/* annasellsdallas.com · Anna Hong olive brand (brand-brief.md, locked 2026-10-17).
   One signature per page, square corners, gold only for thin rules. */
:root{
  --cream:#EDE6D4; --blackolive:#3B3C36; --olive:#4B4D39; --sage:#B2B59C;
  --oat:#DDD4C2; --gold:#A8894F; --body:#4E4F45;
  --f-display:"Bodoni Moda",Didot,"Times New Roman",serif;
  --f-sans:"Albert Sans","Helvetica Neue",Arial,sans-serif;
  --wrap:1180px; --gutter:clamp(20px,5vw,56px); --band:clamp(64px,9vw,120px);
  color-scheme:light;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;background:var(--cream);color:var(--blackolive);font-family:var(--f-sans);font-weight:300;font-size:17px;line-height:1.65}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration-thickness:1px;text-underline-offset:3px}
a:hover{color:var(--olive)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.skip{position:absolute;left:-9999px;top:0;background:var(--blackolive);color:var(--cream);padding:10px 16px;z-index:100}
.skip:focus{left:16px;top:16px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gutter)}
.narrow{max-width:760px}

/* type */
h1,h2,h3{font-family:var(--f-display);font-weight:400;line-height:1.1;margin:0;letter-spacing:-.005em;text-wrap:balance}
h1{font-size:clamp(40px,6.2vw,76px)}
h2{font-size:clamp(32px,4.2vw,52px)}
h3{font-size:clamp(22px,2.2vw,27px);line-height:1.2}
h1 i,h2 i,h3 i{font-style:italic}
p{margin:0 0 1em;color:var(--body);text-wrap:pretty}
.lead{font-size:clamp(18px,1.6vw,20px)}
.lbl{display:block;font-weight:500;font-size:12px;letter-spacing:.28em;text-transform:uppercase;color:var(--olive);margin-bottom:22px}
.rule{width:56px;border:0;border-top:1px solid var(--gold);margin:28px 0}
.double{border:0;height:4px;border-top:2px solid var(--gold);border-bottom:.5px solid var(--gold);width:72px;margin:28px 0}
.small{font-size:14px}
.muted{opacity:.8}
.source{font-size:13px;color:var(--body);opacity:.85}
.source a{color:inherit}

/* grounds */
.band{padding:var(--band) 0}
.dark{background:var(--blackolive);color:var(--cream)}
.olive{background:var(--olive);color:var(--cream)}
.oat{background:var(--oat)}
.sage{background:var(--sage)}
.dark p,.olive p{color:var(--oat)}
.dark .lbl,.olive .lbl{color:var(--sage)}
.dark a:hover,.olive a:hover{color:var(--sage)}

/* buttons */
.btn{display:inline-block;font-family:var(--f-sans);font-weight:500;font-size:12px;letter-spacing:.24em;text-transform:uppercase;text-decoration:none;padding:16px 26px;border:1px solid currentColor;background:transparent;color:inherit;transition:background .22s,color .22s;cursor:pointer}
.btn:hover{background:var(--blackolive);color:var(--cream);border-color:var(--blackolive)}
.btn.solid{background:var(--blackolive);color:var(--cream);border-color:var(--blackolive)}
.btn.solid:hover{background:var(--olive);border-color:var(--olive)}
.dark .btn:hover,.olive .btn:hover{background:var(--cream);color:var(--blackolive);border-color:var(--cream)}
.dark .btn.solid,.olive .btn.solid{background:var(--cream);color:var(--blackolive);border-color:var(--cream)}
.dark .btn.solid:hover,.olive .btn.solid:hover{background:var(--sage);border-color:var(--sage)}
.actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px}
.textlink{font-weight:500;font-size:12px;letter-spacing:.24em;text-transform:uppercase;text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:4px}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:var(--cream);border-bottom:1px solid var(--oat)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;height:96px}
.brand{display:flex;align-items:center;gap:14px;text-decoration:none}
.brand .name{font-family:var(--f-sans);font-weight:500;font-size:27px;line-height:1;letter-spacing:.36em;text-transform:uppercase;white-space:nowrap;color:var(--blackolive)}
.brand img.exp{height:26px;width:auto;padding-left:14px;border-left:1px solid var(--oat)}
.nav{display:flex;align-items:center;gap:30px}
.nav a{font-weight:500;font-size:12px;letter-spacing:.22em;text-transform:uppercase;text-decoration:none;padding:6px 0;border-bottom:1px solid transparent;white-space:nowrap}
.nav a:hover,.nav a[aria-current="page"]{border-bottom-color:var(--gold);color:var(--blackolive)}
.nav .btn{padding:12px 18px;border-bottom:1px solid currentColor}
.menu{display:none}
.menu summary{list-style:none;cursor:pointer;font-weight:500;font-size:12px;letter-spacing:.22em;text-transform:uppercase;padding:10px 0}
.menu summary::-webkit-details-marker{display:none}
@media (max-width:1080px){
  .nav{display:none}
  .menu{display:block}
  .menu[open] .menu-panel{position:absolute;left:0;right:0;top:96px;background:var(--cream);border-bottom:1px solid var(--oat);padding:12px var(--gutter) 28px;display:flex;flex-direction:column}
  .menu-panel a{font-family:var(--f-display);font-size:26px;text-decoration:none;padding:12px 0;border-bottom:1px solid var(--oat)}
  .menu-panel a:last-child{border:0}
}
@media (max-width:420px){ .brand .name{font-size:17px;letter-spacing:.3em} .brand img.exp{height:16px;padding-left:10px} .brand{gap:10px} }

/* hero: real photo full height on one side, solid block beside it */
.hero{display:grid;grid-template-columns:1.05fr 1fr;min-height:min(86vh,820px)}
.hero .copy{display:flex;flex-direction:column;justify-content:center;padding:var(--band) var(--gutter)}
.hero .copy>*{max-width:560px}
.hero .photo{position:relative;overflow:hidden;background:var(--oat)}
.hero .photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center top}
@media (max-width:860px){ .hero{grid-template-columns:1fr} .hero .photo{min-height:100vw;order:-1} .hero .photo.short{min-height:90vw} }

/* page heads (type-led) */
.page-head{padding:clamp(72px,10vw,140px) 0 clamp(56px,7vw,96px)}
.page-head p.lead{max-width:640px;margin-top:26px}

/* grids */
.grid{display:grid;gap:clamp(28px,4vw,56px)}
.g2{grid-template-columns:repeat(2,1fr)}
.g3{grid-template-columns:repeat(3,1fr)}
.g4{grid-template-columns:repeat(4,1fr)}
@media (max-width:960px){ .g4{grid-template-columns:repeat(2,1fr)} .g3{grid-template-columns:1fr 1fr} }
@media (max-width:640px){ .g2,.g3,.g4{grid-template-columns:1fr} }
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(36px,6vw,96px);align-items:center}
.split.top{align-items:start}
@media (max-width:860px){ .split{grid-template-columns:1fr} }
.num{font-family:var(--f-display);font-size:15px;color:var(--gold);display:block;margin-bottom:12px;letter-spacing:.06em}
.item{border-top:1px solid var(--gold);padding-top:22px}
.item h3{margin-bottom:10px}
.item p{margin:0}

/* two paths */
.paths{display:grid;grid-template-columns:1.4fr 1fr}
.paths>a{display:flex;flex-direction:column;justify-content:space-between;gap:48px;padding:clamp(40px,6vw,80px) var(--gutter);text-decoration:none;min-height:340px;transition:background .22s}
.paths .sell{background:var(--olive);color:var(--cream)}
.paths .sell:hover{background:var(--blackolive);color:var(--cream)}
.paths .buy{background:var(--oat)}
.paths .buy:hover{background:var(--sage);color:var(--blackolive)}
.paths h2{max-width:520px}
.paths p{max-width:460px;margin-top:18px}
.paths .sell p{color:var(--oat)}
.paths .sell .lbl{color:var(--sage)}
@media (max-width:860px){ .paths{grid-template-columns:1fr} }

/* steps list */
.steps{list-style:none;margin:0;padding:0;counter-reset:s}
.steps li{display:grid;grid-template-columns:72px 1fr;gap:20px;padding:22px 0;border-top:1px solid var(--oat)}
.dark .steps li,.olive .steps li{border-top-color:rgba(221,212,194,.25)}
.steps li::before{counter-increment:s;content:counter(s,decimal-leading-zero);font-family:var(--f-display);color:var(--gold);font-size:20px}
.steps strong{font-weight:500;display:block;margin-bottom:4px}
.steps p{margin:0}

/* quote line */
.signature{font-family:var(--f-display);font-style:italic;font-size:clamp(30px,4.4vw,56px);line-height:1.15;max-width:900px;margin:0;text-wrap:balance}

/* stats */
.stats{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--gold)}
.stats div{padding:26px 22px 26px 0}
.stats b{display:block;font-family:var(--f-sans);font-weight:300;font-size:clamp(32px,3.6vw,46px);line-height:1.1;letter-spacing:-.01em;font-variant-numeric:lining-nums;margin-bottom:8px;color:var(--blackolive)}
.stats span{font-size:14px;color:var(--body)}
@media (max-width:640px){ .stats{grid-template-columns:1fr} .stats div{border-bottom:1px solid var(--oat)} }

/* city list */
.cities{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--gold)}
.cities a{display:block;padding:26px 18px 26px 0;text-decoration:none;border-bottom:1px solid var(--oat)}
.cities a b{display:block;font-family:var(--f-display);font-weight:400;font-size:26px;margin-bottom:6px}
.cities a span{font-size:13px;color:var(--body)}
.cities a:hover b{font-style:italic}
@media (max-width:960px){ .cities{grid-template-columns:repeat(2,1fr)} }
@media (max-width:420px){ .cities{grid-template-columns:1fr} }

/* reviews */
.reviews{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(28px,4vw,56px)}
.review{border-top:1px solid var(--gold);padding-top:26px;margin:0}
.review blockquote{margin:0 0 18px;font-family:var(--f-display);font-size:clamp(19px,1.7vw,22px);line-height:1.45}
.review cite{font-style:normal;font-weight:500;font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--olive)}
@media (max-width:760px){ .reviews{grid-template-columns:1fr} }

/* city detail */
.facts{display:grid;grid-template-columns:240px 1fr;gap:0 48px}
.facts>h2{font-size:clamp(26px,2.6vw,32px);padding-top:34px}
.facts>div{padding:34px 0;border-top:1px solid var(--oat)}
.facts>h2{border-top:1px solid var(--gold)}
.facts ul{margin:0;padding-left:18px}
.facts li{margin-bottom:10px;color:var(--body)}
@media (max-width:760px){ .facts{grid-template-columns:1fr} .facts>div{border-top:0;padding-top:12px} }

/* video + form */
.video{position:relative;aspect-ratio:16/9;background:var(--blackolive)}
.video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}

/* contact list */
.contact-list{list-style:none;margin:0;padding:0}
.contact-list li{padding:18px 0;border-top:1px solid var(--oat)}
.contact-list .lbl{margin-bottom:6px}
.contact-list a{font-family:var(--f-display);font-size:24px;text-decoration:none}

/* footer */
.site-footer{background:var(--blackolive);color:var(--cream);padding:clamp(64px,8vw,96px) 0 calc(28px + env(safe-area-inset-bottom))}
.site-footer p,.site-footer li{color:var(--oat)}
.foot-top{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:48px;padding-bottom:48px;border-bottom:1px solid rgba(221,212,194,.2)}
.foot-top .mono{width:64px;height:auto;margin-bottom:18px}
.foot-top .foot-name{display:block;font-family:var(--f-sans);font-weight:500;font-size:20px;letter-spacing:.36em;text-transform:uppercase;color:var(--cream);margin-bottom:16px}
.foot-top .tag{font-family:var(--f-display);font-style:italic;font-size:20px;color:var(--cream);margin:0}
.site-footer h2{font-family:var(--f-sans);font-weight:500;font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--sage);margin-bottom:16px}
.site-footer ul{list-style:none;margin:0;padding:0}
.site-footer li{margin-bottom:8px}
.site-footer a{text-decoration:none}
.site-footer a:hover{text-decoration:underline;color:var(--cream)}
.legal{display:flex;flex-wrap:wrap;align-items:center;gap:22px 34px;padding-top:34px}
.legal .exp{height:40px;width:auto}
.legal .eho{height:40px;width:auto}
.legal .license{font-weight:500;font-size:13px;letter-spacing:.08em;color:var(--cream)}
.legal-links{display:flex;flex-wrap:wrap;gap:8px 22px;font-size:14px;margin-top:22px}
.legal-links a{color:var(--oat)}
.fineprint{font-size:12px;color:var(--oat);opacity:.8;margin-top:18px;max-width:900px}
@media (max-width:860px){ .foot-top{grid-template-columns:1fr} }

/* mobile action bar */
.actionbar{display:none}
@media (max-width:760px){
  .actionbar{display:grid;grid-template-columns:repeat(3,1fr);position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--blackolive);border-top:1px solid var(--gold);padding-bottom:env(safe-area-inset-bottom)}
  .actionbar a{color:var(--cream);text-align:center;text-decoration:none;font-weight:500;font-size:12px;letter-spacing:.22em;text-transform:uppercase;padding:17px 0}
  .actionbar a+a{border-left:1px solid rgba(221,212,194,.2)}
  body{padding-bottom:56px}
}
@media (prefers-reduced-motion:reduce){ html{scroll-behavior:auto} *{transition:none!important} }
/* 2026-10-21 brand: the horizon line (one long, low rule) above the footer */
.horizon{border:0;height:9px;border-top:3px solid var(--gold);border-bottom:1px solid var(--gold);margin:96px var(--gutter) 0}
/* lead form (Netlify Forms, 2026-10-22) */
.form-shell{background:var(--paper,#F5F0E4);padding:clamp(24px,3vw,40px);border:1px solid var(--oat)}
.lead-form{display:grid;gap:18px}
.lead-form .row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.lead-form label{display:grid;gap:8px;font:500 11px/1.4 var(--f-sans);letter-spacing:.2em;text-transform:uppercase;color:var(--body)}
.lead-form input,.lead-form select,.lead-form textarea{font:300 16px/1.4 var(--f-sans);letter-spacing:0;text-transform:none;color:var(--blackolive);background:#fff;border:1px solid var(--oat);border-radius:0;padding:12px 14px;width:100%}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:2px solid var(--gold);outline-offset:1px}
.lead-form .check{display:flex;gap:12px;align-items:flex-start;text-transform:none;letter-spacing:0;font:300 14px/1.5 var(--f-sans)}
.lead-form .check input{width:18px;height:18px;margin-top:2px;flex:none}
.lead-form .btn{justify-self:start}
.lead-form .hp{position:absolute;left:-9999px}
@media (max-width:640px){ .lead-form .row{grid-template-columns:1fr} }