:root{
  --ink:#10281E; --ink-2:#2F4A3E; --muted:#587066; --bg:#ffffff; --bg-alt:#E8F4EC;
  --accent:#1A8556; --accent-d:#117046; --line:#D4E4DA; --card:#ffffff; --radius:14px; --max:1120px;
  --btn:#1A8556; --btn-d:#126A45; --jade:#1F9360; --gold:#C9A227; --gold-l:#DDBA45; --on-gold:#10281E;
  --deep:#0B4F3A; --deeper:#06382A; color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:80px}
body{margin:0;font-family:Inter,system-ui,sans-serif;color:var(--ink);background:var(--bg);line-height:1.6;font-size:17px}
h1,h2,h3{font-family:Fraunces,Georgia,serif;font-weight:600;line-height:1.15;margin:0 0 .5em;letter-spacing:-.01em}
h1{font-size:clamp(2.2rem,5.5vw,3.8rem)}
h2{font-size:clamp(1.7rem,3.5vw,2.4rem)}
h3{font-size:1.3rem}
p{margin:0 0 1em}
a{color:var(--accent-d)}
.wrap{max-width:var(--max);margin:0 auto;padding:0 20px}
.narrow{max-width:760px}

.topbar{background:var(--btn);color:#fff;font-size:.85rem}
.topbar-inner{display:flex;justify-content:space-between;gap:12px;padding-top:8px;padding-bottom:8px}
.quick a{color:#fff;text-decoration:none;margin-left:16px}
.quick a:hover{text-decoration:underline}

.site-header{position:sticky;top:0;z-index:20;background:var(--bg);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;padding-top:14px;padding-bottom:14px}
.brand{font-family:Fraunces,serif;font-weight:600;font-size:1.25rem;color:var(--ink);text-decoration:none;display:flex;flex-direction:column;line-height:1.1}
.brand small{font-family:Inter,sans-serif;font-weight:500;font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--accent);margin-top:3px}
.nav{display:flex;align-items:center;gap:22px}
.nav a{color:var(--ink-2);text-decoration:none;font-weight:500;font-size:.95rem}
.nav a:hover{color:var(--accent)}
.menu-btn{display:none;background:none;border:1px solid var(--line);color:var(--ink);padding:8px 14px;border-radius:8px;font:inherit;cursor:pointer}

.btn{display:inline-block;background:var(--btn);color:#fff!important;padding:13px 26px;border-radius:999px;font-weight:600;text-decoration:none;border:2px solid var(--btn);cursor:pointer;font:inherit;font-weight:600;transition:background .15s}
.btn:hover{background:var(--btn-d);border-color:var(--btn-d)}
.btn-ghost{background:transparent;color:var(--ink)!important;border-color:var(--ink)}
.btn-ghost:hover{background:var(--ink);color:var(--bg)!important;border-color:var(--ink)}
.btn-small{padding:8px 18px;font-size:.9rem}

.hero{background:linear-gradient(135deg,#F1F9F4 0%,#D8EEE0 55%,#BFE3CE 100%);border-bottom:4px solid var(--gold);color:var(--ink);padding:96px 0 104px}
.hero .lead{font-size:1.2rem;max-width:560px;color:var(--ink-2)}
.hero h1{max-width:780px}
.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-size:.78rem;font-weight:600;color:var(--accent-d);margin-bottom:1em}
.cta-row{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.hero .btn-ghost{color:var(--ink)!important;border-color:var(--ink)}
.hero .btn-ghost:hover{background:var(--ink);color:#fff!important}

.proof{background:var(--bg-alt);border-bottom:1px solid var(--line)}
.proof-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;padding-top:28px;padding-bottom:28px;text-align:center}
.proof strong{display:block;font-family:Fraunces,serif;font-size:1.7rem;color:var(--accent)}
.proof span{font-size:.88rem;color:var(--muted)}

.section{padding:80px 0}
.section.alt{background:var(--bg-alt)}
.section-sub{color:var(--muted);max-width:640px;margin-bottom:32px}

.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:28px}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:28px}
.card a{font-weight:600}

.featured{background:var(--btn);color:#fff;border-radius:var(--radius);padding:24px 28px;margin-bottom:28px;display:flex;flex-wrap:wrap;gap:12px 24px;justify-content:space-between;align-items:center}
.featured .tag{background:var(--gold);color:var(--on-gold);padding:3px 12px;border-radius:999px;font-size:.75rem;font-weight:600;letter-spacing:.06em;text-transform:uppercase}
.featured h3{margin:8px 0 2px}
.featured p{margin:0;color:#EAF6EE}
.featured .price{font-family:Fraunces,serif;font-size:1.8rem}

.filters{display:flex;gap:8px;margin-bottom:20px}
.chip{border:1px solid var(--line);background:var(--card);color:var(--ink);padding:7px 18px;border-radius:999px;font:inherit;font-size:.9rem;cursor:pointer}
.chip.is-on{background:var(--ink);color:var(--bg);border-color:var(--ink)}
.deals{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:18px}
.deal{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:22px}
.deal .row{display:flex;justify-content:space-between;align-items:center;margin-bottom:10px}
.badge{font-size:.72rem;font-weight:600;letter-spacing:.07em;text-transform:uppercase;padding:3px 11px;border-radius:999px;background:var(--bg-alt);color:var(--accent-d)}
.deal h3{margin:0}
.deal .area{color:var(--muted);font-size:.92rem;margin:0 0 8px}
.deal .price{font-family:Fraunces,serif;font-size:1.5rem}
.deal .note{font-size:.88rem;color:var(--muted);margin:8px 0 0}
.deal .with{font-size:.8rem;color:var(--muted);margin-top:10px;border-top:1px solid var(--line);padding-top:8px}

.about{display:grid;grid-template-columns:340px 1fr;gap:56px;align-items:center}
.portrait{aspect-ratio:4/5;border-radius:var(--radius);background:var(--bg-alt);border:2px dashed var(--line);display:grid;place-items:center;text-align:center;color:var(--muted);background-size:cover;background-position:center}
.portrait.has-img span{display:none}

details{background:var(--card);border:1px solid var(--line);border-radius:12px;margin-bottom:12px;overflow:hidden}
summary{cursor:pointer;font-weight:600;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:16px;padding:16px 20px}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";font-size:1.4rem;line-height:1;color:var(--accent-d);flex:none}
details[open] summary{background:var(--btn);color:#fff;border-bottom:3px solid var(--gold)}
details[open] summary::after{content:"\2212";color:#fff}
details>p,details>ul{margin:0;padding:14px 20px 0;color:var(--ink-2)}
details>ul{padding-left:40px}
details>ul li{margin-bottom:6px}
details>:last-child{padding-bottom:18px}

.contact{background:var(--btn);color:#fff}
.contact a{color:#fff}
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:56px}
.contact-list{list-style:none;padding:0;font-size:1.1rem}
.contact-list li{margin-bottom:6px}
form{background:var(--card);color:var(--ink);padding:28px;border-radius:var(--radius)}
label{display:block;font-weight:500;font-size:.9rem;margin-bottom:14px}
input,select,textarea{display:block;width:100%;margin-top:6px;padding:11px 12px;border:1px solid var(--line);border-radius:8px;font:inherit;background:var(--bg);color:var(--ink)}
input:focus,select:focus,textarea:focus,button:focus-visible,a:focus-visible,summary:focus-visible{outline:3px solid var(--accent);outline-offset:2px}
.hp{position:absolute;left:-9999px}
.fine{display:block;font-size:.78rem;color:var(--muted);margin:12px 0 0}
form .btn{width:100%}

.site-footer{background:#0F6147;color:#E6F2EA;padding:40px 0;font-size:.9rem}
.site-footer p{margin:0 0 10px}
.site-footer strong{color:#fff}

@media (max-width:860px){
  .proof-grid{grid-template-columns:repeat(2,1fr)}
  .cards{grid-template-columns:1fr}
  .about,.contact-grid{grid-template-columns:1fr;gap:32px}
  .portrait{max-width:300px}
  .menu-btn{display:block}
  .nav{display:none;position:absolute;left:0;right:0;top:100%;background:var(--bg);flex-direction:column;align-items:flex-start;padding:16px 20px 24px;border-bottom:1px solid var(--line)}
  .nav.open{display:flex}
  .topbar-inner span{display:none}
  .section{padding:56px 0}
  .hero{padding:64px 0 72px}
}

/* Calculator */
.calc-title{font-size:clamp(1.8rem,4vw,2.6rem)}
.disclaimer{margin-bottom:24px}
.panel{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:24px;margin:0 0 20px;min-width:0}
.panel legend{font-family:Fraunces,serif;font-weight:600;font-size:1.15rem;background:var(--ink);color:var(--bg);padding:8px 18px;border-radius:10px;float:left;width:100%;margin-bottom:18px}
.panel legend+*{clear:both}
.grid2,.grid3{display:grid;gap:4px 20px;grid-template-columns:repeat(2,1fr)}
.grid3{grid-template-columns:repeat(3,1fr)}
.calc-out{display:block;margin-top:6px;padding:11px 12px;border-radius:8px;background:var(--bg-alt);font-weight:600}
.calc-out.strong{font-size:1.2rem;color:var(--accent-d)}
.money,.pct{display:block;position:relative}
.money::before{content:"$";position:absolute;left:12px;top:50%;transform:translateY(-35%);color:var(--muted);pointer-events:none}
.pct::after{content:"%";position:absolute;right:34px;top:50%;transform:translateY(-35%);color:var(--muted);pointer-events:none}
.money input{padding-left:26px}
.warn{background:#fff3cd;color:#5a4400;padding:10px 14px;border-radius:8px;font-size:.9rem}
.send h2{font-size:1.4rem}
.check{display:flex;gap:10px;align-items:flex-start;font-weight:400}
.check input{width:auto;margin-top:5px}
.sticky-bar{position:sticky;bottom:0;z-index:15;display:flex;justify-content:center;gap:48px;background:var(--btn);border-top:3px solid var(--gold);color:#fff;padding:12px 20px}
.sticky-bar small{display:block;font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;opacity:.75}
.sticky-bar strong{font-size:1.25rem}
@media (max-width:860px){.grid2,.grid3{grid-template-columns:1fr}.sticky-bar{gap:24px}}

/* Guide and evaluation pages */
.page-hero{background:linear-gradient(135deg,#F1F9F4 0%,#D8EEE0 55%,#BFE3CE 100%);border-bottom:4px solid var(--gold);color:var(--ink);padding:72px 0 80px}
.page-hero .lead{max-width:640px;font-size:1.15rem;color:var(--ink-2)}
.page-hero .btn-ghost{color:var(--ink)!important;border-color:var(--ink)}
.tiles{display:grid;grid-template-columns:repeat(2,1fr);gap:22px;margin-top:28px}
.tile{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:26px}
.tile h3{margin-bottom:.35em}
.tile p{margin:0;color:var(--ink-2)}
.narrow-form{max-width:560px;margin:0 auto}
.stepper{display:flex;list-style:none;padding:0;margin:0 0 24px;gap:8px}
.stepper li{flex:1;text-align:center;font-size:.85rem;color:var(--muted);border-top:4px solid var(--line);padding-top:8px}
.stepper li.on{color:var(--ink);border-color:var(--jade);font-weight:600}
.step{border:0;padding:0;margin:0}
.step[hidden]{display:none}
.step-actions{display:flex;gap:12px;justify-content:space-between}
.footer-links{display:flex;flex-wrap:wrap;gap:6px 20px;margin-bottom:14px}
.footer-links a{color:#fff}
@media (max-width:860px){.tiles{grid-template-columns:1fr}}

/* Navigation dropdowns */
.dd{position:relative;padding:14px 0}
.dd-btn{background:none;border:0;font:inherit;font-weight:500;font-size:.95rem;color:var(--ink-2);cursor:pointer;padding:0}
.dd-btn:hover{color:var(--accent)}
.dd-btn::after{content:"";display:inline-block;width:6px;height:6px;border:solid currentColor;border-width:0 2px 2px 0;transform:rotate(45deg);margin-left:8px;position:relative;top:-3px}
.dd-menu{display:none;position:absolute;top:100%;left:-14px;min-width:240px;background:var(--card);border:1px solid var(--line);border-radius:12px;padding:6px;box-shadow:0 12px 32px rgba(0,0,0,.15)}
.dd:hover .dd-menu,.dd:focus-within .dd-menu,.dd.open .dd-menu{display:block}
.dd-menu a{display:block;padding:10px 14px;border-radius:8px}
.dd-menu a:hover{background:var(--bg-alt);color:var(--accent-d)}
@media (max-width:860px){
  .dd{padding:0;width:100%}
  .dd-btn::after{display:none}
  .dd-btn{font-weight:600;color:var(--ink);margin-bottom:6px}
  .dd-menu{display:block;position:static;border:0;box-shadow:none;background:none;padding:0 0 8px 14px;min-width:0}
  .dd-menu a{padding:6px 0}
}
.tile-link{display:block;text-decoration:none;color:inherit}
.tile-link:hover{border-color:var(--accent)}
.tile-link h3{color:var(--accent-d)}

/* Logo */
.brand img{display:block;height:46px;width:auto}
.footer-logo{display:block;height:54px;width:auto;margin:0 0 18px}
@media (max-width:860px){.brand img{height:29px}}

/* Framed portrait section */
.intro{padding:72px 0}
.intro-grid{display:grid;grid-template-columns:400px 1fr;gap:64px;align-items:center}
.frame{background:linear-gradient(135deg,#C9A227 0%,#F0DC8C 45%,#A88416 100%);padding:16px;border-radius:26px;box-shadow:0 18px 40px rgba(6,21,16,.25)}
.frame img{display:block;width:100%;height:auto;border-radius:14px;aspect-ratio:4/5;object-fit:cover}
.points{list-style:none;padding:0;margin:26px 0 28px;display:grid;gap:20px}
.points li{display:grid;grid-template-columns:44px 1fr;gap:16px}
.points svg{width:40px;height:40px;stroke:var(--jade);fill:none;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.points h3{font-family:Inter,sans-serif;font-weight:600;font-size:1.05rem;margin:0 0 2px;letter-spacing:0}
.points p{margin:0;color:var(--ink-2);font-size:.97rem}
.about-text{max-width:760px}
@media (max-width:860px){.intro-grid{grid-template-columns:1fr;gap:32px}.frame{max-width:360px;margin:0 auto}}

.site-footer .fine{color:#CFE5D8}

/* Deal specs */
.specs{list-style:none;padding:0;margin:14px 0 0;display:flex;flex-wrap:wrap;gap:8px 16px;font-size:.88rem;color:var(--ink-2)}
.specs li{display:flex;align-items:center;gap:6px}
.specs svg{width:18px;height:18px;stroke:var(--jade);fill:none;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round;flex:none}

/* Recent Work: swipe carousel on phones only */
.swipe-hint{display:none}
@media (max-width:860px){
  .deals{display:flex;grid-template-columns:none;gap:14px;overflow-x:auto;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;
    margin:0 -20px;padding:2px 20px 10px;scroll-padding-left:20px;scrollbar-width:none}
  .deals::-webkit-scrollbar{display:none}
  .deal{flex:0 0 82%;scroll-snap-align:start;padding:18px}
  .deal .price{font-size:1.35rem}
  .swipe-hint{display:block;margin:6px 0 0;font-size:.82rem;color:var(--muted);text-align:right}
  .featured{padding:18px 20px;margin-bottom:18px}
  #track-record .section-sub{margin-bottom:20px}
}

/* Legal pages */
.legal h2{font-size:1.35rem;margin-top:1.8em}
.legal h2:first-child{margin-top:0}
.legal p,.legal li{color:var(--ink-2)}
.brokerage-logo{display:block;height:64px;width:auto;margin:6px 0 14px}
.footer-row{display:flex;align-items:center;justify-content:space-between;gap:24px 40px;flex-wrap:wrap;margin:6px 0 14px}
.footer-row .footer-id p{margin:0 0 8px}
.footer-row .brokerage-logo{display:block;height:92px;width:auto;max-width:100%;margin:0}
@media (max-width:600px){.footer-row .brokerage-logo{height:72px}}
.footer-logos .footer-logo{height:40px}
.footer-row .brokerage-logo{height:64px}
@media (min-width:700px){.footer-logos{flex-wrap:nowrap}}
@media (max-width:699px){.footer-logos .footer-logo{height:36px}.footer-row .brokerage-logo{height:56px}}
@media (min-width:700px){.footer-logos{flex:0 0 auto}.footer-logos img{max-width:none;flex:0 0 auto}}
.footer-logos{display:flex;align-items:center;gap:24px 32px}
.footer-logos .footer-logo{margin:0}
.footer-logos .footer-logo+.brokerage-logo{padding-left:32px;border-left:1px solid rgba(255,255,255,.25)}
@media (max-width:699px){.footer-logos{flex-wrap:wrap}.footer-logos .footer-logo+.brokerage-logo{padding-left:0;border-left:0}}
@media (max-width:699px){
  .footer-row{flex-direction:column;align-items:flex-start;gap:0;margin:4px 0 12px}
  .footer-row .footer-logos{order:-1;flex-direction:column;align-items:flex-start;gap:18px;padding-bottom:18px;margin-bottom:18px;border-bottom:1px solid rgba(255,255,255,.2);width:100%}
  .footer-logos .footer-logo{height:32px}
  .footer-row .brokerage-logo{height:64px}
}
.tools-h{margin-top:56px}
@media (max-width:860px){.frame{max-width:280px}.intro-grid{gap:24px}.points{gap:14px;margin:18px 0 22px}.tools-h{margin-top:40px}}
@media (max-width:860px){.tools-h+.section-sub+.cards .card{padding:16px 18px}.tools-h+.section-sub+.cards .card p{display:none}.tools-h+.section-sub+.cards .card h3{margin-bottom:6px}}
.portrait-fig{margin:0}
.portrait-fig figcaption{text-align:center;margin-top:16px}
.portrait-fig figcaption strong{display:block;font-family:Fraunces,serif;font-weight:600;font-size:1.3rem;color:var(--ink)}
.portrait-fig figcaption span{display:block;margin-top:2px;font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:var(--jade)}
@media (max-width:860px){.portrait-fig{max-width:280px;margin:0 auto}.portrait-fig .frame{max-width:none}}
@media (max-width:699px){.footer-logos .footer-logo,.footer-row .brokerage-logo{height:auto;width:230px;max-width:100%}}
@media (max-width:699px){.footer-links{margin-bottom:24px}.footer-row .footer-logos{gap:22px}}
@media (max-width:360px){.brand img{height:23px}.menu-btn{padding:8px 10px}}
.contact form a,.contact .fine a{color:#117046;text-decoration:underline}
.cards .card{display:flex;flex-direction:column}
.cards .card>p{flex:1 1 auto}
h1,h2{text-wrap:balance}
.brokerage-band{background:#0B4F3A;color:#fff;border-bottom:4px solid var(--gold)}
.brokerage-band-inner{display:flex;align-items:center;justify-content:center;gap:28px;padding-top:20px;padding-bottom:20px}
.brokerage-band img{display:block;height:64px;width:auto;flex:none}
.brokerage-band p{margin:0;font-size:1.05rem;color:#E6F2EA}
.brokerage-band strong{display:block;color:#fff;font-family:Fraunces,serif;font-size:1.3rem;font-weight:600}
.brokerage-band p span{display:block;margin-top:2px;font-size:.95rem;color:#CFE5D8}
.portrait-fig figcaption em{display:block;margin-top:6px;font-style:normal;font-size:.8rem;color:var(--muted)}
@media (max-width:700px){.brokerage-band-inner{flex-direction:column;text-align:center;gap:12px}.brokerage-band img{height:56px}}
.card-links{display:flex;flex-wrap:wrap;gap:6px 22px}