:root {
  --cream: #f7f3ec;
  --paper: #fffcf7;
  --sand: #efe8dc;
  --sage: #5f7f66;
  --sage-deep: #4a6550;
  --sage-wash: #e4ede4;
  --clay: #9a4a30;
  --clay-deep: #7e3c26;
  --ink: #2b2924;
  --muted: #5e5a53;
  --line: #d9d1c4;
  --header-h: 72px;
  --max: 1120px;
  --radius: 10px;
  --font-display: "Fraunces", "Iowan Old Style", Georgia, serif;
  --font-body: "Figtree", "Segoe UI", Helvetica, Arial, sans-serif;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
  --shadow: 0 8px 22px rgba(43, 41, 36, 0.06);
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  padding-top: var(--header-h);
  background: var(--cream);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: 1.05rem;
  line-height: 1.65;
  overflow-x: hidden;
}

img {
  max-width: 100%;
  height: auto;
  display: block;
}

a {
  color: inherit;
  text-decoration: none;
}

button,
input,
textarea {
  font: inherit;
  color: inherit;
}

h1,
h2,
h3 {
  font-family: var(--font-display);
  font-weight: 600;
  line-height: 1.18;
  letter-spacing: -0.02em;
  margin: 0;
}

h1 {
  font-size: clamp(2.1rem, 6vw, 3.15rem);
}

h2 {
  font-size: clamp(1.85rem, 4vw, 2.55rem);
}

h3 {
  font-size: 1.2rem;
}

p {
  margin: 0;
}

ul,
ol {
  margin: 0;
  padding: 0;
  list-style: none;
}

.skip-link {
  position: absolute;
  left: 1rem;
  top: -4rem;
  z-index: 500;
  background: var(--sage);
  color: #fff;
  padding: 0.7rem 1rem;
  border-radius: 999px;
}

.skip-link:focus {
  top: 1rem;
}

.wrap {
  width: min(var(--max), calc(100% - 2rem));
  margin-inline: auto;
}

.eyebrow {
  display: inline-flex;
  align-items: center;
  margin: 0 0 0.85rem;
  padding: 0.35rem 0.75rem;
  border-radius: 999px;
  background: var(--sage-wash);
  color: var(--sage-deep);
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.04em;
}

.lede,
.section-intro p,
.buyer-copy > p,
.seller-copy > p,
.about-copy p,
.contact-copy > p {
  color: var(--muted);
}

.section-intro {
  max-width: 38rem;
  margin-bottom: 2rem;
}

.section-intro h2,
.buyer-copy h2,
.seller-copy h2,
.about-copy h2,
.contact-copy h2,
.guide-copy h2 {
  margin-bottom: 0.75rem;
}

/* Buttons */

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.45rem;
  min-height: 48px;
  padding: 0.8rem 1.35rem;
  border: 1.5px solid transparent;
  border-radius: 999px;
  font-size: 1rem;
  font-weight: 600;
  cursor: pointer;
  transition: background 0.3s var(--ease), color 0.3s var(--ease),
    border-color 0.3s var(--ease), transform 0.3s var(--ease);
}

.btn .arrow {
  display: inline-block;
  transition: transform 0.3s var(--ease);
}

.btn:hover .arrow,
.text-link:hover .arrow {
  transform: translateX(4px);
}

.btn-primary {
  background: var(--sage);
  color: #fff;
}

.btn-primary:hover {
  background: var(--sage-deep);
}

.btn-ghost {
  background: transparent;
  border-color: var(--line);
  color: var(--ink);
}

.btn-ghost:hover {
  border-color: var(--sage);
  color: var(--sage-deep);
}

.btn-clay {
  background: var(--clay);
  color: #fff;
}

.btn-clay:hover {
  background: var(--clay-deep);
}

.btn-nav {
  min-height: 42px;
  padding: 0.5rem 1.05rem;
  font-size: 0.95rem;
}

.btn-full {
  width: 100%;
}

.text-link {
  display: inline-flex;
  align-items: center;
  gap: 0.35rem;
  margin-top: 0.85rem;
  color: #fff;
  font-weight: 600;
}

.btn:focus-visible,
.nav-link:focus-visible,
.logo:focus-visible,
.text-link:focus-visible,
.menu-toggle:focus-visible,
.mobile-nav a:focus-visible,
input:focus-visible,
textarea:focus-visible,
.intent-pills label:focus-within {
  outline: 2px solid var(--sage);
  outline-offset: 3px;
}

/* Header */

.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 40;
  background: rgba(247, 243, 236, 0.92);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid transparent;
  transition: border-color 0.3s var(--ease), box-shadow 0.3s var(--ease);
}

.site-header.is-scrolled {
  border-bottom-color: var(--line);
  box-shadow: 0 8px 24px rgba(43, 41, 36, 0.05);
}

.header-inner {
  width: min(var(--max), calc(100% - 2rem));
  margin-inline: auto;
  min-height: var(--header-h);
  display: flex;
  align-items: center;
  gap: 1rem;
}

.logo {
  display: flex;
  align-items: center;
  gap: 0.7rem;
  color: var(--sage);
}

.logo-text {
  display: flex;
  flex-direction: column;
  line-height: 1.15;
}

.logo-name {
  font-family: var(--font-display);
  font-size: 1.12rem;
  font-weight: 600;
  color: var(--ink);
}

.logo-place {
  font-size: 0.72rem;
  color: var(--muted);
}

.nav-desktop {
  display: none;
  align-items: center;
  gap: 1.15rem;
  margin-left: auto;
}

.nav-link {
  font-size: 0.95rem;
  font-weight: 500;
  color: var(--muted);
}

.nav-link:hover,
.nav-link.is-active {
  color: var(--ink);
}

.header-inner .btn-nav {
  display: none;
  margin-left: 0.5rem;
}

.menu-toggle {
  margin-left: auto;
  width: 44px;
  height: 44px;
  border: 0;
  background: transparent;
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  gap: 5px;
  padding: 0;
}

.menu-toggle span {
  display: block;
  width: 20px;
  height: 2px;
  background: var(--ink);
  transition: transform 0.3s var(--ease), opacity 0.3s var(--ease);
}

.site-header.is-open .menu-toggle span:nth-child(1) {
  transform: translateY(7px) rotate(45deg);
}

.site-header.is-open .menu-toggle span:nth-child(2) {
  opacity: 0;
}

.site-header.is-open .menu-toggle span:nth-child(3) {
  transform: translateY(-7px) rotate(-45deg);
}

.mobile-nav {
  display: flex;
  flex-direction: column;
  gap: 0.35rem;
  padding: 0.5rem 1rem 1.25rem;
  background: var(--cream);
  border-bottom: 1px solid var(--line);
}

.mobile-nav[hidden] {
  display: none;
}

.mobile-nav a {
  padding: 0.75rem 0.4rem;
  font-weight: 600;
}

.mobile-nav .btn {
  margin-top: 0.5rem;
}

/* Hero */

.hero {
  padding: 2.4rem 0 3.25rem;
  overflow: hidden;
}

.hero-grid {
  display: grid;
  gap: 2rem;
}

.hero-portrait {
  order: -1;
}

.hero-copy .lede {
  margin: 0.9rem 0 1.65rem;
  max-width: 34rem;
  font-size: 1.1rem;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
}

.hero-note {
  margin-top: 1.15rem;
  color: var(--muted);
  font-size: 0.95rem;
}

.hero-portrait {
  margin: 0;
  position: relative;
}

.hero-portrait::before {
  content: none;
}

.portrait-frame {
  position: relative;
  z-index: 1;
  border-radius: 8px;
  overflow: hidden;
  aspect-ratio: 4 / 5;
  background: var(--sand);
  box-shadow: 0 18px 40px rgba(43, 41, 36, 0.1);
}

.portrait-frame img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 50% 18%;
}

.hero-portrait figcaption {
  position: relative;
  z-index: 1;
  display: flex;
  flex-direction: column;
  gap: 0.15rem;
  margin-top: 0.9rem;
}

.hero-portrait strong {
  font-family: var(--font-display);
  font-size: 1.15rem;
}

.hero-portrait span {
  color: var(--muted);
  font-size: 0.92rem;
}

/* Trust */

.trust {
  background: var(--sand);
  padding: 2.5rem 0;
}

.trust-inner blockquote {
  margin: 0 0 1.5rem;
}

.trust-inner blockquote p {
  font-family: var(--font-display);
  font-size: clamp(1.55rem, 4vw, 2.1rem);
  line-height: 1.25;
}

.trust-inner cite {
  display: block;
  margin-top: 0.7rem;
  font-style: normal;
  color: var(--muted);
  font-size: 0.92rem;
}

.trust-stats {
  display: grid;
  gap: 1rem;
  padding-top: 1.25rem;
  border-top: 1px solid var(--line);
}

.trust-stats dt {
  font-family: var(--font-display);
  font-size: 1.45rem;
  font-weight: 600;
  color: var(--sage-deep);
}

.trust-stats dd {
  color: var(--muted);
}

/* Buyer */

.buyer {
  background: var(--sage-wash);
  padding: 3.5rem 0;
}

.buyer-grid {
  display: grid;
  gap: 2.25rem;
}

.buyer-copy .btn {
  margin-top: 1.4rem;
}

.buyer-timeline {
  list-style: none;
  counter-reset: buy-step;
  margin: 0;
  padding: 0.15rem 0 0 1.35rem;
  border-left: 2px solid #b7cbb9;
}

.buyer-timeline .process-step {
  position: relative;
  padding: 0 0 1.35rem 1rem;
}

.buyer-timeline .process-step:last-child {
  padding-bottom: 0;
}

.step-num {
  speak: never;
}

.buyer-timeline .step-num::before {
  counter-increment: buy-step;
  content: counter(buy-step);
  position: absolute;
  left: -1.95rem;
  top: 0.05rem;
  width: 1.55rem;
  height: 1.55rem;
  border-radius: 50%;
  background: var(--sage);
  color: #fff;
  display: grid;
  place-items: center;
  font-size: 0.75rem;
  font-weight: 700;
}

.buyer-timeline h3 {
  margin-bottom: 0.2rem;
  font-size: 1.08rem;
}

.buyer-timeline p {
  color: var(--muted);
  font-size: 0.95rem;
}

/* Homes */

.homes {
  padding: 3.75rem 0 3.25rem;
}

.home-grid {
  display: grid;
  gap: 1.25rem;
}

.home-card {
  background: var(--paper);
  border-radius: 8px;
  overflow: hidden;
  box-shadow: var(--shadow);
  border: 1px solid rgba(217, 209, 196, 0.7);
}

.home-media {
  position: relative;
  overflow: hidden;
  aspect-ratio: 16 / 10;
}

.home-media::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 55%, rgba(43, 41, 36, 0.22) 100%);
  opacity: 0;
  transition: opacity 0.4s var(--ease);
}

.home-card:hover .home-media::after {
  opacity: 1;
}

.home-media img,
.hood-card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.4s var(--ease);
}

.home-card:hover .home-media img,
.hood-card:hover img {
  transform: scale(1.035);
}

.home-body {
  padding: 1.15rem 1.15rem 1.25rem;
}

.home-place {
  color: var(--sage-deep);
  font-size: 0.85rem;
  font-weight: 600;
}

.home-price {
  margin: 0.2rem 0 0.35rem;
  font-family: var(--font-display);
  font-size: 1.55rem;
  font-weight: 600;
}

.home-body h3 {
  margin-bottom: 0.7rem;
  font-size: 1.08rem;
}

.home-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 0.45rem;
  margin-bottom: 1rem;
}

.home-meta li {
  padding: 0.25rem 0.6rem;
  border-radius: 999px;
  background: var(--sage-wash);
  color: var(--sage-deep);
  font-size: 0.82rem;
  font-weight: 600;
}

/* Neighborhoods */

.neighborhoods {
  padding: 1.25rem 0 3.75rem;
  overflow: hidden;
}

.hood-mosaic {
  display: grid;
  gap: 1rem;
}

.hood-card {
  position: relative;
  min-height: 320px;
  border-radius: 8px;
  overflow: hidden;
  color: #fff;
}

.hood-card img {
  position: absolute;
  inset: 0;
  height: 100%;
}

.hood-content {
  position: relative;
  z-index: 1;
  min-height: 320px;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 1.4rem 1.25rem 1.3rem;
  background: linear-gradient(180deg, rgba(43, 41, 36, 0.12) 15%, rgba(43, 41, 36, 0.82) 100%);
}

.hood-tag {
  align-self: flex-start;
  margin-bottom: 0.45rem;
  padding: 0.25rem 0.6rem;
  border-radius: 999px;
  background: rgba(247, 243, 236, 0.18);
  font-size: 0.78rem;
  font-weight: 600;
}

.hood-content h3 {
  margin-bottom: 0.4rem;
  font-size: 1.7rem;
}

.hood-content p:not(.hood-tag) {
  max-width: 34rem;
  color: rgba(255, 255, 255, 0.9);
  font-size: 0.95rem;
}

/* Seller */

.seller {
  background: #f3e6d8;
  padding: 3.75rem 0;
}

.seller-grid {
  display: grid;
  gap: 2rem;
}

.seller-copy .btn {
  margin-top: 1.5rem;
  min-height: 52px;
  padding-inline: 1.5rem;
}

.seller-path {
  list-style: none;
  counter-reset: sell-step;
  display: grid;
  gap: 0;
}

.seller-path .process-step {
  position: relative;
  display: grid;
  gap: 0.2rem;
  padding: 0.95rem 0 0.95rem 2.6rem;
  border-bottom: 1px solid rgba(195, 107, 74, 0.22);
}

.seller-path .process-step:last-child {
  border-bottom: 0;
}

.seller-path .step-num::before {
  counter-increment: sell-step;
  content: counter(sell-step);
  position: absolute;
  left: 0;
  top: 0.95rem;
  width: 1.7rem;
  height: 1.7rem;
  border-radius: 50%;
  background: var(--clay);
  color: #fff;
  display: grid;
  place-items: center;
  font-size: 0.75rem;
  font-weight: 700;
}

.seller-path strong {
  font-family: var(--font-display);
  font-size: 1.12rem;
}

.seller-path span {
  color: var(--muted);
  font-size: 0.92rem;
}

/* About */

.about {
  padding: 3.75rem 0;
}

.about-grid {
  display: grid;
  gap: 2rem;
}

.about-portrait {
  margin: 0;
  border-radius: 8px;
  overflow: hidden;
  aspect-ratio: 4 / 5;
}

.about-portrait img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 50% 20%;
}

.about-copy p + p {
  margin-top: 1rem;
}

.about-touch {
  margin-top: 1.25rem !important;
  padding: 1rem 1.1rem;
  background: var(--sage-wash);
  border-radius: var(--radius);
  color: var(--ink) !important;
}

/* Stories */

.stories {
  padding: 0 0 4rem;
}

.story-grid {
  display: grid;
  gap: 1rem;
}

.story-card {
  margin: 0;
  padding: 1.3rem 1.2rem 1.25rem;
  background: var(--paper);
  border-radius: 8px;
  box-shadow: var(--shadow);
  border: 1px solid rgba(217, 209, 196, 0.7);
}

.story-tag {
  display: inline-block;
  margin-bottom: 0.7rem;
  color: var(--sage-deep);
  font-size: 0.8rem;
  font-weight: 700;
}

.story-card blockquote {
  margin: 0 0 1rem;
}

.story-card figcaption {
  display: flex;
  flex-direction: column;
  gap: 0.15rem;
}

.story-card span {
  color: var(--muted);
  font-size: 0.9rem;
}

/* Guide */

.guide {
  padding: 0 0 4rem;
}

.guide-card {
  display: grid;
  gap: 1.5rem;
  padding: 1.7rem 1.3rem;
  background: var(--sage-deep);
  color: #f7f3ec;
  border-radius: 10px;
}

.guide-card .eyebrow {
  background: rgba(247, 243, 236, 0.14);
  color: #e4ede4;
}

.guide-kicker {
  margin-bottom: 1rem;
  font-weight: 600;
}

.guide-copy ul {
  display: grid;
  gap: 0.45rem;
}

.guide-copy li {
  padding-left: 1.1rem;
  position: relative;
}

.guide-copy li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.55rem;
  width: 7px;
  height: 7px;
  border-radius: 50%;
  background: #c9d8cb;
}

.guide-form {
  display: grid;
  gap: 0.85rem;
  align-content: start;
}

.guide-form label,
.contact-form label {
  display: grid;
  gap: 0.35rem;
}

.guide-form span,
.contact-form span,
.contact-form legend {
  font-size: 0.88rem;
  font-weight: 600;
}

.guide-form input,
.contact-form input,
.contact-form textarea {
  width: 100%;
  min-height: 48px;
  padding: 0.7rem 0.85rem;
  border: 1.5px solid rgba(247, 243, 236, 0.2);
  border-radius: 12px;
  background: rgba(247, 243, 236, 0.08);
  color: #fff;
}

.contact-form input,
.contact-form textarea {
  background: var(--paper);
  border-color: var(--line);
  color: var(--ink);
}

/* Contact */

.contact {
  padding: 0 0 4.5rem;
}

.contact-grid {
  display: grid;
  gap: 2rem;
}

.contact-points {
  margin-top: 1.2rem;
  display: grid;
  gap: 0.45rem;
}

.contact-points li {
  padding-left: 1.1rem;
  position: relative;
  color: var(--muted);
}

.contact-points li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.6rem;
  width: 7px;
  height: 7px;
  border-radius: 50%;
  background: var(--sage);
}

.contact-form {
  display: grid;
  gap: 1rem;
  padding: 1.35rem 1.25rem 1.4rem;
  background: var(--paper);
  border-radius: 10px;
  box-shadow: var(--shadow);
  border: 1px solid rgba(217, 209, 196, 0.7);
}

.contact-form fieldset {
  border: 0;
  padding: 0;
  margin: 0;
}

.intent-pills {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  margin-top: 0.55rem;
}

.intent-pills label {
  display: inline-flex;
  align-items: center;
  min-height: 42px;
  padding: 0.4rem 0.8rem;
  border: 1.5px solid var(--line);
  border-radius: 999px;
  background: var(--cream);
  font-size: 0.92rem;
  font-weight: 600;
  cursor: pointer;
}

.intent-pills input {
  position: absolute;
  opacity: 0;
  pointer-events: none;
  width: 0;
  height: 0;
}

.intent-pills label:has(input:checked) {
  background: var(--sage-wash);
  border-color: var(--sage);
  color: var(--sage-deep);
}

.form-status {
  min-height: 1.2em;
  font-size: 0.92rem;
}

.form-status.is-error,
label.is-error input,
label.is-error textarea,
.intent-pills.is-error {
  color: #9a3b28;
}

label.is-error input,
label.is-error textarea {
  border-color: #c36b4a;
}


.contact-aside {
  margin-top: 0.9rem;
  font-family: var(--font-display);
  font-size: 1.12rem;
  color: var(--ink);
}

.form-success {
  padding: 1.1rem 1.15rem;
  border-radius: 8px;
  background: var(--sage-wash);
  color: var(--sage-deep);
  font-weight: 600;
}

.guide-card .form-success {
  background: rgba(247, 243, 236, 0.14);
  color: #f7f3ec;
  align-self: center;
}

.form-success[hidden] {
  display: none;
}

.contact-form.is-complete .form-success[hidden],
.guide-card.is-complete .form-success[hidden] {
  display: none;
}

.guide-card.is-complete .guide-form,
.contact-form.is-complete > label,
.contact-form.is-complete > fieldset,
.contact-form.is-complete > button,
.contact-form.is-complete > .form-status {
  display: none;
}

.guide-card.is-complete .form-success,
.contact-form.is-complete .form-success {
  display: block;
}

/* Footer */

.site-footer {
  background: #2b2924;
  color: #efe8dc;
  padding: 2.5rem 0 2rem;
}

.footer-inner {
  display: grid;
  gap: 1.25rem;
}

.footer-name {
  font-family: var(--font-display);
  font-size: 1.3rem;
  margin-bottom: 0.35rem;
}

.footer-disclaimer,
.footer-copy,
.site-footer p {
  color: #c4bbae;
  font-size: 0.9rem;
}

.footer-disclaimer {
  margin-top: 0.15rem;
  max-width: 28rem;
  font-size: 0.72rem;
  line-height: 1.45;
  color: #8d8478;
}

.site-footer nav {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem 1.1rem;
}

.site-footer a:hover {
  color: #fff;
}

/* Reveals */

.reveal {
  opacity: 0;
  transform: translateY(16px);
  transition: opacity 0.4s var(--ease), transform 0.4s var(--ease);
}

.reveal.is-visible {
  opacity: 1;
  transform: none;
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  .reveal,
  .home-media img,
  .hood-card img,
  .btn .arrow {
    transition: none;
  }

  .reveal {
    opacity: 1;
    transform: none;
  }
}

/* Desktop */

@media (min-width: 760px) {
  .menu-toggle,
  .mobile-nav {
    display: none;
  }

  .nav-desktop,
  .header-inner .btn-nav {
    display: flex;
  }

  .hero {
    padding: 4rem 0 4.75rem;
  }

  .hero-grid {
    grid-template-columns: 1.05fr 0.95fr;
    align-items: center;
    gap: 3rem;
  }

  .hero-portrait {
    order: 0;
  }

  .trust-stats {
    grid-template-columns: repeat(3, 1fr);
    gap: 1.5rem;
  }

  .buyer-grid,
  .seller-grid,
  .about-grid,
  .contact-grid,
  .guide-card {
    grid-template-columns: 0.95fr 1.05fr;
    align-items: start;
    gap: 3rem;
  }

  .guide-card {
    padding: 2.4rem 2.2rem;
  }

  .home-grid,
  .story-grid {
    grid-template-columns: repeat(3, 1fr);
  }

  .hood-mosaic {
    grid-template-columns: 1fr 1fr;
  }

  .hood-card,
  .hood-content {
    min-height: 380px;
  }

  .seller-path {
    grid-template-columns: 1fr 1fr;
  }
}

@media (min-width: 980px) {
  .wrap {
    width: min(var(--max), calc(100% - 3rem));
  }

  .buyer-timeline {
    padding-left: 1.5rem;
  }
}


@media (max-width: 759px) {
  .portrait-frame {
    aspect-ratio: 4 / 4.05;
    max-height: 320px;
  }

  .hero-copy h1 {
    font-size: clamp(1.95rem, 8.2vw, 2.45rem);
  }

  .hero-actions .btn,
  .buyer-copy .btn,
  .seller-copy .btn {
    width: 100%;
  }

  .home-body {
    padding: 1rem 1rem 1.1rem;
  }

  .hood-card,
  .hood-content {
    min-height: 300px;
  }

  .trust-inner blockquote p {
    font-size: 1.45rem;
  }

  .section-intro {
    margin-bottom: 1.5rem;
  }
}

.seller .seller-copy > p {
  color: #3f3b35;
}

.guide-form .btn-primary {
  background: #f7f3ec;
  color: #3d5342;
}
.guide-form .btn-primary:hover {
  background: #fff;
  color: #2b2924;
}