:root {
  --navy: #2c3e52;
  --navy-deep: #1e3043;
  --navy-soft: #40586f;
  --gold: #c5a572;
  --gold-deep: #8a642c;
  --gold-pale: #eadcc5;
  --cream: #faf7f0;
  --paper: #fffdf9;
  --white: #ffffff;
  --ink: #24313d;
  --muted: #5e6974;
  --line: #dfd7ca;
  --success: #245a41;
  --error: #a13e35;
  --shadow: 0 18px 48px rgba(32, 45, 58, .10);
  --radius-lg: 28px;
  --radius-md: 18px;
  --radius-sm: 12px;
  --container: 1180px;
}

* { 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: 1.58;
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
  overflow-wrap: break-word;
}
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input, textarea { font: inherit; }
button { color: inherit; }
svg { width: 1.25em; height: 1.25em; fill: none; stroke: currentColor; stroke-width: 1.8; stroke-linecap: round; stroke-linejoin: round; }

.container { width: min(calc(100% - 40px), var(--container)); margin-inline: auto; }
.section-pad { padding: 88px 0; }
.section-soft { background: var(--cream); }
.section-dark { background: var(--navy-deep); color: var(--white); }

.skip-link {
  position: fixed;
  left: 16px;
  top: -80px;
  z-index: 999;
  padding: 12px 18px;
  border-radius: 8px;
  background: var(--white);
  color: var(--navy-deep);
  box-shadow: var(--shadow);
  font-weight: 700;
}
.skip-link:focus { top: 16px; }
.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;
}
.svg-sprite { position: absolute; width: 0; height: 0; overflow: hidden; }

.operator-bar {
  background: var(--navy-deep);
  color: var(--white);
  font-size: .82rem;
  letter-spacing: .015em;
}
.operator-bar .container { min-height: 36px; display: flex; align-items: center; justify-content: center; text-align: center; }

.site-header {
  position: relative;
  z-index: 50;
  background: rgba(255, 253, 249, .96);
  border-bottom: 1px solid rgba(197, 165, 114, .35);
  backdrop-filter: blur(12px);
}
.header-inner { min-height: 88px; display: flex; align-items: center; justify-content: space-between; gap: 32px; }
.brand { display: inline-flex; align-items: center; gap: 14px; text-decoration: none; min-width: 0; }
.brand img { width: 155px; height: auto; }
.brand span { padding-left: 14px; border-left: 1px solid var(--line); color: var(--navy); font-weight: 800; font-size: 1.05rem; letter-spacing: .01em; }
.main-nav { display: flex; align-items: center; gap: 6px; }
.main-nav a { padding: 10px 12px; border-radius: 9px; text-decoration: none; color: var(--navy); font-weight: 650; font-size: .92rem; }
.main-nav a:hover { background: var(--cream); }
.main-nav .nav-contact { background: var(--navy); color: var(--white); padding-inline: 18px; }
.main-nav .nav-contact:hover { background: var(--navy-deep); }
.menu-button { display: none; border: 0; background: transparent; padding: 10px; border-radius: 10px; cursor: pointer; }
.menu-button svg { width: 28px; height: 28px; }

.eyebrow {
  margin: 0 0 12px;
  color: var(--gold-deep);
  font-weight: 800;
  font-size: .82rem;
  letter-spacing: .09em;
  text-transform: uppercase;
}
h1, h2, h3 { color: var(--navy-deep); line-height: 1.12; text-wrap: balance; }
h1 { margin: 0 0 20px; font-size: clamp(2.35rem, 5vw, 3.35rem); letter-spacing: -.035em; }
h2 { margin: 0 0 20px; font-size: clamp(1.8rem, 3.6vw, 2.45rem); letter-spacing: -.025em; }
h3 { margin: 0 0 10px; font-size: 1.18rem; }
p { margin: 0 0 14px; }
.intro { font-size: 1.18rem; color: var(--navy-soft); max-width: 50ch; }

.hero { padding-top: 64px; padding-bottom: 74px; background: linear-gradient(135deg, var(--paper) 0%, var(--cream) 100%); }
.hero-grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(440px, .93fr); gap: 58px; align-items: center; }
.hero-copy { max-width: 650px; }
.hero-copy > p:not(.eyebrow):not(.hero-question) { max-width: 49ch; }
.hero-question { color: var(--gold-deep); font-size: 1.27rem; font-weight: 750; margin-bottom: 20px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 30px; }
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  min-height: 52px;
  padding: 12px 20px;
  border: 2px solid transparent;
  border-radius: 11px;
  text-decoration: none;
  font-weight: 760;
  line-height: 1.2;
  cursor: pointer;
  transition: transform .18s ease, background-color .18s ease, border-color .18s ease;
}
.button:hover { transform: translateY(-2px); }
.button svg { flex: 0 0 auto; }
.button-primary { background: var(--navy); color: var(--white); }
.button-primary:hover { background: var(--navy-deep); }
.button-secondary { background: var(--gold); color: #22303d; }
.button-secondary:hover { background: #d4b681; }
.text-link, .inline-action {
  color: var(--navy);
  font-weight: 750;
  text-underline-offset: 4px;
  text-decoration-thickness: 1px;
}
.text-link { display: inline-block; margin-top: 16px; }
.external-link::after { content: " ↗"; }

.media-frame {
  position: relative;
  margin: 0;
  overflow: hidden;
  border-radius: var(--radius-lg);
  background: #d8d1c7;
  box-shadow: var(--shadow);
}
.media-frame img { width: 100%; height: 100%; object-fit: cover; }
.media-frame figcaption {
  position: absolute;
  right: 12px;
  bottom: 12px;
  padding: 5px 9px;
  border-radius: 7px;
  background: rgba(21, 34, 46, .78);
  color: var(--white);
  font-size: .72rem;
  line-height: 1.2;
  letter-spacing: .01em;
}
.hero-media { height: 390px; }
.hero-media img { object-position: center 55%; }

.quick-paths { position: relative; z-index: 2; margin-top: -22px; padding-bottom: 22px; }
.quick-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.path-card {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 16px;
  min-height: 100%;
  padding: 25px;
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  background: var(--white);
  box-shadow: 0 12px 32px rgba(32, 45, 58, .08);
}
.path-card > svg { width: 30px; height: 30px; color: var(--gold-deep); margin-top: 2px; }
.path-card h2 { font-size: 1.22rem; margin-bottom: 8px; }
.path-card p { font-size: .94rem; line-height: 1.45; color: var(--muted); }
.path-card-primary { border-color: rgba(197, 165, 114, .75); background: linear-gradient(145deg, #fffdf9 20%, #f5ecdc 100%); }
.path-links { display: flex; flex-wrap: wrap; gap: 14px; }
.inline-action { font-size: .89rem; }

.editorial-grid { display: grid; grid-template-columns: minmax(0, 1.08fr) minmax(420px, .92fr); gap: 64px; align-items: center; }
.editorial-grid-reverse { grid-template-columns: minmax(420px, .9fr) minmax(0, 1.1fr); }
.editorial-copy { min-width: 0; }
.editorial-media { height: 420px; }
.editorial-media img { object-position: center center; }
.apartment-media img { object-position: center 55%; }
.paired-lists { display: grid; grid-template-columns: repeat(2, 1fr); gap: 26px; margin-top: 30px; }
.paired-lists > div { padding: 22px; border: 1px solid var(--line); border-radius: var(--radius-md); background: rgba(255,255,255,.68); }
.check-list { list-style: none; padding: 0; margin: 0; }
.check-list li { position: relative; padding-left: 27px; margin: 10px 0; }
.check-list li::before { content: ""; position: absolute; left: 0; top: .52em; width: 11px; height: 6px; border-left: 2px solid var(--gold-deep); border-bottom: 2px solid var(--gold-deep); transform: rotate(-45deg); }
blockquote { margin: 30px 0 0; padding: 20px 22px; border-left: 4px solid var(--gold); border-radius: 0 var(--radius-sm) var(--radius-sm) 0; background: var(--white); }
blockquote strong, blockquote span { display: block; }
blockquote strong { color: var(--navy); }
blockquote span { margin-top: 4px; color: var(--muted); }
.scenario-list { margin: 28px 0 30px; border-top: 1px solid var(--line); }
.scenario-list > div { display: grid; grid-template-columns: 48px 1fr; gap: 14px; align-items: center; padding: 14px 0; border-bottom: 1px solid var(--line); }
.scenario-list span { color: var(--gold-deep); font-size: .82rem; font-weight: 850; letter-spacing: .08em; }
.scenario-list p { margin: 0; font-weight: 650; }

.section-heading { max-width: 760px; margin-bottom: 34px; }
.section-heading-light h2, .section-heading-light p:not(.eyebrow) { color: var(--white); }
.section-heading-light p:not(.eyebrow) { opacity: .84; }
.value-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; }
.value-grid article { min-height: 100%; padding: 25px; border: 1px solid rgba(255,255,255,.16); border-radius: var(--radius-md); background: rgba(255,255,255,.075); }
.value-grid svg { width: 31px; height: 31px; color: var(--gold); margin-bottom: 18px; }
.value-grid h3 { color: var(--white); }
.value-grid p { color: rgba(255,255,255,.78); font-size: .94rem; margin: 0; }

.buyer-grid { display: grid; grid-template-columns: minmax(0, .8fr) minmax(520px, 1.2fr); gap: 64px; align-items: start; }
.buyer-grid .button { margin-top: 18px; }
.buyer-notes { display: grid; gap: 12px; }
.buyer-notes article { padding: 22px 24px; border-radius: var(--radius-md); border: 1px solid var(--line); background: var(--white); }
.buyer-notes article span { color: var(--gold-deep); text-transform: uppercase; letter-spacing: .08em; font-size: .75rem; font-weight: 850; }
.buyer-notes h3 { margin-top: 6px; }
.buyer-notes p { margin: 0; color: var(--muted); }

.trust-section { background: var(--white); }
.trust-grid { display: grid; grid-template-columns: minmax(0, .75fr) minmax(580px, 1.25fr); gap: 60px; align-items: center; }
.trust-copy p:last-child { color: var(--muted); }
.trust-facts { display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; margin: 0; }
.trust-facts > div { padding: 25px 18px; border-radius: var(--radius-md); background: var(--cream); border: 1px solid var(--gold-pale); text-align: center; }
.trust-facts dt { color: var(--muted); font-size: .78rem; text-transform: uppercase; letter-spacing: .1em; }
.trust-facts dd { margin: 2px 0; color: var(--navy); font-size: 1.8rem; font-weight: 850; line-height: 1.1; }
.trust-facts span { color: var(--muted); font-size: .84rem; }

.contact-section { background: linear-gradient(180deg, var(--cream), #f2ede4); }
.form-shell { max-width: 1040px; }
.form-intro { max-width: 700px; margin-bottom: 34px; }
.contact-form { padding: 36px; border-radius: var(--radius-lg); background: var(--white); border: 1px solid var(--line); box-shadow: var(--shadow); }
.honeypot { position: absolute !important; left: -10000px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.intent-fieldset { padding: 0; margin: 0 0 30px; border: 0; }
.intent-options { display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; }
.intent-option { position: relative; display: block; cursor: pointer; }
.intent-option input { position: absolute; opacity: 0; pointer-events: none; }
.intent-option span { display: block; height: 100%; min-height: 104px; padding: 18px; border: 2px solid var(--line); border-radius: var(--radius-sm); background: var(--paper); transition: border-color .18s ease, background-color .18s ease, box-shadow .18s ease; }
.intent-option strong, .intent-option small { display: block; }
.intent-option strong { color: var(--navy); font-size: 1rem; line-height: 1.3; }
.intent-option small { margin-top: 7px; color: var(--muted); font-size: .78rem; line-height: 1.35; }
.intent-option input:checked + span { border-color: var(--navy); background: #edf1f4; box-shadow: inset 0 0 0 1px var(--navy); }
.intent-option input:focus-visible + span { outline: 3px solid var(--gold); outline-offset: 3px; }
.form-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 20px; }
.field-wide { grid-column: 1 / -1; }
.field label, .label-row label { display: block; margin-bottom: 7px; color: var(--navy); font-weight: 750; font-size: .92rem; }
.label-row { display: flex; align-items: baseline; justify-content: space-between; gap: 20px; }
.label-row span { color: var(--muted); font-size: .76rem; }
input[type="text"], input[type="email"], input[type="tel"], textarea {
  width: 100%;
  border: 1.5px solid #b8b1a7;
  border-radius: 9px;
  background: var(--white);
  color: var(--ink);
  padding: 13px 14px;
  transition: border-color .18s ease, box-shadow .18s ease;
}
textarea { min-height: 170px; resize: vertical; }
input:focus, textarea:focus { outline: none; border-color: var(--navy); box-shadow: 0 0 0 3px rgba(44,62,82,.15); }
[aria-invalid="true"] { border-color: var(--error) !important; box-shadow: 0 0 0 3px rgba(161,62,53,.12) !important; }
.field-error { min-height: 1.25em; margin: 6px 0 0; color: var(--error); font-size: .82rem; font-weight: 650; }
.optional-details { margin: 24px 0; border: 1px solid var(--line); border-radius: var(--radius-sm); background: var(--cream); overflow: hidden; }
.optional-details summary { padding: 16px 18px; color: var(--navy); font-weight: 780; cursor: pointer; list-style-position: inside; }
.optional-details summary:hover { background: #f4ecdf; }
.optional-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; padding: 4px 18px 20px; }
.optional-grid .field-wide { grid-column: 1 / -1; }
.consent-row { margin-top: 22px; }
.checkbox-label { display: flex; align-items: flex-start; gap: 12px; cursor: pointer; }
.checkbox-label input { flex: 0 0 auto; width: 21px; height: 21px; margin-top: 3px; accent-color: var(--navy); }
.checkbox-label span { color: var(--ink); font-size: .92rem; }
.checkbox-label a { color: var(--navy); font-weight: 750; text-underline-offset: 3px; }
.submit-row { display: grid; grid-template-columns: auto 1fr; gap: 24px; align-items: center; margin-top: 28px; }
.submit-button { border: 0; }
.confidentiality { margin: 0; color: var(--muted); font-size: .84rem; }
.form-status { min-height: 1.4em; margin: 16px 0 0; color: var(--success); font-weight: 700; }
.form-status.is-error { color: var(--error); }

.contact-card { display: grid; grid-template-columns: minmax(0, .9fr) minmax(430px, 1.1fr); gap: 42px; align-items: center; margin-top: 22px; padding: 34px 36px; border-radius: var(--radius-lg); background: var(--navy-deep); color: var(--white); }
.contact-card h2 { color: var(--white); font-size: clamp(1.55rem, 3vw, 2rem); margin-bottom: 12px; }
.contact-card .eyebrow { color: #e3c897; }
.contact-name { margin: 0; color: rgba(255,255,255,.8); font-weight: 720; }
.contact-links { display: grid; gap: 10px; }
.contact-links a { display: flex; align-items: center; gap: 14px; min-width: 0; padding: 14px 16px; border: 1px solid rgba(255,255,255,.22); border-radius: 12px; color: var(--white); text-decoration: none; }
.contact-links a:hover { background: rgba(255,255,255,.08); }
.contact-links svg { flex: 0 0 auto; width: 25px; height: 25px; color: var(--gold); }
.contact-links span { min-width: 0; font-size: 1rem; font-weight: 750; overflow-wrap: anywhere; }
.contact-links small { display: block; color: rgba(255,255,255,.66); font-size: .7rem; font-weight: 650; text-transform: uppercase; letter-spacing: .08em; }

.site-footer { background: #182838; color: rgba(255,255,255,.78); font-size: .82rem; }
.footer-inner { min-height: 90px; 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 20px; }
.footer-inner a { color: var(--white); text-underline-offset: 4px; }

:focus-visible { outline: 3px solid var(--gold); outline-offset: 3px; }

@media (max-width: 1050px) {
  .hero-grid { grid-template-columns: minmax(0, 1fr) minmax(380px, .9fr); gap: 38px; }
  .quick-grid { grid-template-columns: 1fr 1fr; }
  .path-card:last-child { grid-column: 1 / -1; }
  .editorial-grid, .editorial-grid-reverse { grid-template-columns: 1fr 1fr; gap: 40px; }
  .buyer-grid { grid-template-columns: .85fr 1.15fr; gap: 40px; }
  .value-grid { grid-template-columns: repeat(2, 1fr); }
  .trust-grid { grid-template-columns: 1fr; gap: 30px; }
  .contact-card { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 820px) {
  body { font-size: 17px; }
  .section-pad { padding: 70px 0; }
  .site-header { position: relative; }
  .header-inner { min-height: 78px; }
  .brand img { width: 135px; }
  .brand span { font-size: .95rem; }
  .menu-button { display: inline-flex; align-items: center; justify-content: center; }
  .main-nav {
    display: none;
    position: absolute;
    left: 20px;
    right: 20px;
    top: calc(100% - 1px);
    padding: 12px;
    border: 1px solid var(--line);
    border-radius: 0 0 16px 16px;
    background: var(--paper);
    box-shadow: var(--shadow);
    flex-direction: column;
    align-items: stretch;
  }
  .main-nav.is-open { display: flex; }
  .main-nav a { padding: 12px 14px; }
  .main-nav .nav-contact { text-align: center; }
  .hero { padding-top: 48px; }
  .hero-grid { grid-template-columns: 1fr; gap: 28px; }
  .hero-copy { max-width: none; }
  .hero-media { height: 340px; }
  .quick-paths { margin-top: 0; padding-top: 12px; }
  .quick-grid { grid-template-columns: 1fr; }
  .path-card:last-child { grid-column: auto; }
  .editorial-grid, .editorial-grid-reverse { grid-template-columns: 1fr; gap: 32px; }
  .editorial-grid-reverse .editorial-media { order: 2; }
  .editorial-grid-reverse .editorial-copy { order: 1; }
  .editorial-media { height: 390px; }
  .buyer-grid { grid-template-columns: 1fr; gap: 34px; }
  .intent-options { grid-template-columns: 1fr; }
  .intent-option span { min-height: 0; }
  .contact-card { grid-template-columns: 1fr; gap: 28px; }
}

@media (max-width: 620px) {
  .container { width: min(calc(100% - 28px), var(--container)); }
  .section-pad { padding: 58px 0; }
  .operator-bar { font-size: .73rem; }
  .operator-bar .container { min-height: 40px; }
  .brand img { width: 116px; }
  .brand span { padding-left: 10px; font-size: .84rem; }
  .header-inner { min-height: 70px; gap: 10px; }
  h1 { font-size: clamp(2rem, 10.5vw, 2.35rem); }
  h2 { font-size: clamp(1.6rem, 8.4vw, 2rem); }
  .hero { padding-top: 38px; padding-bottom: 52px; }
  .hero-question { font-size: 1.12rem; }
  .hero-actions { display: grid; grid-template-columns: 1fr; }
  .button { width: 100%; min-height: 54px; }
  .hero-media { height: 245px; border-radius: 20px; }
  .hero-media img { object-position: center 58%; }
  .path-card { padding: 20px; }
  .paired-lists { grid-template-columns: 1fr; gap: 14px; }
  .editorial-media { height: 280px; border-radius: 20px; }
  .value-grid { grid-template-columns: 1fr; }
  .trust-facts { grid-template-columns: 1fr; }
  .trust-facts > div { display: grid; grid-template-columns: auto auto 1fr; gap: 8px; align-items: baseline; text-align: left; padding: 18px; }
  .trust-facts dd { font-size: 1.45rem; }
  .contact-form { padding: 22px 18px; border-radius: 20px; }
  .form-grid, .optional-grid { grid-template-columns: 1fr; }
  .optional-grid .field-wide { grid-column: auto; }
  .submit-row { grid-template-columns: 1fr; gap: 14px; }
  .contact-card { padding: 26px 20px; border-radius: 20px; }
  .footer-inner { padding: 25px 0; flex-direction: column; align-items: flex-start; }
  .footer-inner nav { justify-content: flex-start; }
}

@media (max-width: 390px) {
  body { font-size: 16.5px; }
  .container { width: min(calc(100% - 22px), var(--container)); }
  .brand img { width: 102px; }
  .brand span { font-size: .78rem; max-width: 92px; }
  .menu-button { padding: 8px; }
  .main-nav { left: 11px; right: 11px; }
  .hero-media { height: 220px; }
  .media-frame figcaption { right: 8px; bottom: 8px; font-size: .66rem; }
  .path-card { grid-template-columns: 1fr; gap: 10px; }
  .path-card > svg { margin: 0; }
  .scenario-list > div { grid-template-columns: 40px 1fr; }
  .editorial-media { height: 240px; }
  .contact-links a { padding: 13px 12px; }
  .contact-links span { font-size: .92rem; }
}

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