:root {
  --ink: #20364b;
  --ink-deep: #172a3b;
  --ink-soft: #566674;
  --clay: #98462f;
  --clay-deep: #743421;
  --mist: #eaf1f3;
  --mist-deep: #d6e2e5;
  --ivory: #fbf7f0;
  --paper: #fffefa;
  --white: #ffffff;
  --olive: #5e7059;
  --amber: #d6a24b;
  --line: #cdd6d8;
  --shadow: 0 24px 56px rgba(32, 54, 75, 0.13);
  --radius: 20px;
  --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: 1.11; text-wrap: balance; }
h1 { margin-bottom: 24px; font-size: clamp(44px, 4.3vw, 54px); letter-spacing: -0.04em; }
h2 { margin-bottom: 24px; font-size: clamp(32px, 3.2vw, 40px); letter-spacing: -0.028em; }
h3 { margin-bottom: 9px; 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(--clay);
  font-size: 13px;
  font-weight: 800;
  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: 7px;
  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, 254, 250, 0.98); }
.header-inner { min-height: 84px; display: grid; grid-template-columns: 78px minmax(220px, 1fr) auto; align-items: center; gap: 25px; }
.brand { width: 70px; }
.brand img { width: 100%; height: 50px; object-fit: contain; }
.header-label { margin: 0; color: var(--ink-deep); font-size: 15px; font-weight: 800; letter-spacing: 0.025em; }
.main-nav { display: flex; align-items: center; justify-content: flex-end; gap: 24px; }
.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(--clay-deep); border-bottom-color: var(--clay); }
.menu-button {
  display: none;
  align-items: center;
  gap: 9px;
  min-height: 46px;
  padding: 8px 12px;
  border: 1px solid var(--line);
  border-radius: 9px;
  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; }

.building-banner { position: relative; height: 104px; margin: 0; overflow: hidden; background: var(--mist); }
.building-banner img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 55%; }
.photo-frame { position: relative; margin: 0; overflow: hidden; border-radius: var(--radius); background: var(--mist-deep); 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: 4px;
  color: var(--white);
  background: rgba(23, 42, 59, 0.93);
  font-size: 11px;
  font-weight: 700;
  line-height: 1.25;
}
.building-banner figcaption { right: 16px; bottom: 9px; }

.hero { padding-top: 58px; background: linear-gradient(90deg, var(--ivory) 0 53%, var(--paper) 53%); }
.hero-layout { display: grid; grid-template-columns: 0.94fr 1.06fr; align-items: center; gap: 52px; }
.hero-copy { max-width: 560px; }
.hero-lead { max-width: 555px; color: var(--ink-soft); font-size: 20px; line-height: 1.61; }
.hero-photo { height: 358px; border-radius: 18px 18px 72px 18px; }
.hero-photo img { object-position: 50% 52%; }

.button {
  min-height: 54px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 13px 23px;
  border: 2px solid transparent;
  border-radius: 8px;
  font-weight: 800;
  line-height: 1.3;
  text-align: center;
  text-decoration: none;
  cursor: pointer;
}
.button-primary { color: var(--white); background: var(--clay); }
.button-primary:hover, .button-primary:focus-visible { background: var(--clay-deep); }
.button-secondary { color: var(--white); background: var(--ink); }
.button-secondary:hover, .button-secondary:focus-visible { background: var(--ink-deep); }

.intent-rail { display: grid; grid-template-columns: 1.22fr 1fr 0.9fr; gap: 0; margin-top: 48px; border: 1px solid var(--line); background: var(--white); box-shadow: 0 16px 34px rgba(32, 54, 75, 0.08); }
.intent-link { min-height: 112px; display: flex; flex-direction: column; justify-content: center; gap: 6px; padding: 21px 25px; border-top: 5px solid var(--olive); text-decoration: none; }
.intent-link + .intent-link { border-left: 1px solid var(--line); }
.intent-link span { color: var(--clay-deep); font-size: 12px; font-weight: 850; letter-spacing: 0.1em; text-transform: uppercase; }
.intent-link strong { font-size: 19px; line-height: 1.34; }
.intent-link:hover, .intent-link:focus-visible { background: var(--mist); }
.intent-primary { color: var(--white); border-top-color: var(--amber); background: var(--clay-deep); }
.intent-primary span { color: #f4dca9; }
.intent-primary:hover, .intent-primary:focus-visible { background: var(--ink-deep); }

.scope-section { background: var(--paper); }
.scope-intro { display: grid; grid-template-columns: 0.92fr 1.08fr; align-items: start; gap: 84px; }
.scope-intro > p { max-width: 650px; color: var(--ink-soft); font-size: 19px; }
.scope-line { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: 38px; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.scope-line div { padding: 25px 22px 27px 0; }
.scope-line div + div { padding-left: 22px; border-left: 1px solid var(--line); }
.scope-line dt { margin-bottom: 5px; color: var(--clay-deep); font-size: 15px; font-weight: 850; }
.scope-line dd { margin: 0; color: var(--ink-soft); line-height: 1.45; }

.owner-section { background: var(--mist); }
.owner-layout { display: grid; grid-template-columns: 1.08fr 0.92fr; align-items: center; gap: 68px; }
.owner-photo { height: 432px; border-radius: 72px 18px 18px 18px; }
.owner-photo img { object-position: 50% 48%; }
.owner-copy p:not(.eyebrow) { color: #4c6170; }
.text-link { display: inline-flex; align-items: center; gap: 10px; padding-bottom: 2px; border-bottom: 2px solid var(--clay); color: var(--clay-deep); font-weight: 850; text-decoration: none; }
.text-link:hover, .text-link:focus-visible { color: var(--ink-deep); border-color: var(--amber); }

.property-section { padding: 76px 0; background: var(--ivory); border-top: 1px solid #eadfce; border-bottom: 1px solid #eadfce; }
.property-layout { display: grid; grid-template-columns: 0.82fr 1.18fr; gap: 76px; align-items: start; }
.property-heading > p:last-child { color: var(--ink-soft); }
.property-list article { display: grid; grid-template-columns: 58px 1fr; gap: 22px; padding: 22px 0; border-top: 1px solid #d9cdbd; }
.property-list article:last-child { border-bottom: 1px solid #d9cdbd; }
.property-list p { margin-bottom: 0; color: var(--ink-soft); }
.property-list .property-number { color: var(--clay); font-size: 17px; font-weight: 900; letter-spacing: 0.08em; }

.buyer-section { background: var(--white); }
.buyer-layout { display: grid; grid-template-columns: 0.9fr 1.1fr; align-items: center; gap: 70px; }
.buyer-copy p:not(.eyebrow) { color: var(--ink-soft); }
.buyer-photo { height: 424px; border-radius: 18px 72px 18px 18px; }
.buyer-photo img { object-position: 48% 50%; }

.trust-section { padding: 60px 0; color: var(--white); background: var(--ink); }
.trust-section .eyebrow { color: #f1c875; }
.trust-layout { display: grid; grid-template-columns: 0.82fr 1.18fr; align-items: center; gap: 56px; }
.trust-layout h2 { margin-bottom: 0; color: var(--white); 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 rgba(255, 255, 255, 0.28); }
.trust-facts dt { color: #f1c875; font-size: 13px; font-weight: 850; }
.trust-facts dd { margin: 4px 0 0; color: var(--white); font-size: 19px; font-weight: 800; line-height: 1.35; }

.form-section { padding-block: 84px; background: var(--mist); }
.form-shell { width: min(calc(100% - 48px), 960px); }
.contact-form { padding: 48px; border-top: 6px solid var(--clay); border-radius: 10px 10px 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: 8px; color: var(--ink); background: var(--ivory); font-weight: 750; line-height: 1.35; }
.intent-options input:checked + span { color: var(--white); border-color: var(--clay-deep); background: var(--clay-deep); }
.intent-options input:focus-visible + span { outline: 3px solid var(--amber); 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 #aebbc0; border-radius: 8px; 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(--clay); outline: 3px solid rgba(214, 162, 75, 0.36); outline-offset: 1px; }
.field [aria-invalid="true"] { border-color: #9a2438; }
.field-error { min-height: 0; color: #8a1f33; 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(--clay-deep); font-weight: 850; cursor: pointer; }
.optional-details summary:focus-visible { outline: 3px solid var(--amber); 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(--clay-deep); }
.consent a { color: var(--clay-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 10px 10px; color: var(--white); background: var(--clay-deep); box-shadow: var(--shadow); }
.personal-contact .contact-kicker { color: #f2d390; }
.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 30px; }
.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: #f2d390; font-size: 13px; letter-spacing: 0.08em; text-transform: uppercase; }

.site-footer { padding: 28px 0; color: var(--white); background: #101f2c; font-size: 14px; }
.footer-inner { display: flex; align-items: flex-start; justify-content: space-between; gap: 28px; }
.footer-inner p { margin: 0; }
.footer-inner .image-note { max-width: 510px; margin-top: 5px; color: #dbe3e8; font-size: 13px; }
.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(--amber); outline-offset: 3px; }

@media (max-width: 1080px) {
  .shell { width: min(calc(100% - 40px), var(--shell)); }
  .header-inner { grid-template-columns: 68px minmax(175px, 1fr) auto; gap: 17px; }
  .main-nav { gap: 15px; }
  .main-nav a { font-size: 14px; }
  .hero-layout, .owner-layout, .buyer-layout { gap: 42px; }
  .hero-photo { height: 334px; }
  .scope-intro { gap: 54px; }
  .property-layout { gap: 48px; }
}

@media (max-width: 880px) {
  .header-inner { position: relative; grid-template-columns: 68px 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: 8px; background: var(--white); }
  .hero-layout, .scope-intro, .owner-layout, .property-layout, .buyer-layout, .trust-layout { grid-template-columns: 1fr; }
  .hero-copy { max-width: 690px; }
  .hero-photo { height: 320px; }
  .scope-intro { gap: 8px; }
  .owner-layout, .buyer-layout { gap: 38px; }
  .owner-copy { order: 1; }
  .owner-photo { order: 2; }
  .buyer-copy { order: 1; }
  .buyer-photo { order: 2; }
  .property-layout { gap: 20px; }
  .trust-layout { gap: 23px; }
}

@media (max-width: 680px) {
  body { font-size: 17px; }
  .shell, .form-shell { width: min(calc(100% - 28px), var(--shell)); }
  .section { padding: 58px 0; }
  h1 { font-size: clamp(34px, 10.2vw, 38px); overflow-wrap: break-word; }
  h2 { font-size: clamp(28px, 8.3vw, 32px); overflow-wrap: break-word; }
  .operator-bar { min-height: 42px; padding-inline: 14px; }
  .header-inner { min-height: 75px; grid-template-columns: 58px 1fr auto; gap: 10px; }
  .brand { width: 57px; }
  .brand img { height: 42px; }
  .header-label { font-size: 12px; line-height: 1.28; }
  .menu-button { min-width: 80px; padding-inline: 10px; }
  .main-nav { grid-template-columns: 1fr; }
  .building-banner { height: 82px; }
  .building-banner img { object-position: 50% 52%; }
  .hero { padding-top: 44px; background: var(--ivory); }
  .hero-layout { gap: 34px; }
  .hero-lead { font-size: 18px; }
  .hero-photo, .owner-photo, .buyer-photo { height: 230px; border-radius: 12px 12px 42px 12px; }
  .hero-photo img { object-position: 49% 50%; }
  .owner-photo img { object-position: 50% 48%; }
  .buyer-photo img { object-position: 50% 49%; }
  .intent-rail { grid-template-columns: 1fr; margin-top: 34px; }
  .intent-link { min-height: 83px; padding: 16px 18px; border-top-width: 4px; }
  .intent-link + .intent-link { border-left: 0; }
  .scope-line { grid-template-columns: 1fr 1fr; }
  .scope-line div, .scope-line div + div { padding: 18px 15px 20px 0; border-left: 0; }
  .scope-line div:nth-child(even) { padding-left: 15px; border-left: 1px solid var(--line); }
  .scope-line div:nth-child(n + 3) { border-top: 1px solid var(--line); }
  .owner-layout, .buyer-layout { gap: 30px; }
  .property-section { padding: 58px 0; }
  .property-list article { grid-template-columns: 44px 1fr; gap: 14px; }
  .trust-facts { grid-template-columns: 1fr; }
  .trust-facts div { min-height: auto; padding: 15px 0; border-top: 1px solid rgba(255, 255, 255, 0.28); border-left: 0; }
  .contact-form { padding: 34px 22px; }
  .intent-options, .form-grid { grid-template-columns: 1fr; }
  .intent-options span { min-height: 54px; }
  .field-full { grid-column: auto; }
  .personal-contact { padding: 34px 22px 38px; }
  .personal-contact h2 { font-size: 28px; }
  .contact-links { display: grid; gap: 12px; }
  .footer-inner { align-items: flex-start; flex-direction: column; }
  .footer-inner nav { justify-content: flex-start; }
}

@media (max-width: 400px) {
  .header-label { max-width: 135px; }
  .menu-button span:last-child { display: none; }
  .menu-button { min-width: 48px; justify-content: center; }
  .button { width: 100%; }
  .contact-form { padding-inline: 18px; }
  .personal-contact { padding-inline: 18px; }
}

@media (max-width: 340px) {
  .header-label { display: none; }
  .header-inner { grid-template-columns: 58px 1fr auto; }
  h1 { font-size: 34px; }
  .scope-line { grid-template-columns: 1fr; }
  .scope-line div, .scope-line div + div, .scope-line div:nth-child(even) { padding: 16px 0; border-top: 1px solid var(--line); border-left: 0; }
  .scope-line div:first-child { border-top: 0; }
  .intent-link strong { font-size: 18px; }
  .consent { grid-template-columns: 22px minmax(0, 1fr); }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { scroll-behavior: auto !important; transition: none !important; animation: none !important; }
}