:root {
  --navy: #13203b;
  --navy-deep: #0d1730;
  --gold: #b98b5c;
  --gold-soft: #d7b48c;
  --gold-ink: #8a6236;
  --ivory: #f8f5f0;
  --sand: #efe9e0;
  --ink: #1a2237;
  --text: #4a5063;
  --line: #e2d8ca;
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "Jost", "Helvetica Neue", Arial, sans-serif;
}
* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body { font-family: var(--sans); font-weight: 300; color: var(--text); background: var(--ivory); line-height: 1.75; font-size: 17px; -webkit-font-smoothing: antialiased; }
img { max-width: 100%; display: block; }
a { color: inherit; }
.wrap { width: min(1200px, 90%); margin: 0 auto; }
.narrow { max-width: 860px; }
.hidden { display: none; }
section[id] { scroll-margin-top: 70px; }

h1, h2, h3 { font-family: var(--serif); font-weight: 500; color: var(--ink); line-height: 1.1; }
h2 { font-size: clamp(2.2rem, 4.2vw, 3.4rem); margin-bottom: 26px; }
.eyebrow { font-size: .72rem; letter-spacing: .32em; text-transform: uppercase; color: var(--gold-ink); font-weight: 500; margin-bottom: 18px; display: flex; align-items: center; gap: 14px; }
.eyebrow::before { content: ""; width: 34px; height: 1px; background: var(--gold); }
.eyebrow.light { color: var(--gold-soft); }
.eyebrow.light::before { background: var(--gold-soft); }

/* Buttons */
.btn { display: inline-block; text-decoration: none; padding: 16px 34px; font-family: var(--sans); font-size: .75rem; font-weight: 500; letter-spacing: .22em; text-transform: uppercase; border: 1px solid transparent; cursor: pointer; transition: all .25s ease; }
.btn-gold { background: var(--gold); color: #fff; }
.btn-gold:hover { background: #a97c4f; }
.btn-ghost { border-color: rgba(255,255,255,.6); color: #fff; }
.btn-ghost:hover { background: #fff; color: var(--navy); }
.btn-navy { background: var(--navy); color: #fff; }
.btn-navy:hover { background: var(--gold); }
.link-arrow { display: inline-block; margin-top: 30px; text-decoration: none; color: var(--ink); font-size: .78rem; letter-spacing: .22em; text-transform: uppercase; font-weight: 500; border-bottom: 1px solid var(--gold); padding-bottom: 6px; }
.link-arrow::after { content: " →"; color: var(--gold-ink); }

/* Header */
.site-header { position: fixed; inset: 0 0 auto 0; z-index: 50; transition: background .3s, box-shadow .3s; }
.site-header.scrolled, .site-header.menu-open { background: rgba(248, 245, 240, .97); box-shadow: 0 1px 0 var(--line); }
.nav { display: flex; align-items: center; justify-content: space-between; height: 84px; width: min(1320px, 92%); margin: 0 auto; transition: height .3s; }
.scrolled .nav { height: 68px; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; }
.brand img { filter: brightness(0) invert(1); transition: filter .3s; }
.scrolled .brand img, .menu-open .brand img { filter: none; }
.brand-text { font-family: var(--sans); font-weight: 400; color: #fff; text-transform: uppercase; letter-spacing: .28em; font-size: .92rem; line-height: 1.25; display: flex; flex-direction: column; transition: color .3s; }
.brand-text small { font-size: .58rem; letter-spacing: .34em; color: var(--gold-soft); }
.scrolled .brand-text, .menu-open .brand-text { color: var(--ink); }
.scrolled .brand-text small, .menu-open .brand-text small { color: var(--gold-ink); }
.links { display: flex; align-items: center; gap: 36px; }
.links a { text-decoration: none; color: #fff; font-size: .74rem; letter-spacing: .22em; text-transform: uppercase; font-weight: 400; transition: color .3s; }
.scrolled .links a { color: var(--ink); }
.links a:hover { color: var(--gold-soft); }
.nav-cta { border: 1px solid rgba(255,255,255,.6); padding: 10px 20px; }
.scrolled .nav-cta { border-color: var(--gold); }
.menu-btn { display: none; background: none; border: 0; width: 30px; height: 20px; position: relative; cursor: pointer; }
.menu-btn span { position: absolute; left: 0; right: 0; height: 1.5px; background: #fff; transition: .3s; }
.menu-btn span:first-child { top: 4px; } .menu-btn span:last-child { bottom: 4px; }
.scrolled .menu-btn span, .menu-open .menu-btn span { background: var(--ink); }
.menu-open .menu-btn span:first-child { top: 9px; transform: rotate(45deg); }
.menu-open .menu-btn span:last-child { bottom: 9px; transform: rotate(-45deg); }

/* Hero */
.hero { position: relative; min-height: 100vh; min-height: 100svh; display: flex; align-items: center; color: #fff; overflow: hidden; }
.hero-bg { position: absolute; inset: 0; background: url('images/kitchen.jpg') center / cover no-repeat; transform: scale(1.04); }
.hero::before { content: ""; position: absolute; inset: 0; z-index: 1; background: linear-gradient(90deg, rgba(13,23,48,.88) 0%, rgba(13,23,48,.62) 45%, rgba(13,23,48,.25) 100%); }
.hero-content { position: relative; z-index: 2; width: min(1200px, 90%); margin: 0 auto; padding-top: 60px; }
.kicker { font-size: .74rem; letter-spacing: .3em; text-transform: uppercase; color: var(--gold-soft); margin-bottom: 22px; }
.hero h1 { color: #fff; font-size: clamp(3.4rem, 10vw, 8rem); font-weight: 400; letter-spacing: .02em; line-height: .95; }
.hero-line { font-family: var(--serif); font-style: italic; font-size: clamp(1.4rem, 2.6vw, 2rem); color: #eee6da; margin: 22px 0 44px; }
.hero-cta { display: flex; gap: 16px; flex-wrap: wrap; }
.hero-note { position: absolute; z-index: 2; bottom: 34px; right: 5%; font-size: .7rem; letter-spacing: .3em; text-transform: uppercase; color: rgba(255,255,255,.75); }

/* Intro */
.intro { padding: 120px 0 40px; text-align: center; }
.lead-serif { font-family: var(--serif); font-size: clamp(1.6rem, 3vw, 2.35rem); line-height: 1.4; color: var(--ink); font-weight: 400; }

/* About */
.about { padding: 80px 0 130px; }
.about-grid { display: grid; grid-template-columns: 5fr 6fr; gap: 90px; align-items: center; }
.about-photo { position: relative; z-index: 0; }
.about-photo::before { content: ""; position: absolute; inset: 28px -28px -28px 28px; border: 1px solid var(--gold); z-index: -1; }
.about-photo img { width: 100%; height: auto; aspect-ratio: 4 / 5; object-fit: cover; object-position: center 12%; }
.about-text p + p { margin-top: 16px; }
.values { list-style: none; margin-top: 34px; border-top: 1px solid var(--line); }
.values li { padding: 16px 0; border-bottom: 1px solid var(--line); font-size: .97rem; }
.values strong { font-weight: 500; color: var(--ink); }

/* Services */
.services { background: var(--sand); padding: 120px 0; }
.section-head { max-width: 640px; margin-bottom: 56px; }
.service-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
.service { position: relative; display: block; text-decoration: none; overflow: hidden; aspect-ratio: 3 / 4; color: #fff; }
.service img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform .8s ease; }
.service::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(13,23,48,0) 20%, rgba(13,23,48,.55) 50%, rgba(13,23,48,.94) 100%); }
.service:hover img { transform: scale(1.06); }
.service-body { position: absolute; z-index: 2; left: 0; right: 0; bottom: 0; padding: 28px; }
.service .num { font-family: var(--serif); color: var(--gold-soft); font-size: 1.1rem; }
.service h3 { color: #fff; font-size: 1.75rem; margin: 6px 0 10px; }
.service p { font-size: .95rem; color: #e6dfd4; }

/* Off-market feature */
.feature { position: relative; padding: 140px 0; color: #e7e1d7; overflow: hidden; }
.feature-bg { position: absolute; inset: 0; background-size: cover; background-position: center; }
.feature::before { content: ""; position: absolute; inset: 0; z-index: 1; background: rgba(13, 23, 48, .9); }
.feature-inner { position: relative; z-index: 2; }
.feature-head { max-width: 680px; }
.feature h2 { color: #fff; }
.feature-head > p:last-child { font-family: var(--serif); font-style: italic; font-size: 1.6rem; color: var(--gold-soft); }
.process { list-style: none; display: grid; grid-template-columns: repeat(4, 1fr); margin: 70px 0 60px; border-top: 1px solid rgba(215,180,140,.35); }
.process li { padding: 34px 28px 0 0; }
.process li + li { padding-left: 28px; border-left: 1px solid rgba(215,180,140,.2); }
.process span { font-family: var(--serif); font-size: 2.6rem; color: var(--gold-soft); line-height: 1; }
.process h3 { color: #fff; font-size: 1.45rem; margin: 14px 0 10px; }
.process p { font-size: .93rem; color: #c9c2b6; }

/* Track record */
.results { padding: 130px 0; }
.results-head { display: grid; grid-template-columns: 1fr 1fr; gap: 60px; align-items: end; margin-bottom: 50px; }
.results-head h2 { margin-bottom: 0; }
.results-note { font-size: 1rem; }
.stats { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.stats div { padding: 34px 24px 30px; }
.stats div + div { border-left: 1px solid var(--line); }
.stats div:first-child { padding-left: 0; }
.stats dt { font-family: var(--serif); font-size: clamp(2.2rem, 3.6vw, 3.2rem); color: var(--ink); line-height: 1.05; white-space: nowrap; }
.stats dd { font-size: .72rem; letter-spacing: .22em; text-transform: uppercase; color: var(--gold-ink); margin-top: 6px; }
.results-grid { display: grid; grid-template-columns: 7fr 5fr; gap: 80px; margin-top: 70px; }
.sub { font-size: 1.7rem; margin-bottom: 14px; }
.sold { list-style: none; }
.sold li { display: grid; grid-template-columns: 1fr auto auto; gap: 24px; align-items: baseline; padding: 16px 0; border-bottom: 1px solid var(--line); }
.sold .addr { color: var(--ink); font-weight: 400; }
.sold .meta { font-size: .72rem; letter-spacing: .16em; text-transform: uppercase; color: var(--gold-ink); }
.sold .price { font-family: var(--serif); font-size: 1.35rem; color: var(--ink); min-width: 96px; text-align: right; }
.areas { list-style: none; display: flex; flex-wrap: wrap; gap: 10px; }
.areas li { border: 1px solid var(--gold); padding: 8px 18px; font-size: .9rem; color: var(--ink); }
.source { margin-top: 40px; font-size: .8rem; color: #8a8579; }
.source a { color: var(--gold-ink); }

/* Reviews */
.reviews { background: var(--sand); padding: 120px 0; }
.reviews-head { display: flex; justify-content: space-between; align-items: flex-end; gap: 40px; margin-bottom: 50px; flex-wrap: wrap; }
.reviews-head h2 { margin-bottom: 0; }
.rating { display: flex; align-items: center; gap: 18px; }
.rating-num { font-family: var(--serif); font-size: 4rem; color: var(--ink); line-height: 1; }
.rating p { font-size: .72rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-ink); margin-top: 4px; }
.stars { color: var(--gold); letter-spacing: .18em; font-size: 1.1rem; }
.review-slider { max-width: 860px; margin: 0 auto; }
.slides { display: grid; }
.review { grid-area: 1 / 1; background: #fff; border: 1px solid var(--line); padding: 56px 64px 44px; margin: 0; position: relative; text-align: center; display: flex; flex-direction: column; justify-content: center; opacity: 0; visibility: hidden; transform: translateX(24px); transition: opacity .7s ease, transform .7s ease, visibility .7s; }
.review.active { opacity: 1; visibility: visible; transform: none; }
.review::before { content: "“"; position: absolute; top: 10px; left: 50%; transform: translateX(-50%); font-family: var(--serif); font-size: 7rem; color: rgba(185,139,92,.16); line-height: 1; }
.review blockquote { font-family: var(--serif); font-size: clamp(1.3rem, 2.2vw, 1.75rem); line-height: 1.45; color: var(--ink); margin: 22px auto 30px; max-width: 700px; }
.review figcaption { display: grid; gap: 2px; justify-items: center; }
.review figcaption strong { font-weight: 500; color: var(--ink); letter-spacing: .04em; }
.review figcaption span { font-size: .74rem; letter-spacing: .18em; text-transform: uppercase; color: var(--gold-ink); }
.slider-controls { display: flex; align-items: center; justify-content: center; gap: 22px; margin-top: 28px; }
.slide-btn { width: 46px; height: 46px; border-radius: 50%; border: 1px solid var(--gold); background: transparent; color: var(--ink); font-size: 1.1rem; cursor: pointer; transition: .2s; }
.slide-btn:hover { background: var(--gold); color: #fff; }
.dots { display: flex; gap: 0; }
.dot { width: 24px; height: 24px; border: 0; padding: 0; background: transparent; cursor: pointer; display: grid; place-items: center; }
.dot::after { content: ""; width: 9px; height: 9px; border-radius: 50%; background: #d4c6b2; transition: .3s; }
.dot.active { width: 36px; }
.dot.active::after { background: var(--gold); width: 26px; border-radius: 6px; }
@media (max-width: 560px) { .review { padding: 46px 24px 34px; } }
@media (prefers-reduced-motion: reduce) { .review { transition: none; transform: none; } }
.reviews-cta { text-align: center; margin-top: 36px; }
.review figcaption { border-top: 1px solid var(--line); padding-top: 18px; display: grid; gap: 2px; }
.review figcaption strong { font-weight: 500; color: var(--ink); }
.review figcaption span { font-size: .78rem; letter-spacing: .08em; color: #8a8579; }

/* Search band */
.search-band { background: var(--navy); padding: 90px 0; color: #d9d2c6; }
.search-inner { display: flex; justify-content: space-between; align-items: center; gap: 50px; }
.search-band h2 { color: #fff; margin-bottom: 12px; }
.search-band .btn { flex-shrink: 0; }
.hero-phone { margin-top: 22px; font-size: .9rem; color: rgba(255,255,255,.75); letter-spacing: .04em; }
.hero-phone a { color: #fff; text-decoration: none; border-bottom: 1px solid var(--gold-soft); }

/* Buyer guide */
.guide { background: var(--sand); padding: 130px 0; }
.guide-grid { display: grid; grid-template-columns: 5fr 7fr; gap: 90px; align-items: start; }
.guide-head { position: sticky; top: 110px; }
.guide-head .btn { margin-top: 32px; }
.acc-title { font-size: 1.7rem; margin: 0 0 10px; }
.acc-title:not(:first-child) { margin-top: 54px; }
details { border-bottom: 1px solid #d8ccbb; }
summary { list-style: none; cursor: pointer; padding: 20px 40px 20px 0; position: relative; color: var(--ink); font-size: 1.05rem; font-weight: 400; display: flex; align-items: center; gap: 16px; }
summary::-webkit-details-marker { display: none; }
summary::after { content: "+"; position: absolute; right: 4px; font-size: 1.5rem; font-weight: 300; color: var(--gold-ink); transition: transform .3s; }
details[open] summary::after { transform: rotate(45deg); }
details p { padding: 0 40px 22px 0; font-size: .97rem; }
.step-n { font-family: var(--serif); color: var(--gold-ink); font-size: 1.3rem; width: 18px; }
details:has(.step-n) p { padding-left: 34px; }

.guide.seller { background: var(--ivory); }

/* Moving */
.moving { padding: 130px 0; }
.moving-grid { display: grid; grid-template-columns: 7fr 5fr; gap: 80px; align-items: center; }
.moving-photo img { width: 100%; aspect-ratio: 16 / 10; object-fit: cover; }
.checks { list-style: none; margin-top: 28px; }
.checks li { position: relative; padding: 12px 0 12px 30px; border-bottom: 1px solid var(--line); }
.checks li::before { content: ""; position: absolute; left: 2px; top: 22px; width: 8px; height: 8px; background: var(--gold); transform: rotate(45deg); }

/* Contact */
.contact { background: var(--navy); color: #d9d2c6; padding: 130px 0; }
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 90px; align-items: start; }
.contact h2 { color: #fff; }
.contact-big { font-family: var(--serif); font-size: 2.6rem; margin-top: 34px; }
.contact-big a, .contact-mail { text-decoration: none; color: #fff; }
.contact-mail { border-bottom: 1px solid var(--gold); }
.contact-big a:hover, .contact-mail:hover { color: var(--gold-soft); }
.form { display: grid; gap: 22px; }
.two { display: grid; grid-template-columns: 1fr 1fr; gap: 22px; }
.form label { display: grid; gap: 8px; font-size: .7rem; letter-spacing: .22em; text-transform: uppercase; color: var(--gold-soft); font-weight: 400; }
.form input, .form select, .form textarea { font: inherit; font-size: 1rem; letter-spacing: 0; text-transform: none; color: #fff; background: transparent; border: 0; border-bottom: 1px solid rgba(255,255,255,.3); padding: 10px 0; border-radius: 0; }
.form select option { color: var(--ink); }
.form input:focus, .form select:focus, .form textarea:focus { outline: none; border-bottom-color: var(--gold-soft); }
.form .btn { justify-self: start; margin-top: 10px; }

/* Guided lead form */
.wizard { background: rgba(255,255,255,.04); border: 1px solid rgba(215,180,140,.3); padding: 40px; gap: 0; }
.progress { height: 3px; background: rgba(255,255,255,.12); }
.progress span { display: block; height: 100%; width: 33%; background: var(--gold-soft); transition: width .4s ease; }
.step-count { font-size: .7rem; letter-spacing: .22em; text-transform: uppercase; color: #a9a397; margin: 14px 0 26px; }
.step-count b { color: var(--gold-soft); font-weight: 500; }
.step { display: none; border: 0; min-width: 0; margin: 0; padding: 0; }
.step > * + * { margin-top: 20px; }
.step.active { display: block; animation: slideIn .45s cubic-bezier(.2,.7,.2,1); }
.going-back .step.active { animation-name: slideBack; }
@keyframes slideIn { from { opacity: 0; transform: translateX(36px); } to { opacity: 1; transform: none; } }
@keyframes slideBack { from { opacity: 0; transform: translateX(-36px); } to { opacity: 1; transform: none; } }
.wizard { overflow: hidden; }
.wizard button[disabled] { opacity: .35; cursor: not-allowed; }
.wizard button[type=submit][disabled] { opacity: .7; cursor: wait; }
.sent { text-align: center; padding: 30px 0 10px; }
.sent .check svg { margin: 0 auto; }
.sent p { margin-left: auto; margin-right: auto; }
.sent h3 { color: #fff; font-size: 2.2rem; }
.sent p { max-width: 380px; }
.sent a { color: var(--gold-soft); }
.check svg { width: 76px; height: 76px; fill: none; stroke: var(--gold-soft); stroke-width: 2; stroke-linecap: round; stroke-linejoin: round; }
.check circle { stroke-dasharray: 151; stroke-dashoffset: 151; animation: draw .7s ease forwards; }
.check path { stroke-dasharray: 40; stroke-dashoffset: 40; animation: draw .4s .6s ease forwards; }
@keyframes draw { to { stroke-dashoffset: 0; } }
@media (prefers-reduced-motion: reduce) { .step.active, .check circle, .check path { animation: none; stroke-dashoffset: 0; } }
.step legend { display: block; float: left; width: 100%; padding: 0; font-family: var(--serif); font-size: 2rem; color: #fff; margin-bottom: 22px; line-height: 1.1; }
.step legend + * { clear: both; margin-top: 0; }
.choices { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.choice { cursor: pointer; text-transform: none !important; letter-spacing: 0 !important; }
.choice input, .pill input { position: absolute; opacity: 0; pointer-events: none; }
.choice span { display: block; border: 1px solid rgba(255,255,255,.22); padding: 20px 20px 18px; transition: .2s; height: 100%; }
.choice strong { display: block; font-family: var(--serif); font-weight: 500; font-size: 1.35rem; color: #fff; }
.choice small { display: block; color: #b9b2a6; font-size: .85rem; margin-top: 4px; }
.choice:hover span { border-color: var(--gold-soft); }
.choice span { position: relative; }
.choice input:checked + span { border-color: var(--gold); background: rgba(185,139,92,.22); box-shadow: inset 0 0 0 1px var(--gold); }
.choice input:checked + span::after { content: "✓"; position: absolute; top: 12px; right: 14px; width: 24px; height: 24px; border-radius: 50%; background: var(--gold); color: #fff; font-size: .8rem; display: grid; place-items: center; }
.choice input:focus-visible + span, .pill input:focus-visible + span { outline: 2px solid var(--gold-soft); outline-offset: 2px; }
.q { font-size: .7rem; letter-spacing: .22em; text-transform: uppercase; color: var(--gold-soft); margin: 6px 0 10px; }
.pills { display: flex; flex-wrap: wrap; gap: 8px; }
.pill { cursor: pointer; text-transform: none !important; letter-spacing: 0 !important; display: block !important; }
.pill span { display: inline-block; border: 1px solid rgba(255,255,255,.25); padding: 8px 16px; font-size: .9rem; color: #e6e0d6; transition: .2s; }
.pill:hover span { border-color: var(--gold-soft); }
.pill input:checked + span { background: var(--gold); border-color: var(--gold); color: #fff; }
.buy-fields, .sell-fields { display: grid; gap: 20px; }
.buy-fields[hidden], .sell-fields[hidden] { display: none; }
.form label.full { display: grid; }
.form select { cursor: pointer; }
.form input::placeholder, .form textarea::placeholder { color: rgba(255,255,255,.35); }
.nav-btns { display: flex; justify-content: space-between; align-items: center; margin-top: 12px; }
.btn-back { background: none; border: 0; color: #b9b2a6; font-family: var(--sans); font-size: .75rem; letter-spacing: .2em; text-transform: uppercase; cursor: pointer; }
.btn-back:hover { color: #fff; }
.error { color: #f0b39a; font-size: .9rem; min-height: 0; }
.error:empty { display: none; }
.error .why { color: #8f897e; font-size: .78rem; }
.fine { font-size: .8rem; color: #8f897e; }
@media (max-width: 560px) {
  .wizard { padding: 26px 20px; }
  .choices { grid-template-columns: 1fr; }
  .step legend { font-size: 1.7rem; }
}

/* Footer */
.site-footer { background: var(--navy-deep); color: #a9a397; padding: 60px 0 36px; font-size: .88rem; }
.footer-inner { display: flex; justify-content: space-between; align-items: center; gap: 30px; flex-wrap: wrap; }
.footer-brand { display: flex; align-items: center; gap: 14px; }
.footer-brand img { filter: brightness(0) invert(1); opacity: .9; }
.brand-text.light { color: #fff; }
.footer-links { display: flex; gap: 32px; }
.footer-links a { text-decoration: none; }
.footer-links a:hover { color: var(--gold-soft); }
.legal { margin-top: 40px; padding-top: 22px; border-top: 1px solid rgba(255,255,255,.08); display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap; font-size: .76rem; color: #8a8579; }

/* Thank-you page */
.thanks { min-height: 80vh; display: grid; place-items: center; text-align: center; padding: 120px 0; }
.thanks .btn { margin-top: 30px; }

/* Language switch */
.links .lang { border: 1px solid currentColor; padding: 4px 9px; font-size: .68rem; letter-spacing: .14em; opacity: .85; }
.links .lang:hover { opacity: 1; }

/* Mortgage calculator */
.calculator { background: var(--ivory); padding: 120px 0; }
.calc-grid { display: grid; grid-template-columns: 7fr 5fr; gap: 70px; align-items: start; }
.calc-inputs { display: grid; gap: 22px; }
.calc-inputs h2 { margin-bottom: 4px; }
.calc-inputs .two { display: grid; grid-template-columns: 1fr 1fr; gap: 22px; }
.calc-inputs .two.three { grid-template-columns: 1fr 1fr 1fr; }
.calc-inputs label { display: grid; gap: 8px; font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-ink); font-weight: 500; }
.calc-inputs input, .calc-inputs select { font: inherit; font-size: 1.1rem; font-weight: 400; letter-spacing: 0; text-transform: none; color: var(--ink); background: transparent; border: 0; border-bottom: 1px solid #cbbfae; padding: 8px 0; border-radius: 0; }
.calc-inputs input:focus, .calc-inputs select:focus { outline: none; border-bottom-color: var(--gold); }
.calc-note { font-size: .82rem; color: #8a8579; }
.calc-result { background: var(--navy); color: #d9d2c6; padding: 44px 40px; position: sticky; top: 100px; }
.calc-label { font-size: .72rem; letter-spacing: .24em; text-transform: uppercase; color: var(--gold-soft); }
.calc-total { font-family: var(--serif); font-size: clamp(3rem, 6vw, 4.4rem); color: #fff; line-height: 1.05; margin: 6px 0 22px; }
.calc-bar { display: flex; height: 8px; background: rgba(255,255,255,.08); margin-bottom: 22px; overflow: hidden; }
.calc-bar span { display: block; height: 100%; transition: width .4s ease; }
.c1 { background: var(--gold); } .c2 { background: #8fa3c8; } .c3 { background: #e6dccd; } .c4 { background: #5c6b8a; }
.calc-lines { display: grid; gap: 10px; padding-bottom: 18px; margin-bottom: 18px; border-bottom: 1px solid rgba(255,255,255,.12); }
.calc-lines div { display: flex; justify-content: space-between; gap: 16px; }
.calc-lines dt { display: flex; align-items: center; gap: 10px; }
.calc-lines dt i { width: 10px; height: 10px; display: inline-block; }
.calc-lines dd { color: #fff; }
.calc-lines.small { font-size: .9rem; border-bottom: 0; margin-bottom: 8px; }
.calc-result .btn { width: 100%; text-align: center; }

/* Areas */
.areas-sec { background: var(--sand); padding: 120px 0; }
.area-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.area-card { display: flex; flex-direction: column; gap: 6px; padding: 30px 30px 28px; background: #fff; border: 1px solid var(--line); text-decoration: none; transition: .25s; position: relative; }
.area-card span { font-family: var(--serif); font-size: 1.7rem; color: var(--ink); }
.area-card small { font-size: .85rem; color: #8a8579; }
.area-card::after { content: "→"; position: absolute; right: 26px; top: 50%; transform: translateY(-50%); color: var(--gold-ink); transition: .25s; }
.area-card:hover { border-color: var(--gold); transform: translateY(-2px); }
.area-card:hover::after { right: 20px; }

/* Subpages (area pages, privacy) */
.page-hero { background: var(--navy); color: #d9d2c6; padding: 170px 0 90px; }
.page-hero h1 { color: #fff; font-size: clamp(2.6rem, 6vw, 4.4rem); font-weight: 400; margin-bottom: 18px; }
.page-hero .lead { font-size: 1.15rem; max-width: 680px; }
.crumbs { font-size: .75rem; letter-spacing: .2em; text-transform: uppercase; margin-bottom: 26px; color: var(--gold-soft); }
.crumbs a { color: var(--gold-soft); text-decoration: none; }
.page-body { padding: 90px 0 110px; }
.page-grid { display: grid; grid-template-columns: 7fr 4fr; gap: 80px; align-items: start; }
.prose h2 { font-size: clamp(1.9rem, 3.2vw, 2.5rem); margin: 0 0 18px; }
.prose h2:not(:first-child) { margin-top: 54px; }
.prose p + p { margin-top: 16px; }
.prose ul { margin: 16px 0 0 0; list-style: none; }
.prose ul li { position: relative; padding: 8px 0 8px 26px; border-bottom: 1px solid var(--line); }
.prose ul li::before { content: ""; position: absolute; left: 2px; top: 19px; width: 7px; height: 7px; background: var(--gold); transform: rotate(45deg); }
.side-card { background: #fff; border: 1px solid var(--line); padding: 34px 32px; position: sticky; top: 100px; display: grid; gap: 14px; }
.side-card h3 { font-size: 1.6rem; }
.side-card .btn { text-align: center; }
.side-card .muted { font-size: .85rem; color: #8a8579; }
.other-areas { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 18px; }
.other-areas a { border: 1px solid var(--gold); padding: 8px 16px; text-decoration: none; color: var(--ink); font-size: .9rem; }
.other-areas a:hover { background: var(--gold); color: #fff; }

@media (max-width: 960px) {
  .calc-grid, .page-grid { grid-template-columns: 1fr; gap: 44px; }
  .calc-result, .side-card { position: static; }
  .area-grid { grid-template-columns: 1fr 1fr; }
  .calculator, .areas-sec { padding: 90px 0; }
  .page-hero { padding: 140px 0 70px; }
  .links .lang { align-self: flex-start; }
}
@media (max-width: 560px) {
  .area-grid, .calc-inputs .two, .calc-inputs .two.three { grid-template-columns: 1fr; }
  .calc-result { padding: 34px 26px; }
}

/* Market update */
.mstats { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); margin-bottom: 70px; background: #fff; }
.mstats div { padding: 28px 26px 24px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); display: flex; flex-direction: column; gap: 4px; }
.mstats dt { font-family: var(--serif); font-size: clamp(2rem, 3.4vw, 2.8rem); color: var(--ink); line-height: 1.05; }
.mstats dd { font-size: .72rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-ink); }
.chg { font-size: .84rem; color: #8a8579; margin-top: 4px; }
.chg.up::before { content: "▲ "; color: #4f8a5b; font-size: .7rem; }
.chg.down::before { content: "▼ "; color: #b0634a; font-size: .7rem; }
.market-grid { align-items: start; }
.chart-fig { margin: 10px 0 0; background: #fff; border: 1px solid var(--line); padding: 24px 22px 16px; }
.mchart { width: 100%; height: auto; display: block; }
.mchart .grid { stroke: #ece4d8; stroke-width: 1; }
.mchart .bar { fill: #c9b293; }
.mchart .bar.last { fill: var(--gold); }
.mchart .ylab, .mchart .xlab { font: 12px var(--sans); fill: #8a8579; }
.mchart .vlab { font: 12px var(--sans); fill: var(--ink); }
.chart-fig figcaption { font-size: .8rem; color: #8a8579; margin-top: 10px; }
.prose .source { font-size: .82rem; color: #8a8579; margin-top: 40px; }
.prose .source a, .prose a { color: var(--gold-ink); }
.market-band { background: var(--navy); padding: 70px 0; color: #d9d2c6; }
.market-band-inner { display: grid; grid-template-columns: 1.2fr 2fr auto; gap: 44px; align-items: center; }
.market-band h2 { color: #fff; margin-bottom: 6px; font-size: clamp(1.8rem, 3vw, 2.4rem); }
.market-band .mini { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.market-band .mini dt { font-family: var(--serif); font-size: 2.2rem; color: #fff; line-height: 1; }
.market-band .mini dd { font-size: .7rem; letter-spacing: .18em; text-transform: uppercase; color: var(--gold-soft); margin-top: 6px; }
@media (max-width: 960px) {
  .mstats { grid-template-columns: 1fr 1fr; }
  .market-band-inner { grid-template-columns: 1fr; gap: 30px; }
}

/* Responsive */
@media (max-width: 960px) {
  body { font-size: 16px; }
  .menu-btn { display: block; }
  .links { display: none; position: absolute; top: 100%; left: 0; right: 0; flex-direction: column; align-items: flex-start; gap: 22px; padding: 28px 5% 34px; background: var(--ivory); border-bottom: 1px solid var(--line); }
  .links.open { display: flex; }
  .links a { color: var(--ink); }
  .nav-cta { border-color: var(--gold); }
  .results-head, .results-grid { grid-template-columns: 1fr; gap: 30px; }
  .stats { grid-template-columns: 1fr 1fr; }
  .stats div:nth-child(3) { border-left: 0; padding-left: 0; }
  .stats div:nth-child(n+3) { border-top: 1px solid var(--line); }
  .search-inner { flex-direction: column; align-items: flex-start; }
  .about-grid, .guide-grid, .moving-grid, .contact-grid { grid-template-columns: 1fr; gap: 56px; }
  .about-photo { max-width: 460px; margin-right: 28px; }
  .service-grid { grid-template-columns: 1fr 1fr; }
  .service { aspect-ratio: 4 / 3; }
  .process { grid-template-columns: 1fr 1fr; }
  .process li, .process li + li { padding: 30px 20px 24px 0; border-left: 0; }
  .guide-head { position: static; }
  .intro { padding: 90px 0 20px; }
  .about, .services, .feature, .results, .reviews, .guide, .seller, .moving, .contact { padding-top: 90px; padding-bottom: 90px; }
  .hero::before { background: linear-gradient(180deg, rgba(13,23,48,.55) 0%, rgba(13,23,48,.85) 100%); }
}
@media (max-width: 560px) {
  .process, .two, .service-grid { grid-template-columns: 1fr; }
  .stats dt { font-size: 1.9rem; white-space: normal; }
  .stats div { padding-left: 14px; padding-right: 10px; }
  .sold li { grid-template-columns: 1fr auto; row-gap: 2px; }
  .sold .meta { grid-column: 1; grid-row: 2; }
  .sold .price { grid-row: 1 / span 2; grid-column: 2; }
  .hero-note { right: auto; left: 5%; }
  .btn { padding: 15px 26px; }
}

.wizard .fine a { color: var(--gold-soft); }
.legal a { color: inherit; }
.areas li a { color: inherit; text-decoration: none; }
.areas li:has(a):hover { background: var(--gold); }
.areas li:has(a):hover a { color: #fff; }
.footer-social { display: flex; gap: 18px; }
.footer-social a { color: #a9a397; display: inline-flex; transition: color .2s; }
.footer-social a:hover { color: var(--gold-soft); }

/* Home value page */
.hv-hero { padding-top: 150px; }
.hv-hero h1 { font-family: var(--serif); font-weight: 400; color: #fff; font-size: clamp(2.4rem, 5vw, 3.6rem); line-height: 1.05; margin: 10px 0 18px; }
.crumbs.light, .crumbs.light a { color: #b9b2a6; }
.hv-points { list-style: none; padding: 0; margin: 22px 0; display: grid; gap: 10px; }
.hv-points li { padding-left: 28px; position: relative; color: #e6e0d4; }
.hv-points li::before { content: "✓"; position: absolute; left: 0; color: var(--gold-soft); }
.hv-lang a { color: var(--gold-soft); font-size: .9rem; }
.wizard input::placeholder { color: rgba(255,255,255,.35); }
.hv-steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 40px; }
.hv-steps h3 { font-family: var(--serif); font-weight: 500; font-size: 1.5rem; margin: 14px 0 8px; }
.hv-steps p { color: var(--muted, #6b6b6b); }
@media (max-width: 760px) { .hv-steps { grid-template-columns: 1fr; gap: 28px; } .hv-hero { padding-top: 110px; } .hv-hero .hv-points, .hv-hero .contact-big { display: none; } }

/* Mobile sticky Text / Call bar */
.mobile-cta { display: none; }
@media (max-width: 760px) {
  .mobile-cta { display: grid; grid-template-columns: 1fr 1fr; position: fixed; left: 0; right: 0; bottom: 0; z-index: 90; box-shadow: 0 -4px 18px rgba(0,0,0,.18); padding-bottom: env(safe-area-inset-bottom); background: var(--navy-deep); }
  .mobile-cta a { display: flex; align-items: center; justify-content: center; gap: 8px; padding: 16px 10px; font-size: .8rem; letter-spacing: .16em; text-transform: uppercase; text-decoration: none; color: #fff; }
  .mobile-cta .m-text { background: var(--gold); }
  .mobile-cta .m-call { background: var(--navy-deep); }
  body.has-mobile-cta { padding-bottom: 56px; }
}

/* Review request */
.review-ask { margin-top: 18px; font-size: .95rem; color: var(--muted, #6b6b6b); }
.review-ask a { color: var(--gold-ink); }
.review-page { text-align: center; padding-bottom: 90px; }
.review-page h1 { margin-bottom: 14px; }
.review-page h2 { color: #fff; font-family: var(--serif); font-weight: 400; font-size: clamp(1.8rem, 4vw, 2.4rem); margin: 0 0 12px; }
.review-page .lead { margin: 0 auto 26px; max-width: 620px; }
.btn-lg { font-size: .9rem; padding: 18px 34px; }
.rv-rule { border: 0; border-top: 1px solid rgba(185,139,92,.35); width: 120px; margin: 50px auto; }
.rv-sign { margin-top: 44px; }
.book-call { margin: 26px 0 8px; }
.book-call .btn { display: inline-flex; align-items: center; gap: 10px; }

/* Blog */
.post-tag { display: inline-block; font-size: .7rem; letter-spacing: .22em; text-transform: uppercase; color: var(--gold-soft); margin-bottom: 14px; }
.post-title { font-size: clamp(2.2rem, 4.6vw, 3.6rem) !important; max-width: 900px; line-height: 1.1; }
.post-meta { font-size: .9rem; color: #b9b2a6; }
.post-meta a { color: var(--gold-soft); }
.post h2 { font-size: clamp(1.6rem, 2.8vw, 2.1rem); }
.post a { color: var(--gold-ink); }
.post .note { margin-top: 40px; font-size: .85rem; color: #8a8579; border-top: 1px solid var(--line); padding-top: 18px; }
.post-list { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.post-card { display: flex; flex-direction: column; gap: 10px; background: #fff; border: 1px solid var(--line); padding: 32px 30px; text-decoration: none; color: inherit; transition: border-color .25s, transform .25s; }
.post-card:hover { border-color: var(--gold); transform: translateY(-3px); }
.post-card .post-tag { color: var(--gold-ink); margin: 0; }
.post-card h2 { font-size: 1.6rem; line-height: 1.2; color: var(--ink); }
.post-card p { font-size: .95rem; color: #6b675f; flex: 1; }
.post-more { font-size: .72rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-ink); }
@media (max-width: 960px) { .post-list { grid-template-columns: 1fr; } }
.links a, .brand-text { white-space: nowrap; }
@media (max-width: 1380px) and (min-width: 961px) { .links { gap: 20px; } .links a { letter-spacing: .14em; } }
@media (max-width: 1200px) and (min-width: 961px) {
  .menu-btn { display: block; }
  .links { display: none; position: absolute; top: 100%; left: 0; right: 0; flex-direction: column; align-items: flex-start; gap: 22px; padding: 28px 5% 34px; background: var(--ivory); border-bottom: 1px solid var(--line); }
  .links.open { display: flex; }
  .links a { color: var(--ink); }
  .nav-cta { border-color: var(--gold); }
}

/* Lender card */
.lender-sec { padding: 0 0 110px; background: var(--ivory); }
.lender-card { display: grid; grid-template-columns: 120px 1fr; gap: 30px; align-items: start; background: #fff; border: 1px solid var(--line); padding: 36px 40px; max-width: 900px; margin: 0 auto; }
.lender-card img { width: 120px; height: 120px; border-radius: 50%; object-fit: cover; border: 3px solid var(--gold); }
.lender-info { display: grid; gap: 6px; }
.lender-info h3 { font-size: 1.9rem; margin: 2px 0; }
.lender-title { font-size: .92rem; color: #4a4a4a; }
.lender-lang { font-size: .8rem; letter-spacing: .14em; text-transform: uppercase; color: var(--gold-ink); }
.lender-contact a { color: var(--ink); }
.lender-info .btn { justify-self: start; margin-top: 12px; }
.lender-fine { font-size: .75rem; color: #8a8579; margin-top: 10px; line-height: 1.5; }
.lender-card.compact { grid-template-columns: 1fr; padding: 28px 28px; gap: 14px; text-align: left; }
.lender-card.compact img { width: 84px; height: 84px; }
.lender-card.compact h3 { font-size: 1.5rem; }
.lender-card.compact .btn { justify-self: stretch; text-align: center; }
.post-side { display: grid; gap: 24px; align-self: start; }
.post-side .side-card { position: static; }
@media (max-width: 960px) { .post-side { position: static; } }
@media (max-width: 640px) { .lender-card { grid-template-columns: 1fr; padding: 28px 24px; } .lender-card img { width: 96px; height: 96px; } .lender-info .btn { justify-self: stretch; text-align: center; } }

/* FAQ */
.faq { padding: 120px 0; background: var(--ivory); }
.faq details p a { color: var(--gold-ink); white-space: nowrap; }
@media (max-width: 960px) { .faq { padding: 90px 0; } }

/* Readable gold text: darker on light backgrounds, soft gold on navy */
.page-hero .eyebrow, .contact .eyebrow, .market-band .eyebrow, .calc-result .eyebrow, .site-footer .eyebrow { color: var(--gold-soft); }
.calc-result a, .page-hero a { color: var(--gold-soft); }