:root {
  --bg: #f6f4ef;
  --surface: #ffffff;
  --ink: #101010;
  --muted: #6e6e68;
  --line: #dedbd3;
  --accent: #b18a45;
  --accent-dark: #8e6d34;
  --dark: #0d0d0d;
  --dark-soft: #171717;
  --radius: 22px;
  --shadow: 0 24px 70px rgba(0,0,0,.10);
  --container: 1180px;
}

* { box-sizing: border-box; }

html {
  scroll-behavior: smooth;
  scroll-padding-top: 92px;
}

body {
  margin: 0;
  font-family: "DM Sans", system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--ink);
  background: var(--bg);
  line-height: 1.55;
}

img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }

.container {
  width: min(calc(100% - 40px), var(--container));
  margin-inline: auto;
}

.topbar {
  background: var(--dark);
  color: #d9d6ce;
  font-size: 12px;
  letter-spacing: .06em;
}

.topbar-inner {
  min-height: 36px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 20px;
}

.topbar a { color: #fff; font-weight: 700; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 60;
  background: rgba(246,244,239,.90);
  border-bottom: 1px solid rgba(16,16,16,.08);
  backdrop-filter: blur(15px);
}

.nav-wrap {
  min-height: 76px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
}

.brand-mark {
  width: 42px;
  height: 42px;
  border-radius: 14px;
  display: grid;
  place-items: center;
  background: var(--ink);
  color: #fff;
  font-family: "Manrope", sans-serif;
  font-weight: 800;
  letter-spacing: -.05em;
}

.brand-copy {
  display: flex;
  flex-direction: column;
  line-height: 1.05;
}

.brand-copy strong {
  font-family: "Manrope", sans-serif;
  font-size: 15px;
}

.brand-copy small {
  margin-top: 4px;
  color: var(--muted);
  font-size: 10px;
  letter-spacing: .16em;
}

.nav {
  display: flex;
  align-items: center;
  gap: 26px;
  font-size: 14px;
  font-weight: 700;
}

.nav a:not(.nav-cta):hover { color: var(--accent-dark); }

.nav-cta {
  padding: 12px 17px;
  border-radius: 999px;
  background: var(--ink);
  color: #fff;
}

.menu-toggle { display: none; }

.hero {
  min-height: 720px;
  position: relative;
  overflow: hidden;
  display: flex;
  align-items: center;
  background:
    radial-gradient(circle at 78% 24%, rgba(177,138,69,.18), transparent 28%),
    linear-gradient(180deg, #f8f6f1 0%, #efede7 100%);
}

.hero-noise {
  position: absolute;
  inset: 0;
  pointer-events: none;
  opacity: .25;
  background-image: radial-gradient(rgba(0,0,0,.08) .7px, transparent .7px);
  background-size: 8px 8px;
  mask-image: linear-gradient(to right, #000, transparent 70%);
}

.hero-grid {
  position: relative;
  z-index: 2;
  display: grid;
  grid-template-columns: 1.1fr .9fr;
  gap: 50px;
  align-items: stretch;
  min-height: 720px;
}

.hero-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding-block: 60px;
}

.eyebrow {
  margin: 0 0 14px;
  color: var(--accent-dark);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: .18em;
  text-transform: uppercase;
}

.hero h1,
.section h2,
.cta-banner h2 {
  font-family: "Manrope", sans-serif;
  letter-spacing: -.055em;
  line-height: .98;
}

.hero h1 {
  margin: 0;
  font-size: clamp(58px, 7.5vw, 102px);
  max-width: 820px;
}

.hero h1 span { display: block; }
.accent-text { color: var(--accent-dark); }

.hero-lead {
  max-width: 690px;
  margin: 28px 0 0;
  font-size: clamp(18px, 2vw, 22px);
  color: #4f4f49;
}

.hero-actions {
  margin-top: 34px;
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
}

.btn {
  min-height: 52px;
  padding: 0 21px;
  border: 1px solid transparent;
  border-radius: 999px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  font-weight: 800;
  transition: transform .2s ease, background .2s ease, color .2s ease, border-color .2s ease;
}

.btn:hover { transform: translateY(-2px); }

.btn-primary {
  background: var(--ink);
  color: #fff;
}

.btn-primary:hover { background: var(--accent-dark); }

.btn-secondary,
.btn-ghost {
  border-color: #cbc6ba;
  background: transparent;
}

.btn-light {
  background: #fff;
  color: var(--ink);
}

.hero-role {
  margin: 10px 0 0;
  font-family: "Manrope", sans-serif;
  font-size: clamp(22px, 3vw, 30px);
  font-weight: 800;
  color: var(--accent-dark);
  letter-spacing: -.02em;
}

.hero-tags {
  margin: 22px 0 0;
  color: var(--muted);
  font-size: 13px;
  font-weight: 700;
  letter-spacing: .02em;
}

.hero-portrait {
  position: relative;
  height: 100%;
  min-height: 420px;
  display: flex;
  align-items: flex-end;
  justify-content: center;
}

.hero-portrait img {
  width: 100%;
  max-width: 480px;
  height: auto;
  display: block;
  filter: drop-shadow(0 30px 50px rgba(0,0,0,.18));
}

.approach-section { background: #fff; }
.section-white { background: #fff; }
.page-intro { padding-top: 60px; }

.approach-grid {
  margin-top: 50px;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 26px;
}

.approach-card {
  padding: 30px 26px;
  border: 1px solid var(--line);
  border-radius: 20px;
  background: var(--bg);
}

.approach-card h3 { margin: 0 0 10px; font-size: 19px; }
.approach-card p { margin: 0; color: var(--muted); font-size: 15px; line-height: 1.55; }

.video-card {
  border: 1px solid var(--line);
  border-radius: 20px;
  overflow: hidden;
  background: var(--surface);
  margin-top: 30px;
}

.video-embed {
  position: relative;
  width: 100%;
  aspect-ratio: 16 / 9;
  background: #000;
}

.video-embed iframe {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  border: 0;
  display: block;
}

.video-caption { padding: 24px 26px; }
.video-caption h3 { margin: 6px 0 8px; }
.video-caption p:not(.eyebrow) { margin: 0; color: var(--muted); font-size: 15px; line-height: 1.55; }

.section { padding: 112px 0; }

.section-heading h2,
.sell-copy h2,
.about-copy h2,
.contact-copy h2 {
  margin: 0;
  font-size: clamp(44px, 5vw, 70px);
}

.split-heading {
  display: grid;
  grid-template-columns: 1fr .72fr;
  gap: 60px;
  align-items: end;
  margin-bottom: 46px;
}

.split-heading > p {
  margin: 0 0 5px;
  color: var(--muted);
  font-size: 17px;
  max-width: 550px;
}

.listings-section { background: #fff; }

.search-shell {
  border: 1px solid #dedbd2;
  border-radius: 26px;
  overflow: hidden;
  background: #faf9f6;
  box-shadow: 0 24px 70px rgba(0,0,0,.06);
}

.search-tabs {
  display: flex;
  gap: 5px;
  padding: 14px 16px;
  border-bottom: 1px solid #dedbd2;
  overflow-x: auto;
}

.search-tabs button {
  border: 0;
  border-radius: 999px;
  background: transparent;
  padding: 9px 14px;
  white-space: nowrap;
  cursor: pointer;
  font-weight: 800;
  color: #6f6f69;
}

.search-tabs button.active {
  background: var(--ink);
  color: #fff;
}

.listing-search {
  padding: 20px;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 12px;
  border-bottom: 1px solid #dedbd2;
}

.wide-field { grid-column: 1 / -1; }

.botcheck-field {
  display: none;
}

.checkbox-field {
  display: flex;
  align-items: center;
  gap: 10px;
  align-self: end;
  min-height: 51px;
}

.checkbox-field input {
  width: 18px;
  height: 18px;
  flex-shrink: 0;
}

.checkbox-field span {
  margin: 0;
  text-transform: none;
  letter-spacing: 0;
  font-weight: 600;
  font-size: 13px;
  color: var(--ink);
}

label span {
  display: block;
  margin-bottom: 7px;
  font-size: 11px;
  font-weight: 800;
  letter-spacing: .05em;
  text-transform: uppercase;
  color: #696963;
}

input,
select,
textarea {
  width: 100%;
  border: 1px solid #d6d2c8;
  border-radius: 14px;
  background: #fff;
  color: var(--ink);
  outline: none;
}

input, select {
  height: 51px;
  padding: 0 13px;
}

textarea {
  padding: 13px;
  resize: vertical;
}

input:focus, select:focus, textarea:focus {
  border-color: #9e7a3d;
  box-shadow: 0 0 0 3px rgba(177,138,69,.12);
}

.search-btn { align-self: end; }

.idx-panel {
  min-height: 320px;
  display: grid;
  place-items: center;
  padding: 28px;
}

.idx-panel.has-embed {
  display: block;
  padding: 0;
  min-height: 0;
}

.idx-panel.has-embed iframe {
  display: block;
  width: 100%;
  height: 80vh;
  min-height: 640px;
  max-height: 1100px;
  border: 0;
}

.idx-placeholder {
  max-width: 620px;
  text-align: center;
}

.idx-icon {
  width: 58px; height: 58px;
  border-radius: 18px;
  display: grid; place-items: center;
  margin: 0 auto 16px;
  background: #ebe5d8;
  font-size: 27px;
}

.idx-placeholder h3 { margin: 0; font-size: 24px; }
.idx-placeholder p { color: var(--muted); }
.idx-placeholder code { font-size: 12px; background: #ece9e2; padding: 2px 5px; border-radius: 5px; }
.text-link { font-weight: 800; }

.value-strip {
  background: #111;
  color: #fff;
}

.value-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
}

.value-grid > div {
  padding: 0 42px;
  border-right: 1px solid #2d2d2d;
}

.value-grid > div:first-child { padding-left: 0; }
.value-grid > div:last-child { border-right: 0; }

.value-grid span {
  color: #d4b36b;
  font-size: 12px;
  font-weight: 800;
  letter-spacing: .12em;
}

.value-grid h3 { margin: 13px 0 8px; font-size: 22px; }
.value-grid p { margin: 0; color: #aaa; }

.sell-section,
.buyer-section { background: #efede7; }

.relocation-section {
  background: var(--dark);
  color: #fff;
}

.relocation-section .large-copy { color: #aaa; }
.relocation-section .mini-list span { color: #d8b66c; }
.relocation-section .eyebrow { color: #d5b167; }
.relocation-link { margin-top: 22px; }

/* DOM order is copy-then-form (for correct H2-before-H3 heading order);
   these restore the originally approved visual layout: form on the left,
   copy on the right. */
.relocation-section .sell-copy { order: 2; }
.relocation-section form.lead-card { order: 1; }

.sell-grid,
.about-grid,
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 78px;
  align-items: center;
}

.large-copy {
  margin: 27px 0 0;
  font-size: 19px;
  color: #55554f;
}

.mini-list {
  display: grid;
  gap: 13px;
  margin-top: 30px;
  font-weight: 700;
}

.mini-list div { display: flex; gap: 11px; }
.mini-list span { color: var(--accent-dark); }

.lead-card {
  padding: 30px;
  border-radius: 26px;
  background: #fff;
  box-shadow: var(--shadow);
}

.form-kicker {
  margin: 0 0 6px;
  color: var(--accent-dark);
  font-size: 11px;
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: .13em;
}

.lead-card h3 {
  margin: 0 0 22px;
  font-size: 29px;
  line-height: 1.1;
}

.lead-card > label,
.lead-card .form-row { margin-bottom: 13px; }

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 12px;
}

.full-btn { width: 100%; margin-top: 5px; }

.form-note,
.form-status {
  margin: 11px 0 0;
  font-size: 11px;
  color: #7c7c75;
  text-align: center;
}

.form-status.success { color: #167042; font-weight: 700; }
.form-status.error { color: #a33232; font-weight: 700; }
.form-status.success a { color: inherit; text-decoration: underline; text-underline-offset: 2px; }

input.prefilled {
  border-color: #d5b167 !important;
  background: rgba(213, 177, 103, .08);
}

.areas-section { background: #fff; }

.area-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 14px;
}

.area-card {
  min-height: 300px;
  padding: 25px;
  border: 1px solid #dedbd3;
  border-radius: 22px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  background: #f8f7f3;
  transition: transform .25s ease, box-shadow .25s ease;
}

.area-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 18px 50px rgba(0,0,0,.07);
}

.area-card span {
  color: var(--accent-dark);
  font-size: 11px;
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: .1em;
}

.area-card h3 {
  margin: 10px 0;
  font-size: 28px;
}

.area-card p { color: var(--muted); }

.area-card a { font-weight: 800; font-size: 14px; }

.featured-area {
  background: var(--ink);
  color: #fff;
  border-color: var(--ink);
}

.featured-area p { color: #aeaeae; }
.featured-area span { color: #d8b66c; }

.about-section {
  background:
    radial-gradient(circle at 10% 0%, rgba(177,138,69,.16), transparent 30%),
    #f1efe9;
}

.portrait-placeholder {
  aspect-ratio: 4 / 5;
  border-radius: 28px;
  background: linear-gradient(135deg, #d9d2c3, #b9afa0);
  box-shadow: var(--shadow);
  position: relative;
  overflow: hidden;
}

.portrait-placeholder img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}

.portrait-placeholder::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(rgba(0,0,0,.06), rgba(0,0,0,.18));
  pointer-events: none;
}

.portrait-copy {
  position: absolute;
  inset: auto 20px 20px;
  padding: 16px;
  border-radius: 16px;
  background: rgba(255,255,255,.88);
  backdrop-filter: blur(8px);
}

.portrait-copy span,
.portrait-copy small { display: block; }
.portrait-copy span { font-weight: 800; }
.portrait-copy small { margin-top: 3px; color: var(--muted); }

.about-visual { position: relative; }

.about-badge {
  position: absolute;
  right: -22px;
  bottom: 44px;
  padding: 13px 18px;
  border-radius: 999px;
  background: var(--ink);
  color: #fff;
  font-size: 12px;
  font-weight: 800;
  box-shadow: 0 10px 30px rgba(0,0,0,.2);
}

.about-copy > p:not(.eyebrow):not(.large-copy) {
  color: var(--muted);
  font-size: 17px;
}

.about-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 28px;
}

.social-section {
  background: #fff;
}

.social-grid {
  display: grid;
  grid-template-columns: .9fr 1.1fr;
  gap: 70px;
  align-items: center;
}

.social-grid h2 { margin: 0; font-size: clamp(38px, 4vw, 62px); }

.social-links {
  border-top: 1px solid #d8d5cc;
}

.social-links a {
  min-height: 65px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  border-bottom: 1px solid #d8d5cc;
  font-weight: 800;
  transition: padding .2s ease, color .2s ease;
}

.social-links a:hover {
  padding-left: 8px;
  color: var(--accent-dark);
}

.contact-section {
  background: var(--dark);
  color: #fff;
}

.contact-copy .eyebrow { color: #d5b167; }
.contact-copy .large-copy { color: #aaa; }

.contact-direct {
  display: grid;
  gap: 10px;
  margin-top: 35px;
}

.contact-direct a {
  max-width: 460px;
  padding: 15px 0;
  border-bottom: 1px solid #303030;
}

.contact-direct span,
.contact-direct strong { display: block; }

.contact-direct span {
  color: #8d8d8d;
  font-size: 11px;
  text-transform: uppercase;
  letter-spacing: .12em;
}

.contact-direct strong { margin-top: 4px; font-size: 16px; }

.dark-card {
  background: #181818;
  box-shadow: none;
  border: 1px solid #2d2d2d;
}

.dark-card label span { color: #a8a8a8; }
.dark-card input,
.dark-card select,
.dark-card textarea {
  background: #101010;
  color: #fff;
  border-color: #343434;
}

.consent {
  display: flex;
  align-items: flex-start;
  gap: 10px;
}

.consent input {
  width: 18px;
  height: 18px;
  margin-top: 2px;
}

.consent span {
  margin: 0;
  text-transform: none;
  letter-spacing: 0;
  font-weight: 500;
  font-size: 12px;
}

.cta-banner {
  padding: 65px 0;
  background: #d8b66b;
}

.cta-banner-inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: center;
}

.cta-banner .eyebrow { color: #4f3b18; }
.cta-banner h2 {
  margin: 0;
  font-size: clamp(38px, 4vw, 60px);
}

.cta-banner p { margin-bottom: 0; }

.inline-form {
  display: grid;
  grid-template-columns: 1fr 1.3fr auto;
  gap: 8px;
  align-items: center;
}

.inline-form .form-status {
  grid-column: 1 / -1;
}

.footer {
  padding: 72px 0 100px;
  background: #090909;
  color: #e9e9e9;
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr .7fr .9fr 1.2fr;
  gap: 45px;
}

.footer-brand { margin-bottom: 20px; }
.footer .brand-mark { background: #fff; color: #111; }
.footer .brand-copy small { color: #8f8f8f; }

.footer-grid > div:not(:first-child) {
  display: flex;
  flex-direction: column;
  gap: 9px;
}

.footer-grid > div > strong {
  margin-bottom: 6px;
  color: #8e8e8e;
  font-size: 11px;
  text-transform: uppercase;
  letter-spacing: .12em;
}

.footer-grid a,
.footer-grid p {
  margin: 0;
  color: #c6c6c6;
  font-size: 13px;
}

.fine-print {
  color: #7d7d7d !important;
  line-height: 1.5;
}

.footer-legal {
  margin-top: 26px;
  padding-top: 26px;
  border-top: 1px solid #222;
  display: flex;
  flex-wrap: wrap;
  gap: 20px;
}

.footer-legal a {
  color: #b7b7b7;
  font-size: 12px;
  font-weight: 700;
  text-decoration: underline;
  text-underline-offset: 3px;
}

.footer-legal a:hover { color: #fff; }

.footer-bottom {
  margin-top: 50px;
  padding-top: 20px;
  border-top: 1px solid #222;
  display: flex;
  justify-content: space-between;
  gap: 20px;
  color: #777;
  font-size: 11px;
}

.mobile-cta { display: none; }

@media (max-width: 980px) {
  .nav {
    position: fixed;
    inset: 112px 20px auto;
    padding: 20px;
    border: 1px solid #d9d5cc;
    border-radius: 20px;
    background: #f8f6f1;
    box-shadow: 0 20px 60px rgba(0,0,0,.13);
    flex-direction: column;
    align-items: stretch;
    opacity: 0;
    pointer-events: none;
    transform: translateY(-10px);
    transition: .2s ease;
  }

  .nav.open {
    opacity: 1;
    pointer-events: auto;
    transform: translateY(0);
  }

  .menu-toggle {
    width: 46px;
    height: 42px;
    border: 0;
    border-radius: 13px;
    background: #111;
    display: grid;
    place-content: center;
    gap: 5px;
    cursor: pointer;
  }

  .menu-toggle span {
    width: 19px;
    height: 2px;
    background: #fff;
  }

  .hero-grid,
  .sell-grid,
  .about-grid,
  .contact-grid,
  .social-grid {
    grid-template-columns: 1fr;
    gap: 50px;
  }

  .hero { min-height: 0; }
  .hero-grid { text-align: center; padding-top: 44px; gap: 26px; }
  .hero-copy { display: contents; }

  .hero .eyebrow { order: 1; }
  .hero h1 { order: 2; }
  .hero-role { order: 3; }
  .hero-portrait { order: 4; min-height: 0; }
  .hero-lead { order: 5; }
  .hero-actions { order: 6; justify-content: center; }
  .hero-tags { order: 7; }

  .hero-portrait img { max-width: 300px; }

  .approach-grid { grid-template-columns: 1fr 1fr; }

  .split-heading { grid-template-columns: 1fr; gap: 20px; }

  .listing-search {
    grid-template-columns: 1fr 1fr;
  }

  .wide-field { grid-column: 1 / -1; }
  .search-btn { grid-column: 1 / -1; width: 100%; }

  .area-grid { grid-template-columns: 1fr 1fr; }

  .footer-grid { grid-template-columns: 1fr 1fr; }

  .cta-banner-inner { grid-template-columns: 1fr; }

  .value-grid {
    grid-template-columns: 1fr;
    gap: 30px;
  }

  .value-grid > div {
    padding: 0 0 28px;
    border-right: 0;
    border-bottom: 1px solid #2d2d2d;
  }

  .value-grid > div:last-child {
    border-bottom: 0;
    padding-bottom: 0;
  }
}

@media (max-width: 640px) {
  .container { width: min(calc(100% - 28px), var(--container)); }
  .topbar-inner span { display: none; }
  .topbar-inner { justify-content: center; }

  .hero-grid { gap: 25px; }
  .hero h1 { font-size: 44px; }
  .hero-role { font-size: 20px; }
  .hero-lead { font-size: 17px; }

  .hero-actions .btn { width: 100%; }

  .hero-portrait img { max-width: 260px; }

  .approach-grid { grid-template-columns: 1fr; }

  .section { padding: 78px 0; }

  .section-heading h2,
  .sell-copy h2,
  .about-copy h2,
  .contact-copy h2 {
    font-size: 43px;
  }

  .listing-search { grid-template-columns: 1fr; }
  .wide-field,
  .search-btn { grid-column: auto; }

  .area-grid { grid-template-columns: 1fr; }
  .area-card { min-height: 240px; }

  .form-row { grid-template-columns: 1fr; }

  .lead-card { padding: 22px; }

  .about-badge { right: 10px; }

  .inline-form { grid-template-columns: 1fr; }

  .footer-grid { grid-template-columns: 1fr; }
  .footer-bottom { flex-direction: column; }

  .mobile-cta {
    position: fixed;
    z-index: 80;
    left: 12px;
    right: 12px;
    bottom: 12px;
    display: grid;
    grid-template-columns: 1fr 1fr;
    padding: 6px;
    border-radius: 999px;
    background: rgba(14,14,14,.95);
    backdrop-filter: blur(12px);
    box-shadow: 0 15px 40px rgba(0,0,0,.25);
  }

  .mobile-cta a {
    min-height: 43px;
    display: grid;
    place-items: center;
    border-radius: 999px;
    color: #fff;
    font-size: 12px;
    font-weight: 800;
  }

  .mobile-cta a:last-child {
    background: #fff;
    color: #111;
  }
}