:root {
  --ink: #243542;
  --ink-soft: #5e696f;
  --plum: #6e374d;
  --plum-deep: #51283a;
  --sage: #e2e9e1;
  --sage-deep: #607462;
  --linen: #f6efe7;
  --paper: #fffdf9;
  --white: #ffffff;
  --gold: #c59645;
  --line: #d8ccc3;
  --shadow: 0 22px 50px rgba(49, 35, 40, 0.11);
  --radius: 28px;
  --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, 4.2vw, 54px); letter-spacing: -0.035em; }
h2 { margin-bottom: 24px; font-size: clamp(32px, 3.2vw, 40px); letter-spacing: -0.025em; }
h3 { margin-bottom: 10px; 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(--plum);
  font-size: 13px;
  font-weight: 800;
  letter-spacing: 0.16em;
  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);
  font-weight: 700;
}
.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);
  font-size: 13px;
  font-weight: 700;
  line-height: 1.35;
  text-align: center;
}

.site-header {
  position: relative;
  z-index: 20;
  border-bottom: 1px solid rgba(110, 55, 77, 0.16);
  background: rgba(255, 253, 249, 0.98);
}
.header-inner {
  min-height: 82px;
  display: grid;
  grid-template-columns: minmax(190px, 0.8fr) auto 82px;
  align-items: center;
  gap: 28px;
}
.header-label {
  margin: 0;
  color: var(--plum-deep);
  font-size: 14px;
  font-weight: 800;
  letter-spacing: 0.035em;
}
.brand { justify-self: end; width: 72px; }
.brand img { width: 100%; height: 48px; object-fit: contain; }
.main-nav { display: flex; align-items: center; justify-content: center; gap: 25px; }
.main-nav a {
  padding: 9px 0 7px;
  border-bottom: 2px solid transparent;
  font-size: 15px;
  font-weight: 700;
  text-decoration: none;
}
.main-nav a:hover, .main-nav a:focus-visible { color: var(--plum); 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; }

.residential-banner { position: relative; height: 105px; margin: 0; overflow: hidden; background: var(--sage); }
.residential-banner img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 52%; }
.photo-frame { position: relative; margin: 0; overflow: hidden; border-radius: var(--radius); background: var(--sage); 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(36, 53, 66, 0.92);
  font-size: 11px;
  font-weight: 700;
  line-height: 1.25;
}
.residential-banner figcaption { right: 16px; bottom: 9px; }

.hero { padding-top: 54px; background: linear-gradient(150deg, var(--linen) 0 64%, var(--paper) 64%); }
.hero-layout { display: grid; grid-template-columns: 0.92fr 1.08fr; align-items: center; gap: 58px; }
.hero-copy { max-width: 560px; }
.hero-lead { max-width: 540px; color: var(--ink-soft); font-size: 20px; line-height: 1.62; }
.hero-photo { height: 355px; border-radius: 76px 22px 76px 22px; }
.hero-photo img { object-position: 50% 46%; }

.button {
  min-height: 54px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 13px 22px;
  border: 2px solid transparent;
  border-radius: 12px;
  font-weight: 800;
  line-height: 1.3;
  text-align: center;
  text-decoration: none;
  cursor: pointer;
}
.button-primary { color: var(--white); background: var(--plum); }
.button-primary:hover, .button-primary:focus-visible { background: var(--plum-deep); }
.button-secondary { color: var(--white); background: var(--ink); }
.button-secondary:hover, .button-secondary:focus-visible { background: var(--plum-deep); }

.intent-ribbon {
  display: grid;
  grid-template-columns: 1.25fr 1fr 0.88fr;
  margin-top: 48px;
  border: 1px solid var(--line);
  border-radius: 18px;
  overflow: hidden;
  background: rgba(255, 255, 255, 0.87);
  box-shadow: 0 15px 36px rgba(60, 43, 47, 0.07);
}
.intent-link { min-height: 110px; display: flex; flex-direction: column; justify-content: center; gap: 5px; padding: 20px 25px; text-decoration: none; }
.intent-link + .intent-link { border-left: 1px solid var(--line); }
.intent-link span { color: var(--plum); font-size: 12px; font-weight: 800; letter-spacing: 0.12em; text-transform: uppercase; }
.intent-link strong { font-size: 19px; line-height: 1.35; }
.intent-link:hover, .intent-link:focus-visible { background: var(--sage); }
.intent-primary { color: var(--white); background: var(--plum); }
.intent-primary span { color: #f6dfbd; }
.intent-primary:hover, .intent-primary:focus-visible { background: var(--plum-deep); }

.life-section { background: var(--paper); }
.life-layout { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: 84px; align-items: start; }
.life-copy { max-width: 650px; color: var(--ink-soft); font-size: 19px; }
.situation-line { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 38px; border-top: 4px solid var(--gold); border-bottom: 1px solid var(--line); }
.situation-line article { padding: 27px 30px 30px 0; }
.situation-line article + article { padding-left: 30px; border-left: 1px solid var(--line); }
.situation-line p { margin: 0; color: var(--ink-soft); }

.owner-section { background: var(--sage); }
.owner-layout { display: grid; grid-template-columns: 1.06fr 0.94fr; align-items: center; gap: 68px; }
.owner-photo { height: 430px; border-radius: 22px 76px 22px 76px; }
.owner-photo img { object-position: 50% 50%; }
.owner-copy p:not(.eyebrow) { color: #4f6060; }
.text-link { display: inline-flex; gap: 10px; align-items: center; padding-bottom: 2px; border-bottom: 2px solid var(--plum); color: var(--plum-deep); font-weight: 800; text-decoration: none; }
.text-link:hover, .text-link:focus-visible { color: var(--ink); border-color: var(--gold); }

.property-section { padding: 72px 0; color: var(--white); background: var(--plum-deep); }
.property-section .eyebrow { color: #f0c981; }
.property-layout { display: grid; grid-template-columns: 0.8fr 1.2fr; gap: 72px; align-items: start; }
.property-list { margin: 0; }
.property-list div { display: grid; grid-template-columns: 190px 1fr; gap: 25px; padding: 19px 0; border-top: 1px solid rgba(255, 255, 255, 0.25); }
.property-list div:last-child { border-bottom: 1px solid rgba(255, 255, 255, 0.25); }
.property-list dt { font-weight: 800; }
.property-list dd { color: #f3e9ed; }

.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: 420px; border-radius: 76px 22px 76px 22px; }
.buyer-photo img { object-position: 50% 52%; }

.trust-section { padding: 58px 0; background: var(--linen); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.trust-layout { display: grid; grid-template-columns: 0.85fr 1.15fr; align-items: center; gap: 55px; }
.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: 96px; display: flex; flex-direction: column; justify-content: center; padding: 10px 22px; border-left: 1px solid var(--line); }
.trust-facts dt { color: var(--plum); font-size: 13px; font-weight: 800; }
.trust-facts dd { margin: 4px 0 0; font-size: 19px; font-weight: 800; line-height: 1.35; }

.form-section { padding-block: 82px; background: var(--linen); }
.form-shell { width: min(calc(100% - 48px), 960px); }
.contact-form { padding: 48px; border-top: 6px solid var(--gold); border-radius: 18px 18px 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: 11px; color: var(--ink); background: var(--linen); font-weight: 750; line-height: 1.35; }
.intent-options input:checked + span { color: var(--white); border-color: var(--plum); background: var(--plum); }
.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 #b8b7b4; border-radius: 10px; 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(--plum); outline: 3px solid rgba(197, 150, 69, 0.35); outline-offset: 1px; }
.field [aria-invalid="true"] { border-color: #a12838; }
.field-error { min-height: 0; color: #8b1f31; font-size: 15px; font-weight: 700; }
.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(--plum-deep); font-weight: 800; 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(--plum); }
.consent a { color: var(--plum-deep); font-weight: 800; }
.consent-error { display: block; margin: 0 0 18px 36px; }
.submit-button { border: 0; }
.form-status { min-height: 1.4em; margin: 14px 0 0; color: #2f6840; 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 18px 18px; color: var(--white); background: var(--ink); box-shadow: var(--shadow); }
.personal-contact .contact-kicker { color: #f0c981; }
.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: #f0c981; font-size: 13px; letter-spacing: 0.08em; text-transform: uppercase; }

.site-footer { padding: 27px 0; color: var(--white); background: #182630; 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: 1024px) {
  .shell { width: min(calc(100% - 40px), var(--shell)); }
  .header-inner { grid-template-columns: minmax(150px, 1fr) auto 72px; gap: 18px; }
  .main-nav { gap: 16px; }
  .main-nav a { font-size: 14px; }
  .hero-layout, .owner-layout, .buyer-layout { gap: 42px; }
  .hero-photo { height: 330px; }
  .life-layout { gap: 50px; }
  .property-layout { gap: 44px; }
  .property-list div { grid-template-columns: 155px 1fr; }
}

@media (max-width: 860px) {
  .header-inner { position: relative; grid-template-columns: 1fr auto 70px; }
  .menu-button { display: inline-flex; justify-self: end; }
  .main-nav {
    position: absolute;
    top: calc(100% - 2px);
    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: 10px; background: var(--white); }
  .hero-layout, .owner-layout, .buyer-layout, .life-layout, .property-layout, .trust-layout { grid-template-columns: 1fr; }
  .hero-copy { max-width: 680px; }
  .hero-photo { height: 320px; }
  .intent-ribbon { grid-template-columns: 1.15fr 1fr 0.9fr; }
  .intent-link { min-height: 105px; padding: 18px; }
  .life-layout { 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: 18px; }
  .trust-layout { gap: 22px; }
}

@media (max-width: 640px) {
  body { font-size: 17px; }
  .shell, .form-shell { width: min(calc(100% - 28px), var(--shell)); }
  .section { padding: 58px 0; }
  h1 { font-size: clamp(34px, 10.1vw, 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: 74px; grid-template-columns: 1fr auto 60px; gap: 10px; }
  .header-label { font-size: 12px; line-height: 1.25; }
  .brand { width: 58px; }
  .brand img { height: 42px; }
  .menu-button { min-width: 80px; padding-inline: 10px; }
  .main-nav { grid-template-columns: 1fr; }
  .residential-banner { height: 82px; }
  .residential-banner img { object-position: 48% 50%; }
  .hero { padding-top: 44px; background: var(--linen); }
  .hero-layout { gap: 34px; }
  .hero-lead { font-size: 18px; }
  .hero-photo, .owner-photo, .buyer-photo { height: 230px; border-radius: 36px 14px 36px 14px; }
  .hero-photo img { object-position: 45% 50%; }
  .owner-photo img { object-position: 50% 48%; }
  .buyer-photo img { object-position: 50% 50%; }
  .intent-ribbon { grid-template-columns: 1fr; margin-top: 34px; border-radius: 14px; }
  .intent-link { min-height: 82px; padding: 16px 18px; }
  .intent-link + .intent-link { border-top: 1px solid var(--line); border-left: 0; }
  .situation-line { grid-template-columns: 1fr; }
  .situation-line article, .situation-line article + article { padding: 22px 0; border-left: 0; }
  .situation-line article + article { border-top: 1px solid var(--line); }
  .owner-layout, .buyer-layout { gap: 30px; }
  .property-section { padding: 58px 0; }
  .property-list div { grid-template-columns: 1fr; gap: 4px; padding: 19px 0; }
  .trust-facts { grid-template-columns: 1fr; }
  .trust-facts div { min-height: auto; padding: 15px 0; border-top: 1px solid var(--line); 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: 390px) {
  .header-label { max-width: 122px; }
  .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: 1fr auto 60px; }
  h1 { font-size: 34px; }
  .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; }
}