:root {
  --ink: #24484a;
  --ink-deep: #173638;
  --ink-soft: #607476;
  --coral: #91473f;
  --coral-deep: #71342f;
  --apricot: #f2ddd1;
  --apricot-soft: #fbf0e8;
  --blue-soft: #dfecee;
  --paper: #fffdf9;
  --white: #ffffff;
  --gold: #d19a43;
  --line: #cfd9d8;
  --shadow: 0 22px 52px rgba(23, 54, 56, 0.13);
  --radius: 22px;
  --shell: 1200px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: "Segoe UI", "Helvetica Neue", Arial, sans-serif; font-size: 18px; line-height: 1.65; text-rendering: optimizeLegibility; }
button, input, textarea { font: inherit; }
img { display: block; max-width: 100%; }
a { color: inherit; }
h1, h2, h3, p, dl, dd { margin-top: 0; }
h1, h2, h3 { line-height: 1.12; text-wrap: balance; }
h1 { margin-bottom: 24px; font-size: clamp(44px, 4.25vw, 54px); letter-spacing: -0.04em; }
h2 { margin-bottom: 24px; font-size: clamp(32px, 3.2vw, 40px); letter-spacing: -0.028em; }
h3 { margin-bottom: 8px; font-size: 22px; }
p { margin-bottom: 20px; }

.shell { width: min(calc(100% - 48px), var(--shell)); margin-inline: auto; }
.section { padding: 78px 0; }
.eyebrow, .contact-kicker { margin-bottom: 14px; color: var(--coral); font-size: 13px; font-weight: 850; letter-spacing: 0.15em; line-height: 1.3; text-transform: uppercase; }
.skip-link { position: fixed; z-index: 1000; top: 12px; left: 12px; transform: translateY(-180%); padding: 10px 16px; border-radius: 8px; color: var(--white); background: var(--ink-deep); font-weight: 800; }
.skip-link:focus { transform: translateY(0); }
.operator-bar { min-height: 34px; display: grid; place-items: center; padding: 7px 24px; color: var(--white); background: var(--ink-deep); font-size: 13px; font-weight: 700; line-height: 1.35; text-align: center; }

.site-header { position: relative; z-index: 20; border-bottom: 1px solid var(--line); background: rgba(255, 253, 249, 0.98); }
.header-inner { min-height: 82px; display: grid; grid-template-columns: 74px minmax(170px, 1fr) auto; align-items: center; gap: 24px; }
.brand { width: 68px; }
.brand img { width: 100%; height: 48px; object-fit: contain; }
.header-label { margin: 0; color: var(--coral-deep); font-size: 15px; font-weight: 850; letter-spacing: 0.025em; }
.main-nav { display: flex; align-items: center; justify-content: flex-end; gap: 23px; }
.main-nav a { padding: 10px 0 7px; border-bottom: 2px solid transparent; font-size: 15px; font-weight: 750; text-decoration: none; }
.main-nav a:hover, .main-nav a:focus-visible { color: var(--coral-deep); border-bottom-color: var(--gold); }
.menu-button { display: none; align-items: center; gap: 9px; min-height: 46px; padding: 8px 12px; border: 1px solid var(--line); border-radius: 12px; color: var(--ink); background: var(--white); font-weight: 800; }
.menu-icon, .menu-icon::before, .menu-icon::after { width: 20px; height: 2px; display: block; position: relative; background: currentColor; }
.menu-icon::before, .menu-icon::after { content: ""; position: absolute; left: 0; }
.menu-icon::before { top: -6px; }
.menu-icon::after { top: 6px; }

.home-banner { position: relative; height: 104px; margin: 0; overflow: hidden; background: var(--blue-soft); }
.home-banner img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 54%; }
.photo-frame { position: relative; margin: 0; overflow: hidden; border-radius: var(--radius); background: var(--blue-soft); box-shadow: var(--shadow); }
.photo-frame img { width: 100%; height: 100%; object-fit: cover; }
figcaption { position: absolute; right: 10px; bottom: 10px; padding: 4px 8px; border-radius: 5px; color: var(--white); background: rgba(23, 54, 56, 0.94); font-size: 11px; font-weight: 700; line-height: 1.25; }
.home-banner figcaption { right: 16px; bottom: 9px; }

.hero { padding: 56px 0 0; background: linear-gradient(90deg, var(--paper) 0 52%, var(--apricot-soft) 52%); }
.hero-layout { display: grid; grid-template-columns: 0.92fr 1.08fr; align-items: center; gap: 58px; }
.hero-copy { max-width: 540px; }
.hero-photo { height: 360px; border-radius: 20px 70px 20px 20px; }
.hero-photo img { object-position: 50% 48%; }
.hero-lead { color: var(--ink-soft); font-size: 20px; line-height: 1.61; }
.button { min-height: 54px; display: inline-flex; align-items: center; justify-content: center; padding: 13px 23px; border: 2px solid transparent; border-radius: 10px; font-weight: 800; line-height: 1.3; text-align: center; text-decoration: none; cursor: pointer; }
.button-primary { color: var(--white); background: var(--coral); }
.button-primary:hover, .button-primary:focus-visible { background: var(--coral-deep); }
.button-secondary { color: var(--white); background: var(--ink); }
.button-secondary:hover, .button-secondary:focus-visible { background: var(--ink-deep); }

.route-line { display: grid; grid-template-columns: 1.18fr 1fr 0.86fr; gap: 12px; margin-top: 48px; transform: translateY(50%); }
.route { position: relative; min-height: 116px; display: flex; flex-direction: column; justify-content: center; gap: 5px; padding: 20px 63px 20px 23px; border: 1px solid var(--line); border-radius: 14px; background: var(--white); box-shadow: 0 12px 28px rgba(23, 54, 56, 0.08); text-decoration: none; }
.route span { color: var(--coral); font-size: 12px; font-weight: 850; letter-spacing: 0.11em; text-transform: uppercase; }
.route strong { font-size: 18px; line-height: 1.35; }
.route i { position: absolute; right: 20px; color: var(--blue-soft); font-size: 28px; font-style: normal; font-weight: 900; }
.route:hover, .route:focus-visible { border-color: var(--coral); background: var(--apricot-soft); }
.route-sale { color: var(--white); border-color: var(--coral-deep); background: var(--coral-deep); }
.route-sale span { color: #f7dcb2; }
.route-sale i { color: rgba(255,255,255,.28); }
.route-sale:hover, .route-sale:focus-visible { background: var(--ink-deep); }

.decision-section { padding-top: 132px; background: var(--white); }
.decision-layout { display: grid; grid-template-columns: 0.82fr 1.18fr; gap: 82px; }
.decision-text > p { max-width: 700px; color: var(--ink-soft); font-size: 19px; }
.decision-points { display: grid; grid-template-columns: repeat(2, 1fr); margin-top: 30px; border-top: 4px solid var(--apricot); }
.decision-points article { padding: 25px 28px 6px 0; }
.decision-points article + article { padding-left: 28px; border-left: 1px solid var(--line); }
.decision-points span { color: var(--coral); font-size: 13px; font-weight: 850; text-transform: uppercase; letter-spacing: .1em; }
.decision-points p { margin: 0; color: var(--ink-soft); }

.seller-section { background: var(--blue-soft); }
.seller-layout { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: 66px; align-items: center; }
.seller-copy p:not(.eyebrow) { color: #506b6d; }
.seller-photo { height: 430px; border-radius: 20px 70px 20px 20px; }
.seller-photo img { object-position: 50% 48%; }
.text-link { display: inline-flex; align-items: center; gap: 10px; padding-bottom: 2px; border-bottom: 2px solid var(--coral); color: var(--coral-deep); font-weight: 850; text-decoration: none; }
.text-link:hover, .text-link:focus-visible { color: var(--ink-deep); border-color: var(--gold); }

.feature-band { padding: 70px 0; color: var(--white); background: var(--ink); }
.feature-band .eyebrow { color: #f0ca83; }
.feature-title-wrap { display: grid; grid-template-columns: .35fr .65fr; align-items: end; gap: 54px; }
.feature-title-wrap h2 { margin-bottom: 0; color: var(--white); }
.feature-list { display: grid; grid-template-columns: repeat(4, 1fr); margin: 38px 0 0; border-top: 1px solid rgba(255,255,255,.3); }
.feature-list div { padding: 25px 24px 0 0; }
.feature-list div + div { padding-left: 24px; border-left: 1px solid rgba(255,255,255,.3); }
.feature-list dt { margin-bottom: 9px; color: var(--white); font-size: 19px; font-weight: 850; line-height: 1.3; }
.feature-list dd { margin: 0; color: #e4eeee; }

.buyer-section { background: var(--paper); }
.buyer-layout { display: grid; grid-template-columns: 1.08fr .92fr; gap: 68px; align-items: center; }
.buyer-photo { height: 420px; border-radius: 70px 20px 20px 20px; }
.buyer-photo img { object-position: 49% 48%; }
.buyer-copy p:not(.eyebrow) { color: var(--ink-soft); }

.property-section { padding-block: 70px; background: var(--apricot-soft); }
.property-layout { display: grid; grid-template-columns: .75fr 1.25fr; gap: 72px; }
.property-copy { border-top: 3px solid var(--coral); }
.property-copy article { display: grid; grid-template-columns: .44fr .56fr; gap: 26px; padding: 24px 0; border-bottom: 1px solid #dbcac2; }
.property-copy h3, .property-copy p { margin: 0; }
.property-copy p { color: var(--ink-soft); }

.trust-section { padding: 58px 0; background: var(--white); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.trust-layout { display: grid; grid-template-columns: .82fr 1.18fr; align-items: center; gap: 56px; }
.trust-layout h2 { margin-bottom: 0; font-size: clamp(30px, 3vw, 38px); }
.trust-facts { display: grid; grid-template-columns: repeat(3, 1fr); margin: 0; }
.trust-facts div { min-height: 98px; display: flex; flex-direction: column; justify-content: center; padding: 10px 23px; border-left: 1px solid var(--line); }
.trust-facts dt { color: var(--coral); font-size: 13px; font-weight: 850; }
.trust-facts dd { margin: 4px 0 0; font-size: 19px; font-weight: 800; line-height: 1.35; }

.form-section { padding-block: 84px; background: var(--apricot-soft); }
.form-shell { width: min(calc(100% - 48px), 960px); }
.contact-form { padding: 48px; border-top: 6px solid var(--coral); border-radius: 16px 16px 0 0; background: var(--white); box-shadow: var(--shadow); }
.contact-form h2 { margin-bottom: 24px; }
.intent-options { display: grid; grid-template-columns: repeat(3, 1fr); gap: 10px; padding: 0; margin: 0 0 32px; border: 0; }
.intent-options label { position: relative; cursor: pointer; }
.intent-options input { position: absolute; width: 1px; height: 1px; opacity: 0; }
.intent-options span { min-height: 64px; display: flex; align-items: center; padding: 13px 16px; border: 2px solid var(--line); border-radius: 9px; color: var(--ink); background: var(--apricot-soft); font-weight: 750; line-height: 1.35; }
.intent-options input:checked + span { color: var(--white); border-color: var(--coral-deep); background: var(--coral-deep); }
.intent-options input:focus-visible + span { outline: 3px solid var(--gold); outline-offset: 3px; }
.form-grid { display: grid; grid-template-columns: repeat(2, minmax(0,1fr)); gap: 20px; }
.field { display: grid; gap: 7px; min-width: 0; }
.field-full { grid-column: 1 / -1; }
.field > span { font-weight: 800; }
.field input, .field textarea { width: 100%; border: 2px solid #aebaba; border-radius: 9px; padding: 13px 15px; color: var(--ink); background: var(--white); }
.field input { min-height: 56px; }
.field textarea { min-height: 158px; resize: vertical; }
.field input:focus, .field textarea:focus { border-color: var(--coral); outline: 3px solid rgba(209,154,67,.36); outline-offset: 1px; }
.field [aria-invalid="true"] { border-color: #9a2438; }
.field-error { min-height: 0; color: #891e32; font-size: 15px; font-weight: 750; }
.field-error:empty { display: none; }
.optional-details { margin: 26px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.optional-details summary { padding: 18px 2px; color: var(--coral-deep); font-weight: 850; cursor: pointer; }
.optional-details summary:focus-visible { outline: 3px solid var(--gold); outline-offset: 4px; }
.optional-grid { padding: 4px 0 26px; }
.consent { display: grid; grid-template-columns: 24px 1fr; gap: 12px; align-items: start; margin: 22px 0 4px; }
.consent input { width: 22px; height: 22px; margin: 3px 0 0; accent-color: var(--coral-deep); }
.consent a { color: var(--coral-deep); font-weight: 850; }
.consent-error { display: block; margin: 0 0 18px 36px; }
.submit-button { border: 0; }
.form-status { min-height: 1.4em; margin: 14px 0 0; color: #2d673d; font-weight: 800; }
.privacy-hint { margin: 8px 0 0; color: var(--ink-soft); font-size: 15px; }
.honeypot { position: absolute !important; left: -10000px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.sr-only { position: absolute !important; width: 1px !important; height: 1px !important; padding: 0 !important; margin: -1px !important; overflow: hidden !important; clip: rect(0,0,0,0) !important; white-space: nowrap !important; border: 0 !important; }

.personal-contact { padding: 42px 48px 44px; border-radius: 0 0 16px 16px; color: var(--white); background: var(--coral-deep); box-shadow: var(--shadow); }
.personal-contact .contact-kicker { color: #f7dcb2; }
.personal-contact h2 { margin-bottom: 12px; color: var(--white); font-size: 32px; }
.contact-name { margin-bottom: 18px; font-size: 20px; font-weight: 800; }
.contact-links { display: flex; flex-wrap: wrap; gap: 12px 34px; }
.contact-links a { color: var(--white); font-size: 18px; font-weight: 800; overflow-wrap: anywhere; text-decoration-thickness: 1px; text-underline-offset: 4px; }
.contact-links span { color: #f7dcb2; font-size: 13px; letter-spacing: .08em; text-transform: uppercase; }
.site-footer { padding: 27px 0; color: var(--white); background: #102b2d; font-size: 14px; }
.footer-inner { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.footer-inner p { margin: 0; }
.footer-inner nav { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: 12px 22px; }
.footer-inner a { color: var(--white); }
:focus-visible { outline: 3px solid var(--gold); outline-offset: 3px; }

@media (max-width: 1080px) {
  .shell { width: min(calc(100% - 40px), var(--shell)); }
  .header-inner { grid-template-columns: 66px minmax(145px,1fr) auto; gap: 17px; }
  .main-nav { gap: 15px; }
  .main-nav a { font-size: 14px; }
  .hero-layout, .seller-layout, .buyer-layout { gap: 42px; }
  .hero-photo { height: 335px; }
  .decision-layout, .property-layout { gap: 48px; }
}

@media (max-width: 880px) {
  .header-inner { position: relative; grid-template-columns: 66px 1fr auto; }
  .menu-button { display: inline-flex; justify-self: end; }
  .main-nav { position: absolute; top: calc(100% - 1px); left: 0; right: 0; display: none; grid-template-columns: 1fr 1fr; gap: 8px; padding: 16px; border: 1px solid var(--line); background: var(--paper); box-shadow: var(--shadow); }
  .main-nav[data-open="true"] { display: grid; }
  .main-nav a { padding: 12px; border: 1px solid var(--line); border-radius: 9px; background: var(--white); }
  .hero-layout, .decision-layout, .seller-layout, .feature-title-wrap, .buyer-layout, .property-layout, .trust-layout { grid-template-columns: 1fr; }
  .hero { background: linear-gradient(180deg, var(--paper) 0 58%, var(--apricot-soft) 58%); }
  .hero-copy { max-width: 680px; }
  .hero-photo { height: 300px; }
  .route-line { grid-template-columns: 1fr; transform: none; margin-top: 38px; padding-bottom: 58px; }
  .route { min-height: 92px; }
  .decision-section { padding-top: 76px; }
  .seller-photo, .buyer-photo { height: 360px; }
  .feature-list { grid-template-columns: repeat(2,1fr); }
  .feature-list div:nth-child(3) { padding-left: 0; border-left: 0; border-top: 1px solid rgba(255,255,255,.3); }
  .feature-list div:nth-child(4) { border-top: 1px solid rgba(255,255,255,.3); }
  .property-copy article { grid-template-columns: .4fr .6fr; }
}

@media (max-width: 600px) {
  body { font-size: 17px; }
  .shell, .form-shell { width: min(calc(100% - 28px), var(--shell)); }
  .section { padding: 62px 0; }
  .operator-bar { min-height: 42px; padding-inline: 14px; }
  .header-inner { min-height: 76px; grid-template-columns: 54px minmax(0,1fr) auto; gap: 12px; }
  .brand { width: 52px; }
  .brand img { height: 42px; }
  .header-label { max-width: 150px; font-size: 14px; line-height: 1.25; }
  .main-nav { grid-template-columns: 1fr; }
  .home-banner { height: 82px; }
  .home-banner img { object-position: 50% 53%; }
  .home-banner figcaption { right: 8px; bottom: 7px; }
  .hero { padding-top: 42px; background: linear-gradient(180deg, var(--paper) 0 63%, var(--apricot-soft) 63%); }
  .hero-layout { gap: 28px; }
  h1 { font-size: clamp(34px, 9.8vw, 38px); overflow-wrap: break-word; }
  h2 { font-size: clamp(28px, 8.3vw, 32px); }
  .hero-lead { font-size: 18px; }
  .button { width: 100%; }
  .hero-photo { height: 230px; grid-row: 2; }
  .hero-photo img { object-position: 49% 48%; }
  .route-line { margin-top: 30px; padding-bottom: 42px; }
  .route { min-height: 88px; }
  .decision-section { padding-top: 58px; }
  .decision-points { grid-template-columns: 1fr; }
  .decision-points article { padding-right: 0; }
  .decision-points article + article { padding-left: 0; border-left: 0; border-top: 1px solid var(--line); }
  .seller-layout { gap: 32px; }
  .seller-photo { height: 240px; }
  .seller-photo img { object-position: 50% 45%; }
  .feature-band { padding: 58px 0; }
  .feature-list { grid-template-columns: 1fr; }
  .feature-list div { padding: 22px 0; border-top: 1px solid rgba(255,255,255,.3); }
  .feature-list div + div { padding-left: 0; border-left: 0; }
  .buyer-layout { gap: 32px; }
  .buyer-photo { height: 240px; }
  .buyer-photo img { object-position: 49% 46%; }
  .buyer-copy { grid-row: 1; }
  .buyer-photo { grid-row: 2; }
  .property-copy article { grid-template-columns: 1fr; gap: 8px; }
  .trust-facts { grid-template-columns: 1fr; }
  .trust-facts div { min-height: 76px; padding-inline: 0; border-left: 0; border-top: 1px solid var(--line); }
  .contact-form, .personal-contact { padding: 34px 18px; }
  .intent-options, .form-grid { grid-template-columns: 1fr; }
  .intent-options span { min-height: 54px; }
  .field textarea { min-height: 150px; }
  .consent { grid-template-columns: 24px minmax(0,1fr); }
  .consent-error { margin-left: 0; }
  .personal-contact h2 { font-size: 28px; }
  .contact-links { display: grid; gap: 14px; }
  .footer-inner { align-items: flex-start; flex-direction: column; }
  .footer-inner nav { justify-content: flex-start; }
}

@media (max-width: 340px) {
  .shell, .form-shell { width: min(calc(100% - 22px), var(--shell)); }
  .header-label { max-width: 126px; font-size: 13px; }
  h1 { font-size: 33px; }
  h2 { font-size: 28px; }
  .route { padding-right: 52px; }
  .contact-form, .personal-contact { padding-inline: 14px; }
  .contact-links a { font-size: 16px; }
  .optional-details summary, .consent span { overflow-wrap: anywhere; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
}