/* ==========================================================================
   Texas Property Services — page styles (light palette)
   Scoped under .tps-page so the active theme's CSS cannot collide with it.
   ========================================================================== */

.tps-page {
  --paper:  #FCFBF8;   /* warm white — default surface       */
  --sand:   #F0ECE2;   /* Texas limestone — alternating band */
  --sage:   #E4E9DA;   /* soft green tint — services band    */
  --white:  #FFFFFF;
  --ink:    #232A20;   /* deep warm olive-black — headings    */
  --body-c: #55604F;   /* muted green-grey — body copy       */
  --mid:    #7C8676;   /* labels, meta                       */
  --green:  #52732A;   /* garden green — primary accent      */
  --green-d:#3E5A1E;
  --hivis:  #BFD24A;   /* bright accent, used sparingly      */
  --line:   #D9D3C6;
  --line-s: #E7E2D7;

  --display: "Archivo", "Helvetica Neue", Arial, sans-serif;
  --body:    "IBM Plex Sans", -apple-system, BlinkMacSystemFont, sans-serif;
  --mono:    "IBM Plex Mono", ui-monospace, "SFMono-Regular", monospace;

  --shell: 1180px;
  --gut:   clamp(20px, 5vw, 64px);
  --r:     4px;

  font-family: var(--body);
  color: var(--body-c);
  background: var(--paper);
  line-height: 1.62;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

.tps-page *,
.tps-page *::before,
.tps-page *::after { box-sizing: border-box; }

.tps-page img { max-width: 100%; height: auto; display: block; }
.tps-page a { color: inherit; text-decoration: none; }

.tps-page :focus-visible { outline: 3px solid var(--green); outline-offset: 3px; }

.tps-page h1, .tps-page h2, .tps-page h3,
.tps-page p, .tps-page ul, .tps-page dl,
.tps-page dd, .tps-page dt, .tps-page figure { margin: 0; padding: 0; }

.tps-page ul { list-style: none; }

.tps-shell {
  width: 100%;
  max-width: var(--shell);
  margin-inline: auto;
  padding-inline: var(--gut);
}

/* ==========================================================================
   Type primitives
   ========================================================================== */

.tps-eyebrow {
  font-family: var(--mono);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--green);
}

.tps-h2 {
  font-family: var(--display);
  font-weight: 800;
  font-size: clamp(29px, 4.2vw, 47px);
  line-height: 1.06;
  letter-spacing: -0.024em;
  color: var(--ink);
  margin-top: 14px;
}

.tps-rule { width: 66px; height: 5px; background: var(--hivis); margin: 26px 0; }

.tps-link {
  font-family: var(--mono);
  font-size: 12px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--green);
  border-bottom: 2px solid var(--hivis);
  padding-bottom: 3px;
  transition: color .18s ease, border-color .18s ease;
}
.tps-link:hover { color: var(--green-d); border-color: var(--green); }

/* ==========================================================================
   Buttons
   ========================================================================== */

.tps-page .tps-btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  font-family: var(--display);
  font-weight: 600;
  font-size: 15px;
  padding: 15px 28px;
  border: 2px solid transparent;
  border-radius: var(--r);
  cursor: pointer;
  transition: background .18s ease, color .18s ease, border-color .18s ease;
}

.tps-page .tps-btn--primary {
  background: var(--green);
  color: #fff;
  border-color: var(--green);
}
.tps-page .tps-btn--primary:hover { background: var(--green-d); border-color: var(--green-d); }

.tps-page .tps-btn--ghost {
  background: transparent;
  color: var(--ink);
  border-color: var(--line);
}
.tps-page .tps-btn--ghost:hover { border-color: var(--green); color: var(--green); }

.tps-page .tps-btn--full { width: 100%; margin-top: 8px; }

.tps-page .tps-btn--email {
  padding: 12px 22px;
  background: var(--green);
  color: #fff;
  border-color: var(--green);
  white-space: nowrap;
}
.tps-page .tps-btn--email:hover { background: var(--green-d); border-color: var(--green-d); }

.tps-btn__icon { width: 17px; height: 17px; flex: none; }

/* The email address is the primary contact route, so give it more weight. */
.tps-direct__row--lead .tps-direct__value {
  font-size: clamp(15px, 1.7vw, 19px);
  color: var(--green);
  word-break: break-all;
}
.tps-direct__row--lead:hover .tps-direct__value { color: var(--green-d); }

/* ==========================================================================
   Nav
   ========================================================================== */

.tps-nav {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(252, 251, 248, .94);
  backdrop-filter: saturate(1.4) blur(8px);
  border-bottom: 1px solid var(--line-s);
}

.tps-nav__inner {
  width: 100%;
  max-width: var(--shell);
  margin-inline: auto;
  padding: 12px var(--gut);
  display: flex;
  align-items: center;
  gap: 28px;
}

.tps-brand { display: flex; align-items: center; gap: 12px; margin-right: auto; }
.tps-brand__mark { width: 12px; height: 30px; background: var(--hivis); flex: none; border-radius: 1px; }
.tps-brand__text { display: flex; flex-direction: column; line-height: 1.2; }
.tps-brand__text strong {
  font-family: var(--display);
  font-weight: 800;
  font-size: 16px;
  letter-spacing: -.015em;
  color: var(--ink);
}
.tps-brand__text em {
  font-family: var(--mono);
  font-style: normal;
  font-size: 10px;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--mid);
  margin-top: 2px;
}

.tps-nav__links { display: flex; gap: 26px; }
.tps-nav__links a {
  font-size: 14px;
  font-weight: 500;
  color: var(--body-c);
  padding-bottom: 2px;
  border-bottom: 2px solid transparent;
  transition: color .18s ease, border-color .18s ease;
}
.tps-nav__links a:hover { color: var(--ink); border-bottom-color: var(--hivis); }

/* ==========================================================================
   Hero — split: copy left, photograph right
   ========================================================================== */

.tps-hero { background: var(--sand); border-bottom: 1px solid var(--line); }

.tps-hero__inner {
  width: 100%;
  max-width: var(--shell);
  margin-inline: auto;
  padding-inline: var(--gut);
  display: grid;
  grid-template-columns: 1.02fr .98fr;
  gap: clamp(32px, 5vw, 64px);
  align-items: center;
  padding-block: clamp(52px, 7vw, 84px);
}

.tps-hero__title {
  font-family: var(--display);
  font-weight: 800;
  font-size: clamp(40px, 5.6vw, 68px);
  line-height: .98;
  letter-spacing: -.034em;
  color: var(--ink);
  margin-top: 18px;
}
.tps-hero__title-em { color: var(--green); }

.tps-hero__lede { max-width: 44ch; font-size: clamp(16px, 1.5vw, 18px); }

.tps-hero__actions { display: flex; flex-wrap: wrap; gap: 13px; margin-top: 32px; }

.tps-hero__figure {
  position: relative;
  border-radius: var(--r);
  overflow: hidden;
  box-shadow: 0 18px 44px rgba(35, 42, 32, .13);
}
.tps-hero__figure img { width: 100%; aspect-ratio: 5 / 4; object-fit: cover; }

.tps-hero__badge {
  position: absolute;
  left: 0;
  bottom: 22px;
  background: var(--white);
  border-left: 5px solid var(--hivis);
  padding: 14px 22px 14px 18px;
  max-width: 78%;
  box-shadow: 0 8px 22px rgba(35, 42, 32, .12);
}
.tps-hero__badge strong {
  display: block;
  font-family: var(--display);
  font-weight: 800;
  font-size: 16px;
  color: var(--ink);
}
.tps-hero__badge span { font-size: 13px; color: var(--mid); }

/* Trust strip ------------------------------------------------------------ */

.tps-strip { background: var(--white); border-bottom: 1px solid var(--line-s); }
.tps-strip__inner {
  width: 100%;
  max-width: var(--shell);
  margin-inline: auto;
  padding: 0 var(--gut);
  display: grid;
  grid-template-columns: repeat(3, 1fr);
}
.tps-strip__item { padding: 24px 26px 24px 0; }
.tps-strip__item + .tps-strip__item { padding-left: 26px; border-left: 1px solid var(--line-s); }
.tps-strip__item dt {
  font-family: var(--display);
  font-weight: 800;
  font-size: 19px;
  letter-spacing: -.018em;
  color: var(--ink);
}
.tps-strip__item dd { font-size: 14px; color: var(--mid); margin-top: 5px; line-height: 1.5; }

/* ==========================================================================
   Sections
   ========================================================================== */

.tps-section { padding-block: clamp(60px, 8vw, 96px); }
.tps-section.tps-section--paper { background: var(--paper); }
.tps-section.tps-section--sand  { background: var(--sand); }
.tps-section.tps-section--sage  { background: var(--sage); }

.tps-head { max-width: 62ch; margin-bottom: clamp(34px, 4.6vw, 54px); }
.tps-head__lede { font-size: 17px; margin-top: 15px; }

/* ==========================================================================
   Property types — image cards
   ========================================================================== */

.tps-types { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }

.tps-type {
  display: flex;
  flex-direction: column;
  background: var(--white);
  border: 1px solid var(--line-s);
  border-radius: var(--r);
  overflow: hidden;
  transition: transform .22s ease, box-shadow .22s ease;
}
.tps-type:hover { transform: translateY(-4px); box-shadow: 0 16px 34px rgba(35, 42, 32, .12); }

.tps-type__media { position: relative; overflow: hidden; }
.tps-type__media img {
  width: 100%;
  aspect-ratio: 3 / 2;
  object-fit: cover;
  transition: transform .5s ease;
}
.tps-type:hover .tps-type__media img { transform: scale(1.045); }

.tps-type__tag {
  position: absolute;
  top: 14px;
  left: 14px;
  background: rgba(252, 251, 248, .95);
  color: var(--ink);
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: .13em;
  text-transform: uppercase;
  padding: 6px 11px;
  border-radius: 2px;
}

.tps-type__inner {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 12px;
  padding: 24px 24px 26px;
  flex: 1;
}
.tps-type__name {
  font-family: var(--display);
  font-weight: 800;
  font-size: 23px;
  letter-spacing: -.02em;
  color: var(--ink);
}
.tps-type__body { font-size: 15px; }
.tps-type .tps-link { margin-top: auto; }

/* ==========================================================================
   Services manifest — the signature block
   ========================================================================== */

.tps-manifest { border-top: 1px solid var(--line); }

.tps-mrow {
  display: grid;
  grid-template-columns: 108px 1fr;
  gap: 24px;
  padding: 26px 18px 26px 0;
  border-bottom: 1px solid var(--line);
  transition: background .2s ease, padding-left .2s ease;
}
.tps-mrow:hover { background: rgba(255, 255, 255, .58); padding-left: 14px; }

.tps-mrow__code {
  font-family: var(--mono);
  font-size: 12px;
  letter-spacing: .1em;
  color: var(--green);
  padding-top: 6px;
}

.tps-mrow__name {
  font-family: var(--display);
  font-weight: 600;
  font-size: clamp(20px, 2.2vw, 26px);
  letter-spacing: -.02em;
  color: var(--ink);
}
.tps-mrow__body { font-size: 15px; max-width: 62ch; margin-top: 7px; }
.tps-mrow__main .tps-link { display: inline-block; margin-top: 15px; }
.tps-mrow.tps-mrow--ask .tps-mrow__name { color: var(--green); }

/* ==========================================================================
   Approach
   ========================================================================== */

.tps-approach { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }

.tps-pillar { padding-top: 18px; border-top: 4px solid var(--hivis); }
.tps-pillar__name {
  font-family: var(--display);
  font-weight: 800;
  font-size: 20px;
  letter-spacing: -.018em;
  color: var(--ink);
}
.tps-pillar__body { font-size: 15px; margin-top: 10px; }

/* ==========================================================================
   Contact
   ========================================================================== */

.tps-contact {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(34px, 5.5vw, 68px);
  align-items: start;
}

.tps-direct { margin-top: 32px; border-top: 1px solid var(--line); }
.tps-direct__row {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 16px;
  padding: 14px 0;
  border-bottom: 1px solid var(--line);
}
.tps-direct__label {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: .13em;
  text-transform: uppercase;
  color: var(--mid);
}
.tps-direct__value {
  font-family: var(--display);
  font-weight: 600;
  font-size: 17px;
  color: var(--ink);
  text-align: right;
}
a.tps-direct__row:hover .tps-direct__value { color: var(--green); }

.tps-formwrap {
  background: var(--white);
  padding: clamp(24px, 3.2vw, 36px);
  border: 1px solid var(--line-s);
  border-top: 5px solid var(--green);
  border-radius: var(--r);
  box-shadow: 0 14px 34px rgba(35, 42, 32, .07);
}

.tps-field { margin-bottom: 16px; }
.tps-field.tps-field--split { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }

.tps-page .tps-field label {
  display: block;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--mid);
  margin-bottom: 6px;
}

.tps-page .tps-field input,
.tps-page .tps-field select,
.tps-page .tps-field textarea {
  width: 100%;
  font-family: var(--body);
  font-size: 15px;
  color: var(--ink);
  background: var(--paper);
  padding: 12px 14px;
  border: 1px solid var(--line);
  border-radius: 3px;
  transition: border-color .16s ease, box-shadow .16s ease, background .16s ease;
}

.tps-page .tps-field input:focus,
.tps-page .tps-field select:focus,
.tps-page .tps-field textarea:focus {
  background: #fff;
  border-color: var(--green);
  box-shadow: 0 0 0 3px rgba(82, 115, 42, .16);
  outline: none;
}

.tps-page .tps-field textarea { resize: vertical; min-height: 106px; }

.tps-formnote { font-size: 13px; color: var(--mid); text-align: center; margin-top: 12px; }

/* ==========================================================================
   Footer
   ========================================================================== */

.tps-footer {
  background: var(--ink);
  color: #A6AF9F;
  padding-block: 44px 32px;
}

.tps-footer__inner { display: grid; gap: 24px; }

.tps-footer__brand { display: flex; flex-direction: column; gap: 4px; }
.tps-footer__brand strong {
  font-family: var(--display);
  font-weight: 800;
  font-size: 17px;
  color: var(--paper);
}
.tps-footer__brand span { font-size: 13px; }

.tps-footer__links { display: flex; flex-wrap: wrap; gap: 22px; }
.tps-footer__links a {
  font-size: 13px;
  border-bottom: 1px solid transparent;
  transition: color .16s ease, border-color .16s ease;
}
.tps-footer__links a:hover { color: var(--hivis); border-bottom-color: var(--hivis); }

.tps-footer__legal {
  border-top: 1px solid rgba(252, 251, 248, .14);
  padding-top: 19px;
  display: grid;
  gap: 8px;
  font-size: 12px;
  line-height: 1.6;
  color: #8B9484;
}
.tps-footer__license { max-width: 78ch; }
.tps-footer__license a { border-bottom: 1px solid currentColor; }
.tps-todo { color: var(--hivis); }

/* ==========================================================================
   Responsive
   ========================================================================== */

@media (max-width: 960px) {
  .tps-hero__inner { grid-template-columns: 1fr; padding-block: 44px 52px; }
  .tps-hero__figure { order: -1; }
  .tps-hero__figure img { aspect-ratio: 16 / 10; }
}

@media (max-width: 900px) {
  .tps-types,
  .tps-approach,
  .tps-contact { grid-template-columns: 1fr; }

  .tps-strip__inner { grid-template-columns: 1fr; }
  .tps-strip__item { padding: 18px 0; }
  .tps-strip__item + .tps-strip__item {
    padding-left: 0;
    border-left: 0;
    border-top: 1px solid var(--line-s);
  }

  .tps-nav__links { display: none; }
}

@media (max-width: 620px) {
  .tps-mrow { grid-template-columns: 1fr; gap: 5px; }
  .tps-mrow__code { padding-top: 0; }
  .tps-mrow:hover { padding-left: 0; }
  .tps-field.tps-field--split { grid-template-columns: 1fr; }
  .tps-hero__actions .tps-btn { width: 100%; }
  .tps-hero__badge { max-width: 92%; }
}

@media (prefers-reduced-motion: reduce) {
  .tps-page *,
  .tps-page *::before,
  .tps-page *::after {
    animation-duration: .01ms !important;
    transition-duration: .01ms !important;
  }
  .tps-type:hover { transform: none; }
  .tps-type:hover .tps-type__media img { transform: none; }
}

@media print {
  .tps-nav { position: static; }
  .tps-page { background: #fff; }
}

/* ==========================================================================
   Empty image slots — soft placeholder so layout never collapses
   ========================================================================== */

.tps-page .tps-ph {
  display: block;
  width: 100%;
  background:
    linear-gradient(160deg, var(--sage) 0%, var(--sand) 58%, #DBE0CD 100%);
  border: 1px dashed var(--line);
}
.tps-hero__figure .tps-ph { aspect-ratio: 5 / 4; }
.tps-type__media .tps-ph { aspect-ratio: 3 / 2; }

@media (max-width: 960px) {
  .tps-hero__figure .tps-ph { aspect-ratio: 16 / 10; }
}

/* ==========================================================================
   Containment guard
   The template renders outside the theme's wrappers, so nothing should be
   setting width, margin or display on html/body. Some themes and the admin
   bar do it anyway, which throws off `margin-inline: auto` centering and
   causes horizontal overflow. These rules pin the page back to the viewport.
   ========================================================================== */

body.tps-body {
  margin: 0 !important;
  padding: 0 !important;
  width: auto !important;
  min-width: 0 !important;
  max-width: none !important;
  display: block !important;
  float: none !important;
  overflow-x: clip;
}

body.tps-body > .tps-page {
  width: 100%;
  max-width: 100%;
  margin: 0;
  padding: 0;
  float: none;
  overflow-x: clip;
}

/* Re-assert centering in case an inherited rule zeroed one side. */
.tps-page .tps-shell,
.tps-page .tps-hero__inner,
.tps-page .tps-strip__inner,
.tps-page .tps-nav__inner {
  margin-left: auto !important;
  margin-right: auto !important;
  float: none;
}

/* Nothing inside may exceed the viewport and force a horizontal scrollbar. */
.tps-page img,
.tps-page figure,
.tps-page section,
.tps-page header,
.tps-page footer { max-width: 100%; }

/* ==========================================================================
   Interior pages — sub-hero, feature grid, steps, FAQ
   ========================================================================== */

.tps-subhero { background: var(--sand); border-bottom: 1px solid var(--line); }
.tps-subhero__inner {
  width: 100%; max-width: var(--shell); margin-inline: auto;
  padding: clamp(44px, 6vw, 76px) var(--gut);
}
.tps-crumb {
  font-family: var(--mono); font-size: 11px; letter-spacing: .13em;
  text-transform: uppercase; color: var(--mid); margin-bottom: 18px;
}
.tps-crumb a { color: var(--green); }
.tps-crumb a:hover { color: var(--green-d); }
.tps-crumb span { margin: 0 7px; opacity: .55; }

.tps-subhero__title {
  font-family: var(--display); font-weight: 800;
  font-size: clamp(34px, 5vw, 58px); line-height: 1.0;
  letter-spacing: -.032em; color: var(--ink); max-width: 18ch;
}
.tps-subhero__lede { max-width: 58ch; font-size: clamp(16px, 1.5vw, 18px); margin-top: 22px; }
.tps-subhero__actions { display: flex; flex-wrap: wrap; gap: 13px; margin-top: 30px; }

/* Prose ------------------------------------------------------------------ */
.tps-prose { max-width: 68ch; }
.tps-prose p { margin-bottom: 18px; font-size: 17px; }
.tps-prose p:last-child { margin-bottom: 0; }
.tps-h3 {
  font-family: var(--display); font-weight: 800;
  font-size: clamp(22px, 2.6vw, 30px); letter-spacing: -.022em;
  color: var(--ink); margin: 34px 0 14px;
}

/* Feature grid ----------------------------------------------------------- */
.tps-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.tps-cell {
  background: var(--white); border: 1px solid var(--line-s);
  border-top: 4px solid var(--hivis); border-radius: var(--r);
  padding: 24px 22px 26px;
}
.tps-cell__name {
  font-family: var(--display); font-weight: 800; font-size: 19px;
  letter-spacing: -.018em; color: var(--ink);
}
.tps-cell__body { font-size: 15px; margin-top: 9px; }
.tps-cell ul { margin-top: 12px; }
.tps-cell li {
  font-size: 14px; padding-left: 17px; position: relative; margin-bottom: 6px;
}
.tps-cell li::before {
  content: ""; position: absolute; left: 0; top: 9px;
  width: 7px; height: 7px; background: var(--hivis); border-radius: 1px;
}

/* Numbered steps --------------------------------------------------------- */
.tps-steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
.tps-step { padding-top: 16px; border-top: 1px solid var(--line); }
.tps-step__n {
  font-family: var(--mono); font-size: 12px; letter-spacing: .1em; color: var(--green);
}
.tps-step__name {
  font-family: var(--display); font-weight: 800; font-size: 17px;
  letter-spacing: -.016em; color: var(--ink); margin-top: 8px;
}
.tps-step__body { font-size: 14px; margin-top: 7px; }

/* FAQ -------------------------------------------------------------------- */
.tps-faq { max-width: 78ch; border-top: 1px solid var(--line); }
.tps-faq details { border-bottom: 1px solid var(--line); }
.tps-faq summary {
  cursor: pointer; list-style: none; padding: 20px 34px 20px 0; position: relative;
  font-family: var(--display); font-weight: 600; font-size: clamp(16px, 1.8vw, 19px);
  letter-spacing: -.014em; color: var(--ink);
}
.tps-faq summary::-webkit-details-marker { display: none; }
.tps-faq summary::after {
  content: "+"; position: absolute; right: 4px; top: 50%; transform: translateY(-50%);
  font-family: var(--mono); font-size: 21px; color: var(--green); line-height: 1;
}
.tps-faq details[open] summary::after { content: "\2212"; }
.tps-faq summary:hover { color: var(--green); }
.tps-faq__a { padding: 0 34px 22px 0; font-size: 16px; }
.tps-faq__a p + p { margin-top: 14px; }

/* Cross-links ------------------------------------------------------------ */
.tps-cross { display: grid; grid-template-columns: repeat(2, 1fr); gap: 22px; }
.tps-cross__card {
  display: block; background: var(--white); border: 1px solid var(--line-s);
  border-radius: var(--r); padding: 24px 24px 26px;
  transition: transform .2s ease, box-shadow .2s ease;
}
.tps-cross__card:hover { transform: translateY(-3px); box-shadow: 0 14px 30px rgba(35,42,32,.11); }
.tps-cross__name {
  font-family: var(--display); font-weight: 800; font-size: 21px;
  letter-spacing: -.02em; color: var(--ink);
}
.tps-cross__body { font-size: 15px; margin-top: 9px; }

@media (max-width: 900px) {
  .tps-grid, .tps-cross { grid-template-columns: 1fr; }
  .tps-steps { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 620px) {
  .tps-steps { grid-template-columns: 1fr; }
  .tps-subhero__actions .tps-btn { width: 100%; }
}