:root {
  --green-950: #071a16;
  --green-900: #0f2923;
  --green-800: #16372f;
  --green-700: #1f4a40;
  --gold-500: #c7a568;
  --gold-300: #ead8ad;
  --cream-100: #f7f1e7;
  --cream-50: #fbf8f2;
  --gray-700: #4f5a54;
  --gray-200: #e5e0d8;
  --white: #ffffff;
  --shadow: 0 24px 70px rgba(15, 41, 35, 0.16);
  --radius-xl: 28px;
  --radius-lg: 20px;
  --radius-md: 14px;
  --container: min(1160px, calc(100vw - 40px));
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--green-950);
  background: var(--cream-50);
  line-height: 1.5;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }

.skip-link, .sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}
.skip-link:focus {
  width: auto;
  height: auto;
  margin: 12px;
  padding: 12px 16px;
  background: var(--white);
  clip: auto;
  z-index: 1000;
}

.container { width: var(--container); margin: 0 auto; }
.section { padding: 104px 0; }
.section-bleed { padding: 132px 0 80px; }
.soft-bg { background: linear-gradient(180deg, #f3eadb 0%, #fbf8f2 100%); }

.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 100;
  padding: 14px 0;
  transition: background 0.25s ease, box-shadow 0.25s ease, padding 0.25s ease;
}
.site-header.is-scrolled {
  padding: 10px 0;
  background: rgba(251, 248, 242, 0.86);
  backdrop-filter: blur(14px);
  box-shadow: 0 12px 40px rgba(7, 26, 22, 0.08);
}
.header-grid { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.brand { display: inline-flex; align-items: center; line-height: 0; }
.brand-logo {
  display: block;
  width: min(250px, 52vw);
  height: auto;
  max-height: 76px;
  object-fit: contain;
  border-radius: 8px;
  mix-blend-mode: multiply;
}
.main-nav { display: flex; align-items: center; gap: 18px; font-size: 0.95rem; color: var(--green-900); }
.main-nav a { opacity: 0.86; transition: opacity 0.2s ease, color 0.2s ease; }
.main-nav a:hover { opacity: 1; color: var(--green-700); }
.nav-cta { padding: 11px 16px; border: 1px solid rgba(31, 74, 64, 0.24); border-radius: 999px; background: rgba(255, 255, 255, 0.45); }
.menu-toggle { display: none; background: none; border: 0; padding: 8px; cursor: pointer; }
.menu-toggle span:not(.sr-only) { display: block; width: 24px; height: 2px; background: var(--green-900); margin: 5px 0; }

.hero {
  min-height: 780px;
  background:
    radial-gradient(circle at 80% 10%, rgba(199, 165, 104, 0.22), transparent 26%),
    linear-gradient(135deg, rgba(247, 241, 231, 0.98), rgba(241, 231, 213, 0.82));
}
.hero-grid { display: grid; grid-template-columns: minmax(0, 1.1fr) 440px; gap: 56px; align-items: center; }
.eyebrow {
  margin: 0 0 14px;
  color: var(--gold-500);
  text-transform: uppercase;
  letter-spacing: 0.18em;
  font-size: 0.78rem;
  font-weight: 800;
}
h1, h2, h3 { margin: 0; line-height: 1.08; letter-spacing: -0.04em; }
h1 { font-size: clamp(3rem, 7vw, 5.9rem); max-width: 920px; }
h2 { font-size: clamp(2.1rem, 4vw, 3.6rem); }
h3 { font-size: 1.25rem; }
p { margin: 0; color: var(--gray-700); }
.hero-lead { margin-top: 24px; font-size: 1.17rem; max-width: 720px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 34px; }
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  min-height: 50px;
  padding: 0 22px;
  border-radius: 999px;
  border: 1px solid transparent;
  cursor: pointer;
  font-weight: 750;
  transition: transform 0.2s ease, box-shadow 0.2s ease, background 0.2s ease;
}
.btn:hover { transform: translateY(-2px); }
.btn-primary { background: var(--green-900); color: var(--white); box-shadow: 0 12px 30px rgba(15, 41, 35, 0.18); }
.btn-secondary { border-color: rgba(15, 41, 35, 0.22); background: rgba(255, 255, 255, 0.64); }
.btn-light { background: var(--white); color: var(--green-900); }
.btn-small { min-height: 42px; padding: 0 16px; font-size: 0.9rem; }
.btn-ghost { border-color: rgba(15, 41, 35, 0.16); background: transparent; color: var(--green-900); }
.signature { margin-top: 36px; padding-left: 18px; border-left: 3px solid var(--gold-500); }
.signature strong { display: block; font-size: 1.1rem; }
.signature span { color: var(--gray-700); }
.hero-panel {
  position: relative;
  padding: 34px;
  border: 1px solid rgba(199, 165, 104, 0.28);
  border-radius: var(--radius-xl);
  background: rgba(255, 255, 255, 0.64);
  box-shadow: var(--shadow);
  overflow: hidden;
}
.hero-panel::before {
  content: "";
  display: block;
  height: 260px;
  margin: -34px -34px 28px;
  background:
    linear-gradient(135deg, rgba(7, 26, 22, 0.64), rgba(7, 26, 22, 0.08)),
    radial-gradient(circle at 20% 20%, rgba(234, 216, 173, 0.5), transparent 26%),
    linear-gradient(120deg, #14352e, #295449 52%, #ead8ad);
}
.panel-top { display: flex; justify-content: space-between; align-items: end; gap: 18px; margin-bottom: 20px; }
.panel-top p { font-size: 0.9rem; }
.panel-top strong { font-size: 1.35rem; letter-spacing: -0.02em; }
.check-list { list-style: none; padding: 0; margin: 0; display: grid; gap: 12px; }
.check-list li { position: relative; padding-left: 28px; color: var(--green-900); }
.check-list li::before { content: "✓"; position: absolute; left: 0; color: var(--gold-500); font-weight: 900; }
.metric-row { display: grid; grid-template-columns: repeat(3, 1fr); gap: 10px; margin-top: 28px; }
.metric-row div { padding: 16px 10px; border-radius: var(--radius-md); background: var(--cream-100); text-align: center; }
.metric-row strong { display: block; }
.metric-row span { font-size: 0.82rem; color: var(--gray-700); }

.trust-strip { background: var(--green-900); color: var(--white); }
.trust-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; padding: 24px 0; }
.trust-grid p { color: rgba(255, 255, 255, 0.78); }
.trust-grid strong { color: var(--gold-300); }

.two-col { display: grid; grid-template-columns: 0.8fr 1.2fr; gap: 72px; align-items: start; }
.section-copy p:not(.eyebrow), .section-heading p:not(.eyebrow) { margin-top: 18px; font-size: 1.05rem; }
.process-list { display: grid; gap: 18px; }
.process-list article {
  display: grid;
  grid-template-columns: 72px 1fr;
  gap: 22px;
  padding: 24px;
  background: var(--white);
  border: 1px solid rgba(15, 41, 35, 0.08);
  border-radius: var(--radius-lg);
  box-shadow: 0 12px 36px rgba(7, 26, 22, 0.06);
}
.process-list span { color: var(--gold-500); font-weight: 900; font-size: 1.2rem; }
.process-list p { margin-top: 8px; }

.section-heading { max-width: 760px; margin-bottom: 34px; }
.filter-card {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 14px;
  margin-bottom: 28px;
  padding: 16px;
  border: 1px solid rgba(15, 41, 35, 0.08);
  border-radius: var(--radius-lg);
  background: rgba(255, 255, 255, 0.84);
  box-shadow: 0 14px 40px rgba(7, 26, 22, 0.06);
}
label { display: grid; gap: 8px; font-size: 0.88rem; font-weight: 750; color: var(--green-900); }
select, input, textarea {
  width: 100%;
  border: 1px solid rgba(15, 41, 35, 0.16);
  border-radius: 14px;
  background: var(--white);
  color: var(--green-950);
  padding: 13px 14px;
  outline: none;
}
select:focus, input:focus, textarea:focus { border-color: var(--gold-500); box-shadow: 0 0 0 4px rgba(199, 165, 104, 0.16); }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.property-card {
  overflow: hidden;
  border-radius: var(--radius-xl);
  background: var(--white);
  border: 1px solid rgba(15, 41, 35, 0.08);
  box-shadow: 0 16px 44px rgba(7, 26, 22, 0.08);
}
.property-media {
  position: relative;
  min-height: 230px;
  background: linear-gradient(135deg, #16372f, #e6d5aa);
  overflow: hidden;
}
.property-media::before, .property-media::after {
  content: "";
  position: absolute;
  border: 1px solid rgba(255, 255, 255, 0.36);
}
.property-media::before { inset: 38px 32px 72px; border-radius: 22px 22px 0 0; }
.property-media::after { inset: 116px 58px 36px; border-radius: 0 0 18px 18px; }
.tag {
  position: absolute;
  left: 18px;
  top: 18px;
  z-index: 2;
  padding: 8px 12px;
  border-radius: 999px;
  background: rgba(255, 255, 255, 0.86);
  color: var(--green-900);
  font-size: 0.78rem;
  font-weight: 800;
}
.media-mark { position: absolute; inset: auto 20px 20px auto; width: 54px; height: 54px; border-radius: 50%; background: rgba(234, 216, 173, 0.82); }
.property-body { padding: 22px; }
.property-title-row { display: flex; justify-content: space-between; gap: 16px; align-items: start; }
.property-neighborhood { margin-bottom: 6px; color: var(--gold-500); font-weight: 800; font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.12em; }
.property-price { white-space: nowrap; color: var(--green-900); }
.property-specs { display: flex; flex-wrap: wrap; gap: 8px; list-style: none; padding: 0; margin: 18px 0; }
.property-specs li { padding: 7px 10px; border-radius: 999px; background: var(--cream-100); color: var(--green-900); font-size: 0.84rem; font-weight: 700; }
.property-note { min-height: 52px; }
.property-actions { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 20px; }

.seller-section { background: var(--green-900); color: var(--white); }
.seller-section p { color: rgba(255, 255, 255, 0.72); }
.seller-grid { display: grid; grid-template-columns: 0.95fr 1.05fr; gap: 44px; align-items: center; }
.seller-card { padding: 40px; border-radius: var(--radius-xl); background: rgba(255, 255, 255, 0.08); border: 1px solid rgba(234, 216, 173, 0.16); }
.seller-card p:not(.eyebrow) { margin-top: 18px; margin-bottom: 28px; }
.seller-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }
.seller-section .btn-secondary { color: var(--white); border-color: rgba(255, 255, 255, 0.28); background: rgba(255, 255, 255, 0.08); }
.seller-benefits { display: grid; gap: 18px; }
.seller-benefits div { padding: 24px; border-radius: var(--radius-lg); background: rgba(255, 255, 255, 0.06); border: 1px solid rgba(255, 255, 255, 0.08); }
.seller-benefits p { margin-top: 8px; }

.neighborhood-grid { display: grid; grid-template-columns: 0.8fr 1.2fr; gap: 50px; align-items: start; }
.content-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.content-cards article { padding: 24px; border-radius: var(--radius-lg); background: var(--white); border: 1px solid rgba(15, 41, 35, 0.08); min-height: 250px; }
.content-cards span { color: var(--gold-500); font-weight: 800; font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.16em; }
.content-cards h3 { margin-top: 28px; }
.content-cards p { margin-top: 14px; }


.guide-card { display: block; padding: 24px; border-radius: var(--radius-lg); background: var(--white); border: 1px solid rgba(15, 41, 35, 0.08); min-height: 250px; transition: transform 0.2s ease, box-shadow 0.2s ease; }
.guide-card:hover { transform: translateY(-3px); box-shadow: 0 18px 44px rgba(7, 26, 22, 0.08); }
.guide-card strong { display: inline-block; margin-top: 22px; color: var(--green-700); }

.guide-section { padding-top: 96px; }
.guide-article {
  max-width: 980px;
  margin: 0 auto;
  padding: clamp(28px, 5vw, 58px);
  border-radius: var(--radius-xl);
  background: rgba(255, 255, 255, 0.92);
  border: 1px solid rgba(15, 41, 35, 0.08);
  box-shadow: var(--shadow);
}
.guide-header { max-width: 820px; }
.guide-header p:not(.eyebrow) { margin-top: 20px; font-size: 1.1rem; }
.guide-highlight { display: grid; grid-template-columns: repeat(2, 1fr); gap: 16px; margin: 34px 0; }
.guide-highlight div { padding: 22px; border-radius: var(--radius-lg); background: var(--cream-100); border: 1px solid rgba(199, 165, 104, 0.24); }
.guide-highlight strong { display: block; color: var(--green-900); font-size: 1.08rem; }
.guide-highlight span { display: block; margin-top: 8px; color: var(--gray-700); }
.guide-body { display: grid; gap: 18px; }
.guide-body h3 { margin-top: 22px; font-size: clamp(1.45rem, 2.4vw, 2rem); color: var(--green-900); }
.guide-body p { font-size: 1.02rem; }
.guide-table-wrap { overflow-x: auto; margin: 8px 0 12px; border-radius: var(--radius-lg); border: 1px solid rgba(15, 41, 35, 0.1); background: var(--white); }
.guide-table { width: 100%; min-width: 760px; border-collapse: collapse; }
.guide-table th, .guide-table td { padding: 16px; text-align: left; vertical-align: top; border-bottom: 1px solid rgba(15, 41, 35, 0.08); }
.guide-table th { background: var(--green-900); color: var(--white); font-size: 0.88rem; letter-spacing: 0.02em; }
.guide-table td:first-child { color: var(--green-900); font-weight: 800; width: 24%; }
.guide-table tr:last-child td { border-bottom: 0; }
.guide-signature { margin-top: 36px; padding: 24px; border-left: 4px solid var(--gold-500); border-radius: var(--radius-md); background: var(--cream-100); }
.guide-signature strong, .guide-signature span, .guide-signature small { display: block; }
.guide-signature span { margin-top: 6px; font-weight: 800; color: var(--green-900); }
.guide-signature small { margin-top: 4px; color: var(--gray-700); font-size: 0.96rem; }

.checklist-section { background: var(--cream-50); }
.checklist-highlight { grid-template-columns: repeat(2, 1fr); }
.source-box { margin-top: 26px; padding: 24px; border-radius: var(--radius-lg); background: var(--cream-100); border: 1px solid rgba(199, 165, 104, 0.24); }
.source-box h3 { margin-top: 0; font-size: 1.35rem; }
.source-box ul { margin: 16px 0 0; padding-left: 20px; color: var(--gray-700); }
.source-box li { margin: 8px 0; }
.source-box a { color: var(--green-700); font-weight: 750; text-decoration: underline; text-underline-offset: 3px; }


.cta-section { padding: 70px 0; }
.cta-box { display: flex; align-items: center; justify-content: space-between; gap: 26px; padding: 40px; border-radius: var(--radius-xl); background: linear-gradient(135deg, var(--green-900), var(--green-700)); color: var(--white); box-shadow: var(--shadow); }
.cta-box p:not(.eyebrow) { margin-top: 12px; color: rgba(255, 255, 255, 0.72); }

.contact-section { padding-top: 60px; }
.contact-grid { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: 44px; align-items: start; }
.contact-copy p:not(.eyebrow) { margin-top: 18px; }
.contact-line { margin-top: 28px; padding: 18px; border-radius: var(--radius-md); background: var(--white); border: 1px solid rgba(15, 41, 35, 0.08); }
.contact-line strong { display: block; margin-bottom: 4px; }
.contact-line a { color: var(--green-700); font-weight: 800; }
.contact-line span { color: var(--text-muted); font-weight: 700; }
.lead-form { display: grid; gap: 16px; padding: 28px; border-radius: var(--radius-xl); background: var(--white); box-shadow: var(--shadow); }
.form-feedback { min-height: 24px; color: var(--green-700); font-weight: 750; }

.site-footer { padding: 40px 0; background: var(--green-950); color: var(--white); }
.footer-grid { display: flex; justify-content: space-between; gap: 24px; align-items: center; }
.site-footer p { margin-top: 6px; color: rgba(255, 255, 255, 0.66); }
.footer-brand-block { display: grid; gap: 8px; }
.footer-logo { display: block; width: min(280px, 70vw); height: auto; border-radius: 10px; }
.footer-links { display: flex; gap: 18px; color: rgba(255, 255, 255, 0.74); }

.property-dialog {
  width: min(720px, calc(100vw - 32px));
  border: 0;
  border-radius: var(--radius-xl);
  padding: 0;
  box-shadow: var(--shadow);
}
.property-dialog::backdrop { background: rgba(7, 26, 22, 0.58); backdrop-filter: blur(2px); }
.dialog-close { position: absolute; right: 16px; top: 12px; border: 0; background: transparent; font-size: 2rem; cursor: pointer; }
.dialog-inner { padding: 36px; }
.dialog-inner h3 { font-size: 2rem; margin-bottom: 12px; }
.dialog-inner ul { padding-left: 20px; }
.dialog-inner li { margin-bottom: 8px; }

.reveal { opacity: 0; transform: translateY(24px); transition: opacity 0.7s ease, transform 0.7s ease; }
.reveal.is-visible { opacity: 1; transform: translateY(0); }

@media (max-width: 980px) {
  .menu-toggle { display: block; }
  .main-nav {
    position: absolute;
    top: 70px;
    right: 20px;
    width: min(320px, calc(100vw - 40px));
    display: none;
    flex-direction: column;
    align-items: stretch;
    gap: 12px;
    padding: 18px;
    border-radius: var(--radius-lg);
    background: rgba(251, 248, 242, 0.98);
    box-shadow: var(--shadow);
  }
  .main-nav.is-open { display: flex; }
  .hero-grid, .two-col, .seller-grid, .neighborhood-grid, .contact-grid { grid-template-columns: 1fr; }
  .hero { min-height: auto; }
  .hero-panel { max-width: 620px; }
  .filter-card, .property-grid { grid-template-columns: repeat(2, 1fr); }
  .content-cards { grid-template-columns: 1fr; }
}

@media (max-width: 680px) {
  .brand-logo { width: min(220px, 56vw); max-height: 68px; }
  :root { --container: min(100vw - 28px, 1160px); }
  .section { padding: 72px 0; }
  .section-bleed { padding: 116px 0 64px; }
  .hero-actions, .cta-box, .footer-grid { align-items: stretch; flex-direction: column; }
  .trust-grid, .filter-card, .property-grid { grid-template-columns: 1fr; }
  .metric-row { grid-template-columns: 1fr; }
  .process-list article { grid-template-columns: 1fr; }
  .seller-card, .cta-box, .lead-form { padding: 24px; }
  .property-title-row { flex-direction: column; }
  .footer-links { flex-wrap: wrap; }
  .guide-highlight { grid-template-columns: 1fr; }
  .guide-article { padding: 24px; }
}


.guide-library-section { background: var(--cream-50); }
.guide-index {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 16px;
}
.guide-index a {
  display: grid;
  gap: 10px;
  min-height: 190px;
  padding: 22px;
  border-radius: var(--radius-lg);
  background: var(--white);
  border: 1px solid rgba(15, 41, 35, 0.08);
  box-shadow: 0 12px 34px rgba(7, 26, 22, 0.05);
  transition: transform 0.2s ease, box-shadow 0.2s ease;
}
.guide-index a:hover { transform: translateY(-3px); box-shadow: 0 18px 44px rgba(7, 26, 22, 0.08); }
.guide-index span {
  color: var(--gold-500);
  font-weight: 900;
  letter-spacing: 0.12em;
  font-size: 0.8rem;
}
.guide-index strong {
  color: var(--green-900);
  font-size: 1.12rem;
  line-height: 1.15;
}
.guide-index small {
  color: var(--gray-700);
  font-size: 0.92rem;
  line-height: 1.45;
}
.compact-table td, .compact-table th { font-size: 0.94rem; }
.guide-body .source-box a:hover { color: var(--green-900); }
@media (max-width: 980px) {
  .guide-index { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 680px) {
  .guide-index { grid-template-columns: 1fr; }
  .guide-index a { min-height: auto; }
}

.hidden-field { display: none !important; }
.consent-line { display: grid; grid-template-columns: auto 1fr; gap: 10px; align-items: start; font-size: 0.92rem; color: var(--gray-700); }
.consent-line input { margin-top: 3px; }
.lead-form button:disabled { opacity: 0.68; cursor: wait; }
.site-footer a[href^="mailto:"] { color: rgba(255, 255, 255, 0.84); font-weight: 700; }


.footer-contact-card {
  margin-top: 18px;
  padding: 16px 18px;
  border: 1px solid rgba(194, 156, 96, 0.28);
  border-radius: 18px;
  background: rgba(255, 255, 255, 0.04);
}

.footer-contact-card p {
  margin: 0 0 8px;
}

.footer-contact-card p:last-child {
  margin-bottom: 0;
}