:root {
  --slate: #304b58;
  --slate-deep: #213842;
  --brick: #9f4938;
  --brick-deep: #843927;
  --sand: #d4b06f;
  --mist: #edf1f1;
  --cream: #f7f3eb;
  --paper: #fcfbf8;
  --white: #ffffff;
  --ink: #20323a;
  --muted: #5e6b70;
  --line: #d8d4ca;
  --focus: #e1a93e;
  --shell: min(100% - 48px, 1180px);
  --radius: 18px;
  --shadow: 0 20px 48px rgba(38, 55, 63, 0.12);
}

* { 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: 1.62;
  overflow-wrap: break-word;
}
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input, textarea { font: inherit; }
h1, h2, h3 { margin-top: 0; color: var(--slate-deep); line-height: 1.12; letter-spacing: -0.025em; }
h1 { margin-bottom: 24px; font-size: clamp(44px, 4.3vw, 54px); }
h2 { margin-bottom: 22px; font-size: clamp(32px, 3vw, 40px); }
h3 { margin-bottom: 7px; font-size: 21px; }
p { margin: 0 0 20px; }

.shell { width: var(--shell); margin-inline: auto; }
.section { padding: clamp(70px, 8vw, 108px) 0; }
.eyebrow, .action-label, .contact-kicker {
  margin: 0 0 13px;
  color: var(--brick-deep);
  font-size: 14px;
  font-weight: 850;
  letter-spacing: 0.12em;
  line-height: 1.4;
  text-transform: uppercase;
}
.skip-link { position: fixed; z-index: 100; top: 12px; left: 12px; padding: 10px 14px; color: var(--white); background: var(--slate-deep); transform: translateY(-160%); }
.skip-link:focus { transform: translateY(0); }
:focus-visible { outline: 3px solid var(--focus); outline-offset: 3px; }

.operator-bar {
  padding: 7px 20px;
  color: var(--white);
  background: var(--slate-deep);
  font-size: 13px;
  font-weight: 700;
  line-height: 1.35;
  text-align: center;
}
.site-header { position: relative; z-index: 20; background: rgba(252,251,248,0.98); border-bottom: 1px solid var(--line); }
.header-inner { position: relative; display: flex; min-height: 82px; align-items: center; justify-content: space-between; gap: 30px; }
.brand { display: inline-flex; align-items: center; }
.brand img { width: 118px; height: auto; }
.main-nav { display: flex; align-items: center; gap: 25px; }
.main-nav a { color: var(--slate-deep); font-size: 15px; font-weight: 760; text-decoration: none; }
.main-nav a:hover { color: var(--brick-deep); text-decoration: underline; text-underline-offset: 6px; }
.menu-button { display: none; min-width: 104px; min-height: 48px; align-items: center; justify-content: center; gap: 10px; color: var(--slate-deep); background: var(--white); border: 1px solid var(--line); border-radius: 11px; font-weight: 800; cursor: pointer; }
.menu-icon, .menu-icon::before, .menu-icon::after { width: 22px; height: 2px; background: currentColor; content: ""; display: block; }
.menu-icon { position: relative; }
.menu-icon::before { position: absolute; top: -7px; }
.menu-icon::after { position: absolute; top: 7px; }

.banner-figure { position: relative; height: 132px; margin: 0; overflow: hidden; border-bottom: 4px solid var(--sand); }
.banner-figure img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 48%; }
.banner-figure figcaption, .photo-frame figcaption {
  position: absolute;
  right: 10px;
  bottom: 8px;
  padding: 3px 7px;
  color: var(--white);
  background: rgba(33,56,66,0.9);
  border-radius: 4px;
  font-size: 12px;
  font-weight: 750;
  line-height: 1.35;
}

.hero { padding-top: 64px; background: linear-gradient(135deg, var(--paper) 0 64%, var(--mist) 64% 100%); }
.hero-layout { display: grid; grid-template-columns: minmax(0, 0.93fr) minmax(480px, 1.07fr); align-items: center; gap: clamp(42px, 6vw, 84px); }
.hero-copy { padding-block: 12px; }
.hero-lead { max-width: 650px; margin-bottom: 0; color: var(--muted); font-size: 20px; }
.photo-frame { position: relative; margin: 0; overflow: hidden; background: #dfe4e4; border-radius: var(--radius); box-shadow: var(--shadow); }
.photo-frame img { width: 100%; height: 100%; object-fit: cover; }
.hero-photo { height: 350px; border-radius: 58px 18px 18px 18px; }
.hero-photo img { object-position: 50% 44%; }

.action-strip { display: grid; grid-template-columns: 1.28fr 1fr 1fr; margin-top: 54px; background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); box-shadow: 0 14px 34px rgba(38,55,63,0.08); overflow: hidden; }
.action-card { display: flex; min-height: 178px; padding: 25px 27px; flex-direction: column; justify-content: center; text-decoration: none; border-left: 1px solid var(--line); }
.action-card:first-child { border-left: 0; }
.action-card strong { display: block; margin-bottom: 12px; color: var(--slate-deep); font-size: 23px; line-height: 1.18; }
.action-card > span:last-child { color: var(--muted); font-size: 15px; line-height: 1.45; }
.action-card:hover { background: var(--mist); }
.action-primary { color: var(--white); background: var(--slate) !important; }
.action-primary .action-label { color: #f2d496; }
.action-primary strong, .action-primary > span:last-child { color: var(--white); }

.owner-section { background: var(--white); }
.owner-layout { display: grid; grid-template-columns: minmax(0, 1.08fr) minmax(430px, 0.92fr); align-items: center; gap: clamp(50px, 7vw, 92px); }
.owner-copy > p:not(.eyebrow) { max-width: 680px; color: var(--muted); }
.situation-rows { margin-top: 35px; border-top: 1px solid var(--line); }
.situation-rows article { display: grid; grid-template-columns: 44px 1fr; gap: 18px; padding: 19px 0; border-bottom: 1px solid var(--line); }
.situation-rows article > span { color: var(--brick-deep); font-size: 14px; font-weight: 850; }
.situation-rows h3 { margin-bottom: 5px; }
.situation-rows p { margin: 0; color: var(--muted); font-size: 16px; }
.house-photo { height: 560px; border-radius: 18px 70px 18px 18px; }
.house-photo img { object-position: 52% 50%; }

.description-section { color: var(--white); background: var(--brick-deep); }
.description-layout { display: grid; grid-template-columns: 0.8fr 1.2fr; gap: clamp(50px, 8vw, 110px); }
.description-section .eyebrow { color: #f5d594; }
.description-section h2, .description-section p { color: var(--white); }
.description-copy > p { max-width: 720px; }
.description-copy dl { display: grid; grid-template-columns: 1fr 1fr; margin: 34px 0 0; border-top: 1px solid rgba(255,255,255,0.35); }
.description-copy dl > div { padding: 18px 18px 18px 0; border-bottom: 1px solid rgba(255,255,255,0.35); }
.description-copy dt { color: #f5d594; font-size: 14px; font-weight: 850; text-transform: uppercase; }
.description-copy dd { margin: 5px 0 0; font-size: 16px; }

.buyer-section { background: var(--cream); }
.buyer-layout { display: grid; grid-template-columns: minmax(470px, 1.05fr) minmax(0, 0.95fr); align-items: center; gap: clamp(48px, 7vw, 90px); }
.buyer-photo { height: 405px; border-radius: 18px 18px 18px 64px; }
.buyer-photo img { object-position: 50% 52%; }
.buyer-copy p:not(.eyebrow) { color: var(--muted); }
.button { display: inline-flex; min-height: 52px; padding: 13px 22px; align-items: center; justify-content: center; border: 0; border-radius: 10px; font-weight: 800; line-height: 1.35; text-align: center; text-decoration: none; cursor: pointer; }
.button-primary { color: var(--white); background: var(--slate-deep); }
.button-primary:hover { background: #152b35; }

.trust-section { padding: 60px 0; color: var(--white); background: var(--slate); }
.trust-layout { display: grid; grid-template-columns: 0.82fr 1.18fr; align-items: center; gap: 52px; }
.trust-section .eyebrow { color: #f2d496; }
.trust-section h2 { margin: 0; color: var(--white); }
.trust-facts { display: grid; grid-template-columns: repeat(3, 1fr); gap: 8px; margin: 0; }
.trust-facts div { padding: 17px 18px; border-left: 1px solid rgba(255,255,255,0.3); }
.trust-facts dt { color: #dce5e8; font-size: 14px; }
.trust-facts dd { margin: 4px 0 0; color: var(--white); font-weight: 800; line-height: 1.28; }

.form-section { background: linear-gradient(180deg, var(--cream), #efe8dc); }
.form-shell { max-width: 930px; }
.contact-form { position: relative; padding: clamp(27px, 5vw, 58px); background: var(--white); border: 1px solid var(--line); border-top: 7px solid var(--sand); border-radius: var(--radius); box-shadow: var(--shadow); }
.contact-form > h2 { margin-bottom: 29px; }
.honeypot { position: absolute !important; left: -10000px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.intent-options { display: grid; grid-template-columns: repeat(3, 1fr); gap: 10px; margin: 0 0 30px; padding: 0; border: 0; }
.intent-options label { cursor: pointer; }
.intent-options input { position: absolute; opacity: 0; pointer-events: none; }
.intent-options span { display: flex; min-height: 68px; padding: 12px 16px; align-items: center; color: var(--ink); background: var(--paper); border: 2px solid var(--line); border-radius: 11px; font-weight: 750; line-height: 1.28; }
.intent-options input:checked + span { color: var(--white); background: var(--slate-deep); border-color: var(--slate-deep); box-shadow: inset 0 0 0 2px var(--white); }
.intent-options input:focus-visible + span { outline: 3px solid var(--focus); outline-offset: 3px; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.field { display: grid; gap: 7px; color: var(--slate-deep); font-weight: 750; }
.field-full { grid-column: 1 / -1; }
.field input, .field textarea { width: 100%; padding: 12px 14px; color: var(--ink); background: var(--white); border: 2px solid #c7c3ba; border-radius: 10px; font-weight: 400; }
.field input { min-height: 52px; }
.field textarea { min-height: 170px; resize: vertical; }
.field input:focus, .field textarea:focus { border-color: var(--slate); outline: 3px solid rgba(48,75,88,0.18); }
.field [aria-invalid="true"] { border-color: #a23f2c; }
.field-error { min-height: 1px; color: #8b2e1f; font-size: 15px; font-weight: 700; }
.optional-details { margin: 24px 0; background: #f8f6f1; border: 1px solid var(--line); border-radius: 11px; }
.optional-details summary { padding: 17px 19px; color: var(--slate-deep); font-weight: 800; cursor: pointer; }
.optional-grid { padding: 4px 19px 22px; }
.consent { display: grid; grid-template-columns: 24px 1fr; gap: 11px; align-items: start; margin-top: 20px; }
.consent input { width: 22px; height: 22px; margin: 3px 0 0; accent-color: var(--slate-deep); }
.consent a { color: var(--brick-deep); font-weight: 800; }
.consent-error { display: block; margin-left: 35px; }
.submit-button { width: 100%; margin-top: 22px; }
.form-status { margin: 16px 0 0; color: var(--slate-deep); font-weight: 750; text-align: center; }
.privacy-hint { margin: 14px 0 0; color: var(--muted); font-size: 16px; text-align: center; }
.personal-contact { margin-top: 24px; padding: clamp(30px, 5vw, 48px); color: var(--white); background: var(--brick-deep); border-radius: var(--radius); text-align: center; }
.personal-contact .contact-kicker { color: #f5d594; }
.personal-contact h2 { margin-bottom: 12px; color: var(--white); }
.contact-name { margin: 0 0 24px; font-weight: 800; }
.contact-links { display: flex; flex-wrap: wrap; justify-content: center; gap: 14px 34px; }
.contact-links a { color: var(--white); font-weight: 800; text-decoration-thickness: 2px; text-underline-offset: 5px; }
.contact-links span { margin-right: 7px; font-size: 14px; text-transform: uppercase; }

.site-footer { padding: 28px 0; color: var(--white); background: #182a32; }
.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: 10px 22px; }
.footer-inner a { color: var(--white); text-underline-offset: 4px; }
.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; }

@media (max-width: 1030px) {
  :root { --shell: min(100% - 32px, 940px); }
  .main-nav { gap: 13px; }
  .main-nav a { font-size: 14px; }
  .hero-layout { grid-template-columns: minmax(0, 0.9fr) minmax(410px, 1.1fr); gap: 32px; }
  .owner-layout, .buyer-layout { gap: 38px; }
  .action-card { padding: 23px 20px; }
}

@media (max-width: 820px) {
  body { font-size: 17px; }
  .header-inner { min-height: 76px; }
  .menu-button { display: flex; }
  .main-nav { position: absolute; top: calc(100% - 1px); right: 0; left: 0; display: none; padding: 12px 16px 18px; grid-template-columns: 1fr 1fr; gap: 8px; background: var(--paper); border: 1px solid var(--line); box-shadow: var(--shadow); }
  .main-nav[data-open="true"] { display: grid; }
  .main-nav a { min-height: 46px; padding: 11px 13px; background: var(--white); border: 1px solid var(--line); border-radius: 8px; }
  .hero { padding-top: 50px; }
  .hero-layout, .owner-layout, .description-layout, .buyer-layout, .trust-layout { grid-template-columns: 1fr; }
  .hero-photo { height: 330px; }
  .action-strip { grid-template-columns: 1fr 1fr; }
  .action-primary { grid-column: 1 / -1; }
  .action-card:nth-child(2) { border-left: 0; }
  .owner-copy { order: 1; }
  .house-photo { order: 2; height: 390px; }
  .description-layout { gap: 18px; }
  .buyer-copy { order: 1; }
  .buyer-photo { order: 2; height: 340px; }
  .trust-layout { gap: 28px; }
}

@media (max-width: 620px) {
  :root { --shell: min(100% - 28px, 560px); }
  body { font-size: 17px; line-height: 1.58; }
  .operator-bar { padding: 6px 14px; font-size: 12px; }
  .brand img { width: 104px; }
  .banner-figure { height: 105px; }
  .section { padding: 62px 0; }
  .hero { padding-top: 40px; }
  .hero-layout { gap: 34px; }
  h1 { font-size: clamp(34px, 9.5vw, 38px); }
  h2 { font-size: clamp(28px, 7.5vw, 32px); }
  .hero-lead { font-size: 18px; }
  .hero-photo { height: clamp(190px, 59vw, 240px); border-radius: 34px 14px 14px 14px; }
  .action-strip { grid-template-columns: 1fr; margin-top: 38px; }
  .action-card, .action-primary { grid-column: auto; min-height: 0; padding: 23px 22px; border-top: 1px solid var(--line); border-left: 0; }
  .action-card:first-child { border-top: 0; }
  .owner-layout { gap: 36px; }
  .house-photo, .buyer-photo { height: 270px; border-radius: 14px; }
  .situation-rows article { grid-template-columns: 34px 1fr; gap: 12px; }
  .description-copy dl { grid-template-columns: 1fr; }
  .description-copy dl > div { padding-right: 0; }
  .trust-facts { grid-template-columns: 1fr; }
  .trust-facts div { border-top: 1px solid rgba(255,255,255,0.26); border-left: 0; }
  .intent-options, .form-grid { grid-template-columns: 1fr; }
  .intent-options span { min-height: 54px; }
  .field-full { grid-column: auto; }
  .contact-form { padding: 28px 18px; }
  .contact-links { flex-direction: column; align-items: flex-start; text-align: left; }
  .personal-contact { text-align: left; }
  .footer-inner { align-items: flex-start; flex-direction: column; }
  .footer-inner nav { justify-content: flex-start; }
}

@media (max-width: 350px) {
  :root { --shell: min(100% - 24px, 320px); }
  .menu-button { min-width: 50px; padding: 10px; }
  .menu-button > span:last-child { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0,0,0,0); }
  .main-nav { grid-template-columns: 1fr; }
  h1 { font-size: 34px; }
  .action-card strong { font-size: 21px; }
  .contact-form { padding-inline: 16px; }
  .personal-contact { padding-inline: 20px; }
  .contact-links a { overflow-wrap: anywhere; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { scroll-behavior: auto !important; transition-duration: 0.01ms !important; animation-duration: 0.01ms !important; animation-iteration-count: 1 !important; }
}