font-size:.85em}
mark{background:var(--mark);color:inherit;padding:0 1px;border-radius:2px}

/* results */
.results{margin-bottom:32px}
.results h2{font-size:1.4rem;margin-bottom:12px;overflow-wrap:anywhere}
.result-snippet{margin:6px 0 0;color:var(--ink-soft);font-size:15px;font-weight:400}
.result-tags{display:flex;flex-wrap:wrap;gap:6px;margin-top:8px}
.result-tags span{font-size:12px;background:var(--tint);border-radius:2px;padding:1px 9px;color:var(--ink-soft)}
.no-results{background:var(--surface);border:1px solid var(--hairline);border-radius:var(--r);padding:20px}

/* buttons, CTA, author, cards */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;padding:.7rem 1.3rem;border-radius:2px;border:1px solid var(--ink);background:transparent;text-decoration:none;font:600 .8rem var(--sans);letter-spacing:.06em;text-transform:uppercase;color:var(--ink);white-space:nowrap;cursor:pointer}
.btn:hover{background:var(--ink);color:var(--bg)}
.btn-solid{background:var(--ink);color:var(--bg)}
.btn-solid:hover{background:var(--accent-ink);border-color:var(--accent-ink);color:var(--bg)}
.cta{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:12px;background:var(--surface);border:1px solid var(--hairline);border-left:3px solid var(--accent);border-radius:var(--r);padding:18px 20px;margin:20px 0}
.cta p{margin:0;font-family:var(--serif);font-size:1.15rem;max-width:620px}
.author-box{display:flex;gap:18px;background:var(--surface);border:1px solid var(--hairline);border-radius:var(--r);padding:20px;margin:40px 0}
.author-box h2{font-size:1.25rem;margin-bottom:6px}
.author-box p{margin:0 0 8px}
.author-photo{flex:0 0 96px;width:96px;height:120px;object-fit:cover;object-position:50% 12%;border-radius:2px;border:1px solid var(--hairline);background:#fff}
.fine{font-size:13px;color:var(--stone)}
.glance{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:.85rem;margin:18px 0}
.glance div{background:var(--surface);border:1px solid var(--hairline);border-radius:var(--r);padding:1rem 1.15rem}
.glance dt{font-size:.72rem;text-transform:uppercase;letter-spacing:.14em;color:var(--stone);font-weight:600}
.glance dd{margin:4px 0 0;font-size:.98rem;font-weight:600}
main section>h2{font-size:clamp(1.4rem,2.6vw,1.9rem);margin:40px 0 14px;padding-bottom:1rem;border-bottom:1px solid var(--hairline)}
.link-list{padding-left:20px}.link-list li{margin:4px 0}
.cards{list-style:none;padding:0;display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:.85rem}
.cards a{display:block;height:100%;background:var(--surface);border:1px solid var(--hairline);border-radius:var(--r);padding:1rem 1.15rem;text-decoration:none;color:var(--ink-soft)}
.cards a:hover{border-color:var(--accent)}
.cards strong{display:block;font-family:var(--serif);font-weight:500;font-size:1.2rem;color:var(--ink);margin-bottom:4px}
.cards span{font-size:14px}
.cards-lg{grid-template-columns:repeat(auto-fit,minmax(300px,1fr))}
.mini-search{margin-top:20px}
.mini-search label{display:block;font-weight:600;margin-bottom:6px}

/* awards */
.award-group{margin:40px 0 0}
.award-head{border-bottom:1px solid var(--hairline);padding-bottom:.75rem;margin-bottom:.75rem}
.award-head .eyebrow{margin:0 0 4px}
.award-head h2{font-size:clamp(1.3rem,2.4vw,1.7rem)}
.award-note{color:var(--ink-soft);margin:0 0 12px;max-width:66ch}
.award-list{list-style:none;padding:0;margin:0 0 8px;display:grid;gap:.5rem}
.award-list li{display:flex;gap:1rem;align-items:baseline;background:var(--surface);border:1px solid var(--hairline);border-radius:var(--r);padding:.8rem 1.1rem}
.award-year{font-family:var(--serif);font-size:1.25rem;color:var(--accent-ink);font-variant-numeric:tabular-nums;flex:none;min-width:3.2rem}
.award-detail{color:var(--ink)}
.award-detail .ext{font-size:.85rem;margin-left:.4rem}
.award-glance dd{font-weight:600}

/* contact (agent card) */
.contact{max-width:1280px;margin:0 auto;padding:clamp(2.5rem,6vw,4.5rem) clamp(1.25rem,4vw,3rem)}
.section-head{display:flex;align-items:baseline;justify-content:space-between;gap:1rem;margin-bottom:1.75rem;border-bottom:1px solid var(--hairline);padding-bottom:1rem}
.section-head h2{font-size:clamp(1.4rem,2.6vw,1.9rem)}
.agent-card{display:flex;flex-wrap:wrap;align-items:center;gap:1.5rem;background:var(--surface);border:1px solid var(--hairline);border-radius:var(--r);padding:clamp(1.5rem,4vw,2.5rem)}
.agent-photo{width:72px;height:90px;object-fit:cover;object-position:50% 12%;border-radius:2px;border:1px solid var(--hairline);background:#fff;flex:none}
.agent-info{flex:1;min-width:220px}
.agent-name{font-family:var(--serif);font-size:1.3rem}
.agent-firm{color:var(--stone);font-size:.88rem;margin-top:.15rem}
.agent-note{color:var(--ink-soft);margin:.6rem 0 0;max-width:60ch}
.agent-actions{display:flex;gap:.75rem;flex-wrap:wrap}

/* footer (TREC compliance) */
.site-footer{border-top:1px solid var(--hairline);background:var(--surface)}
.copyline{text-align:center;font-size:.74rem;color:var(--stone);padding:1.5rem 1.25rem 1.25rem;max-width:900px;margin:0 auto}
.compliance{border-top:1px solid var(--hairline);text-align:center;padding:1.25rem clamp(1.25rem,4vw,3rem) 1.5rem}
.compliance-broker{font-size:.85rem;font-weight:600;color:var(--ink-soft);margin-bottom:.4rem}
.compliance-links{font-size:.85rem;color:var(--stone);display:flex;flex-wrap:wrap;justify-content:center;gap:.4rem}
.compliance-links a{color:var(--stone);text-decoration:underline;text-underline-offset:2px}
.compliance-links a:hover{color:var(--accent-ink)}
.compliance-sep{color:var(--hairline)}

/* sticky contact bar */
.sticky-cta{position:fixed;left:0;right:0;bottom:0;z-index:60;display:flex;gap:.75rem;padding:.85rem clamp(1rem,4vw,2rem);background:var(--surface);border-top:1px solid var(--hairline);box-shadow:0 -6px 18px rgba(20,18,12,.08)}
.sticky-cta .btn{flex:1}

/* mobile */
@media (max-width:900px){
  .layout{grid-template-columns:minmax(0,1fr);gap:0}
  .topnav{flex-wrap:wrap}
  .toc{position:static;margin-bottom:16px}
  .toc ul{display:flex;gap:6px;overflow-x:auto;padding-bottom:6px;margin-bottom:10px}
  .toc li a{white-space:nowrap;background:var(--surface);border:1px solid var(--hairline)}
  .toc-actions{display:none}
}
@media (max-width:1060px){.nav-contact{display:none}}
@media (max-width:720px){
  .topnav{position:static}
  html{scroll-padding-top:12px}
  .nav-links{gap:1rem;width:100%}
}
@media (max-width:600px){
  .faq-q{font-size:1rem}
  .kc-search{padding:14px}
  .author-box{flex-direction:column}
  .filters{flex-direction:column;align-items:stretch}
  .sticky-cta .btn{padding:.7rem .6rem;font-size:.72rem}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
@media print{.topnav,.kc-search,.toc,.cta,.contact,.draft-banner,.sticky-cta{display:none}.faq details>*{display:block}body{padding-bottom:0}}