:root {
  --ground: #070806;
  --panel: #10130f;
  --forest: #1d2320;
  --white: #f0e9dc;
  --muted: #bfb7a9;
  --brass: #b78a43;
  --highlight: #e8c384;
  --line: rgba(212, 162, 90, 0.36);
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
  --fast: 180ms;
  --medium: 380ms;
  --slow: 720ms;
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "DM Sans", Arial, sans-serif;
  color-scheme: dark;
}
* {
  box-sizing: border-box;
}
html {
  scroll-behavior: smooth;
  scroll-padding-top: 125px;
}
body {
  margin: 0;
  background: var(--ground);
  color: var(--white);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}
a {
  color: inherit;
  text-decoration: none;
}
button {
  font: inherit;
  color: inherit;
  cursor: pointer;
}
img {
  max-width: 100%;
  display: block;
}
h1,
h2,
h3,
p {
  margin: 0;
}
h1,
h2,
h3 {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.05;
}
h1 {
  font-size: clamp(3.4rem, 6.3vw, 6.6rem);
  letter-spacing: -0.045em;
}
h2 {
  font-size: clamp(2.5rem, 3.8vw, 4rem);
  letter-spacing: -0.035em;
}
h3 {
  font-size: 2.2rem;
}
p {
  color: var(--muted);
}
:focus-visible {
  outline: 2px solid var(--highlight);
  outline-offset: 6px;
}
.skip {
  position: fixed;
  top: -100px;
  left: 20px;
  z-index: 100;
  background: var(--white);
  color: var(--ground);
  padding: 12px;
}
.skip:focus {
  top: 12px;
}
.header {
  height: 124px;
  padding: 12px 4.6%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  border-bottom: 1px solid var(--line);
  background: rgba(12, 16, 12, 0.96);
  position: sticky;
  top: 0;
  z-index: 20;
  transition:
    box-shadow var(--medium),
    background var(--medium);
}
.header.scrolled {
  box-shadow: 0 8px 28px #0005;
  background: #0b0f0c;
}
.brand {
  display: block;
  flex-shrink: 0;
  width: 244px;
}
.signature {
  display: block;
  width: 244px;
  height: 82px;
  position: relative;
  overflow: hidden;
}
.signature img {
  position: absolute;
  max-width: none;
  width: 470px;
  height: auto;
  left: -101px;
  top: -88px;
}
.brand-caption {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  display: block;
  text-align: center;
  margin-top: 2px;
  color: var(--white);
}
nav {
  display: flex;
  align-items: center;
  gap: clamp(20px, 3.1vw, 52px);
}
nav > a:not(.button) {
  position: relative;
  font-family: var(--serif);
  font-size: 1.25rem;
  padding: 10px 0;
  white-space: nowrap;
}
nav > a:not(.button):after {
  content: "";
  position: absolute;
  bottom: 4px;
  left: 0;
  width: 100%;
  height: 1px;
  background: var(--highlight);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform var(--medium) var(--ease);
}
nav > a[aria-current]:after {
  transform: scaleX(1);
}
.menu-toggle {
  display: none;
}
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 24px;
  padding: 15px 30px;
  min-height: 52px;
  font-family: var(--serif);
  font-size: 1.2rem;
  font-weight: 500;
  letter-spacing: 0.025em;
  border: 1px solid var(--brass);
  transition:
    background var(--fast),
    border-color var(--fast),
    color var(--fast),
    transform var(--medium) var(--ease);
  text-align: center;
}
.button.brass {
  background: linear-gradient(118deg, #a97d3d, #d7b572, #b78a43);
  color: #10130f;
}
.button.outline {
  background: #07080655;
  color: var(--white);
}
.nav-contact {
  padding: 9px 30px;
  min-height: 44px;
}
.hero {
  min-height: 655px;
  height: min(740px, 76vw);
  position: relative;
  isolation: isolate;
  display: flex;
  align-items: center;
  overflow: hidden;
}
.hero-photo,
.hero-photo img,
.hero-shade {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  z-index: -2;
}
.hero-photo img {
  object-fit: cover;
  object-position: center 52%;
  animation: photo-enter 1100ms var(--ease) both;
}
.hero-shade {
  z-index: -1;
  background:
    linear-gradient(
      90deg,
      rgba(4, 8, 5, 0.88),
      rgba(4, 8, 5, 0.52) 43%,
      rgba(4, 8, 5, 0.04) 77%
    ),
    linear-gradient(0deg, rgba(4, 8, 5, 0.38), transparent 35%);
}
.hero-content {
  padding: 75px 4.6%;
  width: 100%;
}
.eyebrow {
  text-transform: uppercase;
  font-family: var(--sans);
  font-size: 0.76rem;
  font-weight: 600;
  letter-spacing: 0.26em;
  color: var(--highlight);
  line-height: 1.6;
}
.hero h1 {
  margin: 23px 0 26px;
}
.hero-copy {
  font-size: 1.14rem;
  line-height: 1.6;
  color: #e4e0d5;
  max-width: 560px;
}
.actions {
  display: flex;
  flex-wrap: wrap;
  gap: 16px;
  margin-top: 32px;
}
.hero-signoff {
  display: flex;
  align-items: center;
  gap: 20px;
  color: var(--highlight);
  font-size: 0.8rem;
  letter-spacing: 0.22em;
  margin-top: 48px;
}
.hero-signoff > span {
  width: 52px;
  height: 1px;
  background: var(--brass);
}
.section {
  padding: 65px 4.6%;
}
.services {
  background: var(--panel);
  padding-top: 22px;
  padding-bottom: 22px;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.services-frame {
  border: 1px solid var(--line);
  padding: 32px 4.5% 42px;
}
.services h2 {
  text-align: center;
  font-size: clamp(2.4rem, 3.2vw, 3.4rem);
  margin-bottom: 34px;
}
.service-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
}
.service {
  display: flex;
  gap: 26px;
  padding: 8px 8% 0 0;
}
.service + .service {
  border-left: 1px solid var(--line);
  padding-left: 9%;
  padding-right: 0;
}
.service-icon {
  flex-shrink: 0;
  display: grid;
  place-items: center;
  width: 64px;
  height: 68px;
  border: 1px solid var(--brass);
  font-family: var(--serif);
  font-size: 2rem;
  color: var(--highlight);
}
.service p {
  margin: 14px 0 22px;
  font-size: 0.96rem;
  max-width: 360px;
}
.text-link {
  display: inline-flex;
  gap: 20px;
  align-items: center;
  padding: 8px 0;
  border-bottom: 1px solid var(--brass);
  font-size: 0.72rem;
  text-transform: uppercase;
  letter-spacing: 0.21em;
  color: var(--highlight);
  font-weight: 500;
}
.text-link span,
.button span {
  transition: transform var(--medium) var(--ease);
  font-size: 1.05rem;
}
.community-feature {
  display: grid;
  grid-template-columns: 1.05fr 1fr;
  border-bottom: 1px solid var(--line);
  background: var(--panel);
  min-height: 410px;
}
.landscape {
  overflow: hidden;
  min-height: 410px;
}
.landscape img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.community-copy {
  padding: 65px 8%;
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  justify-content: center;
  background: radial-gradient(ellipse at top right, #1d232088, transparent 80%);
}
.community-copy h2 {
  margin: 20px 0;
}
.community-copy p:not(.eyebrow) {
  margin-bottom: 25px;
}
.contact {
  text-align: center;
  background: linear-gradient(120deg, #10130f, #0a0d09);
  border-bottom: 1px solid var(--line);
  padding-top: 65px;
  padding-bottom: 65px;
}
.contact h2 {
  margin: 15px 0 20px;
}
.contact-links {
  display: flex;
  gap: 40px;
  justify-content: center;
  flex-wrap: wrap;
  margin-top: 26px;
}
.contact-links a {
  padding: 8px 0;
  border-bottom: 1px solid var(--line);
  font-size: 1.05rem;
  color: var(--highlight);
  overflow-wrap: anywhere;
}
.contact-links span {
  margin-left: 12px;
}
footer {
  padding: 30px 4.6% 16px;
  background: #0c100c;
}
.footer-main {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 40px;
  padding-bottom: 26px;
}
.footer-main p {
  margin-bottom: 6px;
}
.footer-main a {
  font-size: 0.85rem;
  color: var(--muted);
  overflow-wrap: anywhere;
}
.exit-logo {
  width: 180px;
  height: auto;
  background: white;
  padding: 8px;
  flex-shrink: 0;
}
.footer-bottom {
  border-top: 1px solid var(--line);
  padding-top: 17px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}
.footer-bottom p,
.image-note {
  font-size: 0.75rem;
}
.credit span {
  color: var(--highlight);
}
#motion-toggle {
  border: 0;
  border-bottom: 1px solid var(--line);
  background: transparent;
  font-size: 0.75rem;
  min-height: 44px;
  white-space: nowrap;
}
.image-note {
  color: #a8a599;
  margin-top: 10px;
}
.page-intro {
  background: radial-gradient(
    ellipse at 80% 10%,
    var(--forest),
    var(--panel) 70%
  );
  padding-top: 60px;
  padding-bottom: 70px;
  border-bottom: 1px solid var(--line);
}
.breadcrumb {
  font-size: 0.85rem;
  display: inline-block;
  margin-bottom: 28px;
  color: var(--muted);
}
.page-intro h1 {
  margin: 18px 0 25px;
}
.intro-copy {
  font-size: 1.15rem;
  max-width: 690px;
}
.steps {
  max-width: 1160px;
  margin: auto;
}
.step {
  display: flex;
  gap: 40px;
  padding: 35px 0;
  border-bottom: 1px solid var(--line);
}
.step-number {
  font-family: var(--serif);
  font-size: 3rem;
  color: var(--brass);
  line-height: 1;
}
.step h2 {
  font-size: 2.5rem;
  margin-bottom: 15px;
}
.step p {
  max-width: 770px;
}
.inline-cta {
  padding-top: 10px;
  padding-bottom: 70px;
  text-align: center;
}
.inline-cta h2 {
  margin-bottom: 30px;
}
.region > img {
  width: 100%;
  max-height: 510px;
  object-fit: cover;
}
.region-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 70px;
  margin-top: 45px;
}
.region h2 {
  margin: 14px 0 20px;
}
.about {
  max-width: 950px;
  margin: auto;
}
.about h2 {
  margin: 20px 0;
}
.about p {
  margin-bottom: 22px;
}
.about .affiliation {
  color: var(--highlight);
}
.entrance {
  animation: enter var(--slow) var(--ease) both;
  animation-delay: calc(70ms + var(--step) * 80ms);
}
.reveal.ready {
  opacity: 0;
  transform: translateY(16px);
  transition:
    opacity var(--slow) var(--ease),
    transform var(--slow) var(--ease);
}
.reveal.ready.visible {
  opacity: 1;
  transform: none;
}
@keyframes enter {
  from {
    opacity: 0;
    transform: translateY(14px);
  }
  to {
    opacity: 1;
    transform: none;
  }
}
@keyframes photo-enter {
  from {
    opacity: 0.6;
    transform: scale(1.015);
  }
  to {
    opacity: 1;
    transform: scale(1);
  }
}
@view-transition {
  navigation: auto;
}
::view-transition-old(root) {
  animation: 160ms ease-out both dissolve-out;
}
::view-transition-new(root) {
  animation: 260ms ease-out both dissolve-in;
}
@keyframes dissolve-out {
  to {
    opacity: 0;
  }
}
@keyframes dissolve-in {
  from {
    opacity: 0;
  }
}
@media (hover: hover) and (pointer: fine) {
  nav > a:hover:after {
    transform: scaleX(1);
  }
  .button:hover {
    border-color: var(--highlight);
    transform: translateY(-2px);
  }
  .button.brass:hover {
    background: #e8c384;
  }
  .button.outline:hover {
    background: #b78a431c;
  }
  .text-link:hover span,
  .button:hover span {
    transform: translateX(3px);
  }
  .contact-links a:hover,
  footer a:hover {
    color: var(--white);
  }
}
@media (max-width: 1000px) {
  .header {
    padding: 10px 4%;
    gap: 15px;
  }
  .brand {
    width: 210px;
  }
  .signature {
    width: 210px;
  }
  .signature img {
    left: -115px;
  }
  .brand-caption {
    font-size: 9px;
  }
  nav {
    gap: 22px;
  }
  .nav-contact {
    padding: 8px 18px;
  }
  .hero {
    min-height: 610px;
  }
  .hero h1 {
    font-size: clamp(3.8rem, 7.2vw, 5.3rem);
  }
  .service {
    gap: 17px;
  }
  .service + .service {
    padding-left: 6%;
  }
  .service-icon {
    width: 45px;
    height: 55px;
  }
  .service h3 {
    font-size: 1.9rem;
  }
  .community-copy {
    padding: 40px 7%;
  }
  .footer-main {
    gap: 22px;
  }
  .footer-bottom {
    flex-wrap: wrap;
    gap: 10px 22px;
  }
}
@media (max-width: 760px) {
  html {
    scroll-padding-top: 108px;
  }
  .header {
    height: 108px;
    padding: 7px 6%;
  }
  .brand {
    width: 206px;
  }
  .signature {
    height: 74px;
    width: 206px;
  }
  .signature img {
    width: 420px;
    left: -92px;
    top: -79px;
  }
  .brand-caption {
    font-size: 9px;
  }
  .menu-toggle {
    display: flex;
    align-items: center;
    gap: 10px;
    background: transparent;
    border: 1px solid var(--line);
    padding: 9px 12px;
    min-height: 44px;
    font-size: 0.85rem;
  }
  nav {
    position: absolute;
    left: 0;
    right: 0;
    top: 107px;
    display: none;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    padding: 12px 6% 24px;
    background: #10130f;
    border-bottom: 1px solid var(--line);
    box-shadow: 0 18px 25px #0006;
  }
  nav.open {
    display: flex;
    animation: enter 260ms var(--ease) both;
  }
  nav > a:not(.button) {
    padding: 13px 0;
    border-bottom: 1px solid #b78a4326;
  }
  nav .nav-contact {
    margin-top: 18px;
  }
  .hero {
    min-height: 690px;
    height: auto;
    align-items: flex-end;
  }
  .hero-content {
    padding: 66px 6% 48px;
  }
  .hero h1 {
    font-size: clamp(3.3rem, 9.6vw, 4.4rem);
    margin: 20px 0 23px;
  }
  .hero-copy {
    font-size: 1rem;
    max-width: 450px;
  }
  .hero-photo img {
    object-position: 62% center;
  }
  .hero-shade {
    background:
      linear-gradient(90deg, #040805a8, #0408053d),
      linear-gradient(0deg, #040805ed 2%, #04080580 55%, transparent);
  }
  .hero .eyebrow {
    font-size: 0.68rem;
    letter-spacing: 0.22em;
  }
  .hero-signoff {
    font-size: 0.69rem;
    letter-spacing: 0.15em;
    margin-top: 34px;
    gap: 12px;
  }
  .hero-signoff > span {
    width: 32px;
  }
  .actions {
    gap: 12px;
  }
  .button {
    font-size: 1.12rem;
    padding: 13px 22px;
  }
  .section {
    padding: 45px 6%;
  }
  .services {
    padding: 16px;
  }
  .services-frame {
    padding: 30px 6%;
  }
  .services h2 {
    font-size: 2.55rem;
    margin-bottom: 20px;
  }
  .service-grid {
    grid-template-columns: 1fr;
  }
  .service {
    padding: 20px 0;
    gap: 22px;
  }
  .service + .service {
    padding: 28px 0 8px;
    margin-top: 5px;
    border-left: 0;
    border-top: 1px solid var(--line);
  }
  .service p {
    max-width: none;
  }
  .service-icon {
    width: 48px;
  }
  .service h3 {
    font-size: 2rem;
  }
  .community-feature {
    grid-template-columns: 1fr;
  }
  .landscape {
    min-height: 0;
    height: 290px;
  }
  .community-copy {
    padding: 45px 7%;
  }
  .community-copy h2 {
    font-size: 3.1rem;
  }
  .contact h2 {
    font-size: 2.8rem;
  }
  .contact-links {
    gap: 8px;
    flex-direction: column;
    align-items: center;
  }
  .contact-links a {
    font-size: 1rem;
  }
  footer {
    padding: 25px 6% 18px;
  }
  .footer-main {
    flex-direction: column;
    align-items: flex-start;
    gap: 26px;
  }
  .footer-main p {
    font-size: 0.85rem;
  }
  .footer-main a {
    display: block;
    line-height: 2;
  }
  .footer-separator {
    display: none;
  }
  .exit-logo {
    width: 170px;
  }
  .footer-bottom {
    align-items: flex-start;
    flex-direction: column;
    gap: 8px;
  }
  .footer-bottom p {
    font-size: 0.75rem;
  }
  #motion-toggle {
    padding: 0;
    min-height: 36px;
  }
  .page-intro h1 {
    font-size: 3.6rem;
  }
  .step {
    gap: 22px;
    padding: 28px 0;
  }
  .step h2 {
    font-size: 2.15rem;
  }
  .step-number {
    font-size: 2.5rem;
  }
  .region-grid {
    grid-template-columns: 1fr;
    gap: 35px;
  }
  .region > img {
    height: 280px;
  }
  .intro-copy {
    font-size: 1.05rem;
  }
  .desktop-break {
    display: none;
  }
}
@media (max-width: 370px) {
  .header {
    padding-inline: 4%;
  }
  .brand {
    width: 185px;
  }
  .signature {
    width: 185px;
  }
  .signature img {
    left: -101px;
  }
  .brand-caption {
    font-size: 8px;
  }
  .hero h1 {
    font-size: 3.05rem;
  }
  .actions {
    flex-direction: column;
    align-items: stretch;
  }
  .hero {
    min-height: 760px;
  }
  .hero-signoff {
    letter-spacing: 0.08em;
  }
}
html[data-motion="reduced"] {
  scroll-behavior: auto;
}
html[data-motion="reduced"] *,
html[data-motion="reduced"] *:before,
html[data-motion="reduced"] *:after {
  animation: none !important;
  transition: none !important;
}
html[data-motion="reduced"] .reveal {
  opacity: 1 !important;
  transform: none !important;
}
html[data-motion="reduced"]::view-transition-old(root),
html[data-motion="reduced"]::view-transition-new(root) {
  animation: none !important;
}
@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }
  *,
  *:before,
  *:after {
    animation: none !important;
    transition: none !important;
  }
  .reveal.ready {
    opacity: 1;
    transform: none;
  }
  ::view-transition-old(root),
  ::view-transition-new(root) {
    animation: none !important;
  }
}
/* Keep the supplied signature intact inside its original transparent canvas. */
.signature {
  height: 88px;
}
.signature img {
  width: 340px;
  left: -43px;
  top: -63px;
}
.header {
  height: 130px;
}
@media (max-width: 1000px) {
  .signature img {
    left: -62px;
  }
}
@media (max-width: 760px) {
  .header {
    height: 118px;
  }
  .signature {
    height: 88px;
  }
  .signature img {
    width: 340px;
    left: -62px;
    top: -63px;
  }
  nav {
    top: 117px;
  }
  html {
    scroll-padding-top: 118px;
  }
}
@media (max-width: 370px) {
  .signature img {
    left: -72px;
  }
}
.about {
  max-width: 1200px;
  display: grid;
  grid-template-columns: minmax(300px, 440px) minmax(0, 1fr);
  align-items: center;
  gap: clamp(48px, 7vw, 105px);
  padding-top: 80px;
  padding-bottom: 80px;
}
.about-portrait {
  margin: 0;
  padding: 10px;
  border: 1px solid var(--line);
  background: linear-gradient(145deg, #1d2320, #0a0d09);
  box-shadow: 0 28px 70px #0007;
}
.about-portrait img {
  width: 100%;
  aspect-ratio: 4/5;
  object-fit: cover;
  object-position: center 42%;
}
.about-copy h2 {
  margin: 20px 0;
}
.about-copy p {
  margin-bottom: 22px;
}
.about-copy .affiliation {
  color: var(--highlight);
}
@media (max-width: 760px) {
  .about {
    grid-template-columns: 1fr;
    gap: 42px;
    padding-top: 50px;
    padding-bottom: 55px;
  }
  .about-portrait {
    width: min(100%, 460px);
    margin-inline: auto;
  }
  .about-copy {
    max-width: 620px;
  }
}
.about-portrait img {
  aspect-ratio: 8/5;
  object-position: center 18%;
}
.about-portrait img {
  height: 340px;
  aspect-ratio: auto;
  object-position: center 20%;
}
@media (max-width: 760px) {
  .about-portrait img {
    height: 260px;
  }
}

/* Concierge buyer and seller tools */
.tool-section {
  background:
    radial-gradient(ellipse at 12% 8%, #1d2320aa, transparent 40%),
    var(--ground);
  padding-top: 70px;
  padding-bottom: 85px;
}
.tool-layout {
  max-width: 1280px;
  margin: auto;
  display: grid;
  grid-template-columns: minmax(250px, 330px) minmax(0, 1fr);
  gap: clamp(30px, 5vw, 75px);
  align-items: start;
}
.concierge-note {
  position: sticky;
  top: 165px;
  padding: 34px 30px;
  border: 1px solid var(--line);
  background: linear-gradient(145deg, #141914, #0c100c);
  box-shadow: 0 24px 70px #0005;
}
.concierge-note h2 {
  font-size: 2.45rem;
  margin: 15px 0 20px;
}
.concierge-note > p:not(.eyebrow) {
  font-size: 0.98rem;
}
.concierge-note ul {
  margin: 26px 0;
  padding: 24px 0 0;
  border-top: 1px solid var(--line);
  list-style: none;
  color: var(--muted);
}
.concierge-note li {
  position: relative;
  padding: 5px 0 5px 23px;
}
.concierge-note li:before {
  content: "✓";
  position: absolute;
  left: 0;
  color: var(--highlight);
}
.agent-note {
  display: flex;
  align-items: center;
  gap: 14px;
  margin-top: 27px;
  padding-top: 24px;
  border-top: 1px solid var(--line);
}
.agent-note img {
  width: 52px;
  height: 52px;
  border-radius: 50%;
  object-fit: cover;
  object-position: center 18%;
  border: 1px solid var(--brass);
}
.agent-note strong,
.agent-note span {
  display: block;
}
.agent-note strong {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 500;
}
.agent-note span {
  color: var(--muted);
  font-size: 0.76rem;
}
.form-panel {
  min-width: 0;
  border: 1px solid var(--line);
  background: #10130ff2;
  box-shadow: 0 28px 85px #0007;
}
.form-progress {
  padding: 30px 38px 26px;
  border-bottom: 1px solid var(--line);
  background: #0b0e0bd9;
}
.progress-summary {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  color: var(--highlight);
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.15em;
}
.progress-summary strong {
  font-weight: 600;
}
.progress-track {
  height: 2px;
  background: #b78a4329;
  margin: 17px 0 21px;
  overflow: hidden;
}
.progress-track span {
  display: block;
  width: 25%;
  height: 100%;
  background: linear-gradient(90deg, var(--brass), var(--highlight));
  transition: width var(--medium) var(--ease);
}
.form-progress ol {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 12px;
  margin: 0;
  padding: 0;
  list-style: none;
}
.form-progress li {
  display: flex;
  align-items: center;
  gap: 9px;
  color: #817c72;
  font-size: 0.78rem;
  transition: color var(--fast);
}
.form-progress li > span {
  display: grid;
  place-items: center;
  width: 25px;
  height: 25px;
  flex: 0 0 25px;
  border: 1px solid #6b634f;
  color: #a29b8c;
  font-size: 0.7rem;
  border-radius: 50%;
}
.form-progress li[aria-current="step"] {
  color: var(--white);
}
.form-progress li[aria-current="step"] > span {
  color: var(--ground);
  background: var(--highlight);
  border-color: var(--highlight);
}
.guided-form {
  padding: 38px;
}
.guided-form fieldset {
  padding: 0;
  margin: 0;
  border: 0;
  min-width: 0;
}
.guided-form legend {
  padding: 0;
  font-family: var(--serif);
  font-size: clamp(2.35rem, 3.6vw, 3.35rem);
  line-height: 1.08;
  color: var(--white);
}
.guided-form legend:focus {
  outline: 0;
}
.step-copy {
  margin: 11px 0 30px;
  max-width: 680px;
}
.field-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 22px 20px;
}
.field {
  display: flex;
  flex-direction: column;
  gap: 8px;
  min-width: 0;
}
.field-wide {
  grid-column: 1/-1;
}
.field > span,
.choice-label {
  font-size: 0.84rem;
  color: #d9d2c5;
  font-weight: 500;
}
.field em,
.choice-label em,
.consent em {
  font-style: normal;
  color: var(--highlight);
  font-size: 0.68rem;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  margin-left: 6px;
}
.field input,
.field select,
.field textarea {
  width: 100%;
  border: 1px solid #8d764f70;
  border-radius: 0;
  background: #080a08;
  color: var(--white);
  font: inherit;
  font-size: 1rem;
  line-height: 1.4;
  padding: 13px 14px;
  min-height: 52px;
  transition:
    border-color var(--fast),
    background var(--fast),
    box-shadow var(--fast);
}
.field textarea {
  resize: vertical;
  min-height: 110px;
}
.field select {
  color-scheme: dark;
}
.field input::placeholder,
.field textarea::placeholder {
  color: #817d73;
  opacity: 1;
}
.field input:hover,
.field select:hover,
.field textarea:hover {
  border-color: #b78a43aa;
}
.field input:focus,
.field select:focus,
.field textarea:focus {
  outline: 0;
  border-color: var(--highlight);
  box-shadow: 0 0 0 3px #e8c3841b;
  background: #0d100d;
}
.choice-group {
  margin-bottom: 28px;
}
.choice-label {
  display: block;
  margin-bottom: 11px;
}
.choice-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 11px;
}
.choice {
  position: relative;
  cursor: pointer;
}
.choice input {
  position: absolute;
  opacity: 0;
  pointer-events: none;
}
.choice span {
  display: flex;
  align-items: center;
  min-height: 51px;
  padding: 11px 15px;
  border: 1px solid #8d764f70;
  background: #080a08;
  color: var(--muted);
  font-size: 0.91rem;
  transition:
    border-color var(--fast),
    background var(--fast),
    color var(--fast);
}
.choice span:before {
  content: "";
  width: 16px;
  height: 16px;
  flex: 0 0 16px;
  margin-right: 10px;
  border: 1px solid #9d8a67;
  box-shadow: inset 0 0 0 3px #080a08;
}
.choice input[type="radio"] + span:before {
  border-radius: 50%;
}
.choice input:checked + span {
  border-color: var(--highlight);
  background: #b78a4317;
  color: var(--white);
}
.choice input:checked + span:before {
  background: var(--highlight);
}
.choice input:focus-visible + span {
  outline: 2px solid var(--highlight);
  outline-offset: 3px;
}
.disclosure {
  font-size: 0.8rem;
  line-height: 1.55;
  border-left: 2px solid var(--brass);
  padding-left: 14px;
  margin-top: 26px;
}
.consent {
  display: flex;
  align-items: flex-start;
  gap: 12px;
  margin-top: 26px;
  color: var(--muted);
  font-size: 0.88rem;
  cursor: pointer;
}
.consent input {
  width: 19px;
  height: 19px;
  flex: 0 0 19px;
  margin-top: 2px;
  accent-color: var(--brass);
}
.form-actions {
  display: flex;
  justify-content: flex-end;
  gap: 12px;
  margin-top: 34px;
  padding-top: 26px;
  border-top: 1px solid var(--line);
}
.guided-form:not([data-enhanced="true"]) .form-next,
.guided-form:not([data-enhanced="true"]) .form-back {
  display: none;
}
.guided-form:not([data-enhanced="true"]) fieldset + fieldset {
  margin-top: 50px;
  padding-top: 45px;
  border-top: 1px solid var(--line);
}
.honeypot {
  position: absolute !important;
  width: 1px !important;
  height: 1px !important;
  overflow: hidden !important;
  clip: rect(0, 0, 0, 0) !important;
  white-space: nowrap !important;
}
.thanks {
  min-height: 540px;
  display: flex;
  flex-direction: column;
  justify-content: center;
  background: radial-gradient(
    ellipse at 80% 10%,
    var(--forest),
    var(--panel) 70%
  );
}
.thanks h1 {
  margin: 18px 0 25px;
}
.thanks .intro-copy a {
  color: var(--highlight);
  border-bottom: 1px solid var(--line);
}
@media (max-width: 950px) {
  .tool-layout {
    grid-template-columns: 1fr;
  }
  .concierge-note {
    position: static;
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 0 28px;
  }
  .concierge-note .eyebrow,
  .concierge-note h2 {
    grid-column: 1/-1;
  }
  .concierge-note ul {
    margin: 0;
    padding: 0 0 0 24px;
    border-top: 0;
    border-left: 1px solid var(--line);
  }
  .agent-note {
    grid-column: 1/-1;
  }
  .form-progress {
    padding-inline: 30px;
  }
  .guided-form {
    padding: 34px 30px;
  }
}
@media (max-width: 600px) {
  .tool-section {
    padding: 32px 4% 55px;
  }
  .tool-layout {
    gap: 22px;
  }
  .concierge-note {
    display: block;
    padding: 26px 22px;
  }
  .concierge-note h2 {
    font-size: 2.2rem;
  }
  .concierge-note ul {
    margin-top: 22px;
    padding: 20px 0 0;
    border-left: 0;
    border-top: 1px solid var(--line);
  }
  .form-progress {
    padding: 24px 20px 20px;
  }
  .progress-summary {
    font-size: 0.68rem;
  }
  .form-progress ol {
    gap: 7px;
  }
  .form-progress li {
    font-size: 0;
    justify-content: center;
  }
  .form-progress li > span {
    font-size: 0.68rem;
  }
  .guided-form {
    padding: 29px 20px;
  }
  .guided-form legend {
    font-size: 2.25rem;
  }
  .step-copy {
    font-size: 0.93rem;
  }
  .field-grid,
  .choice-grid {
    grid-template-columns: 1fr;
  }
  .field-wide {
    grid-column: auto;
  }
  .form-actions {
    flex-direction: column-reverse;
  }
  .form-actions .button {
    width: 100%;
  }
  .thanks {
    min-height: 500px;
  }
  .thanks h1 {
    font-size: 3.45rem;
  }
}

.hero-tool-note {
  margin-top: 17px;
  color: #d9d2c5;
  font-size: 0.76rem;
  letter-spacing: 0.06em;
}
.hero-tool-note span {
  color: var(--highlight);
  margin: 0 7px;
}
.hero-tool-note + .hero-signoff {
  margin-top: 25px;
}
@media (max-width: 760px) {
  .hero-tool-note {
    max-width: 430px;
    line-height: 1.8;
  }
  .hero-tool-note + .hero-signoff {
    margin-top: 23px;
  }
}

/* Conditional property listings */
[data-listings-link][hidden],
.featured-listings[hidden],
.listing-loading[hidden] {
  display: none !important;
}
.featured-listings {
  background:
    radial-gradient(ellipse at 85% 0, #1d2320, transparent 52%), var(--panel);
  border-block: 1px solid var(--line);
}
.featured-listings-heading {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 30px;
  margin-bottom: 38px;
}
.featured-listings-heading h2 {
  margin: 10px 0 0;
}
.listing-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(18px, 2.5vw, 34px);
}
.listing-grid-page {
  grid-template-columns: 1fr;
  max-width: 1240px;
  margin: auto;
  gap: 46px;
}
.listings-section {
  padding-top: 60px;
  padding-bottom: 95px;
  background:
    radial-gradient(ellipse at 12% 0, #1d23208c, transparent 40%), var(--ground);
}
.listing-loading {
  min-height: 340px;
  display: grid;
  place-items: center;
  align-content: center;
  gap: 18px;
  color: var(--muted);
}
.listing-loading span {
  width: 36px;
  height: 36px;
  border: 1px solid var(--line);
  border-top-color: var(--highlight);
  border-radius: 50%;
  animation: listing-spin 900ms linear infinite;
}
.listing-card {
  min-width: 0;
  border: 1px solid var(--line);
  background: #10130f;
  box-shadow: 0 24px 60px #0005;
  overflow: hidden;
}
.listing-grid-page .listing-card {
  display: grid;
  grid-template-columns: minmax(340px, 1fr) minmax(360px, 0.95fr);
}
.listing-card-media {
  position: relative;
  min-height: 280px;
  background: #080a08;
  overflow: hidden;
}
.listing-card-media > img {
  width: 100%;
  height: 100%;
  min-height: 280px;
  object-fit: cover;
  display: block;
}
.listing-grid-page .listing-card-media > img {
  min-height: 520px;
}
.property-status {
  position: absolute;
  top: 18px;
  left: 18px;
  padding: 8px 12px;
  background: #0a0c09e8;
  border: 1px solid var(--line);
  color: var(--highlight);
  font-size: 0.66rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  backdrop-filter: blur(12px);
}
.property-status-pending {
  color: #f3dcae;
}
.listing-thumbnails {
  position: absolute;
  left: 16px;
  right: 16px;
  bottom: 16px;
  display: flex;
  gap: 8px;
  padding: 8px;
  background: #070806d9;
  backdrop-filter: blur(12px);
  overflow-x: auto;
}
.listing-thumbnails button {
  width: 66px;
  height: 48px;
  flex: 0 0 66px;
  padding: 0;
  border: 1px solid transparent;
  background: none;
  cursor: pointer;
}
.listing-thumbnails button[aria-current="true"] {
  border-color: var(--highlight);
}
.listing-thumbnails img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
.listing-card-content {
  padding: clamp(24px, 4vw, 46px);
}
.listing-price {
  margin: 0;
  color: var(--highlight);
  font-family: var(--serif);
  font-size: clamp(1.8rem, 3vw, 2.45rem);
}
.listing-card h2 {
  margin: 11px 0 5px;
  font-size: clamp(2rem, 3.5vw, 3.25rem);
}
.listing-location {
  color: var(--muted);
  font-size: 0.88rem;
  letter-spacing: 0.04em;
}
.listing-facts {
  display: flex;
  flex-wrap: wrap;
  gap: 9px 20px;
  margin: 24px 0;
  padding: 18px 0;
  border-block: 1px solid var(--line);
  list-style: none;
  color: var(--muted);
  font-size: 0.82rem;
}
.listing-facts strong {
  color: var(--white);
  font-weight: 500;
}
.listing-description {
  font-size: 0.98rem;
  line-height: 1.75;
}
.listing-features {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  margin: 24px 0;
  padding: 0;
  list-style: none;
}
.listing-features li {
  padding: 7px 10px;
  border: 1px solid #b78a433d;
  background: #b78a430d;
  color: #d8cebd;
  font-size: 0.76rem;
}
.listing-actions {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 28px;
}
.listing-mls {
  margin-left: auto;
  color: var(--muted);
  font-size: 0.72rem;
  letter-spacing: 0.08em;
}
.listing-card-compact {
  display: flex;
  flex-direction: column;
}
.listing-card-compact .listing-card-media {
  min-height: 240px;
}
.listing-card-compact .listing-card-media > img {
  min-height: 240px;
  aspect-ratio: 4/3;
}
.listing-card-compact .listing-card-content {
  display: flex;
  flex: 1;
  flex-direction: column;
  padding: 24px;
}
.listing-card-compact h2 {
  font-size: 2rem;
}
.listing-card-compact .listing-facts {
  margin: 18px 0;
}
.listing-card-compact .listing-actions {
  margin-top: auto;
}
.listing-card-compact .button {
  width: 100%;
  text-align: center;
}
@keyframes listing-spin {
  to {
    transform: rotate(1turn);
  }
}
@media (max-width: 1000px) {
  .listing-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
  .listing-grid-page .listing-card {
    grid-template-columns: 1fr;
  }
  .listing-grid-page .listing-card-media > img {
    min-height: 420px;
    max-height: 560px;
  }
  .listing-card-compact:last-child:nth-child(odd) {
    grid-column: 1/-1;
    max-width: 620px;
  }
}
@media (max-width: 650px) {
  .featured-listings-heading {
    align-items: flex-start;
    flex-direction: column;
  }
  .listing-grid {
    grid-template-columns: 1fr;
  }
  .listing-card-compact:last-child:nth-child(odd) {
    grid-column: auto;
    max-width: none;
  }
  .listing-grid-page .listing-card-media > img {
    min-height: 320px;
  }
  .listing-card-content {
    padding: 24px 20px;
  }
  .listing-actions {
    align-items: stretch;
    flex-direction: column;
  }
  .listing-actions .button {
    width: 100%;
    text-align: center;
  }
  .listing-mls {
    margin: 7px 0 0;
  }
  .listing-thumbnails {
    left: 10px;
    right: 10px;
    bottom: 10px;
  }
}
html[data-motion="reduced"] .listing-loading span {
  animation: none;
}
@media (prefers-reduced-motion: reduce) {
  .listing-loading span {
    animation: none;
  }
}