:root {
  --ink: #111111;
  --ink-soft: #4a4a4a;
  --line: #e4e1da;
  --paper: #ffffff;
  --paper-alt: #f6f4ef;
  --accent: #b08d57;       /* muted brass */
  --max: 1180px;
  --pad: clamp(1.25rem, 5vw, 4rem);
}

* { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  font-family: "Inter", system-ui, sans-serif;
  color: var(--ink);
  background: var(--paper);
  font-weight: 300;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}

.container { width: 100%; max-width: var(--max); margin: 0 auto; padding-inline: var(--pad); }

h1, h2, h3 { font-family: "Cormorant Garamond", Georgia, serif; font-weight: 600; line-height: 1.1; margin: 0; letter-spacing: .2px; }
h1 { font-size: clamp(2.6rem, 6vw, 4.6rem); }
h2 { font-size: clamp(2rem, 4vw, 3rem); }
h3 { font-size: 1.4rem; }

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

.eyebrow {
  text-transform: uppercase;
  letter-spacing: .22em;
  font-size: .72rem;
  font-weight: 500;
  color: var(--accent);
  margin: 0 0 1rem;
}

/* ===== Header ===== */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(255,255,255,.86);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}
.header-inner { display: flex; align-items: center; justify-content: space-between; height: 72px; }
.brand { display: flex; align-items: center; gap: .6rem; line-height: 1.05; }
.brand-icon { height: 38px; width: auto; display: block; }
.brand-name { font-family: "Cormorant Garamond", serif; font-size: 1.3rem; font-weight: 600; color: var(--ink); letter-spacing: .01em; }
.brand-at { font-weight: 600; }
@media (max-width: 800px) { .brand-icon { height: 32px; } .brand-name { font-size: 1.12rem; } }
.brand-mark { font-family: "Cormorant Garamond", serif; font-size: 1.5rem; font-weight: 600; letter-spacing: .18em; }
.brand-sub { font-size: .6rem; letter-spacing: .22em; text-transform: uppercase; color: var(--ink-soft); margin-top: 4px; }
.brand-logo { height: 46px; width: auto; display: block; }
@media (max-width: 800px) { .brand-logo { height: 40px; } }
.nav { display: flex; align-items: center; gap: 2rem; }
.nav a { font-size: .85rem; letter-spacing: .03em; color: var(--ink-soft); transition: color .2s; }
.nav a:hover { color: var(--ink); }
.nav-cta { padding: .55rem 1.2rem; border: 1px solid var(--ink); border-radius: 2px; color: var(--ink) !important; }
.nav-cta:hover { background: var(--ink); color: #fff !important; }
.nav-toggle { display: none; flex-direction: column; gap: 5px; background: none; border: 0; cursor: pointer; padding: 8px; }
.nav-toggle span { width: 24px; height: 2px; background: var(--ink); transition: .3s; }

/* ===== Hero ===== */
.hero { padding: clamp(4rem, 12vh, 9rem) 0 clamp(3rem, 8vh, 6rem); background:
  radial-gradient(120% 90% at 80% -10%, var(--paper-alt) 0%, var(--paper) 55%); }
.hero-inner { max-width: 880px; }
.hero h1 { margin: .4rem 0 1.4rem; }
.hero h1 sup { font-size: .38em; top: -.55em; }
.hero-lede { font-size: 1.2rem; color: var(--ink-soft); max-width: 620px; }
.hero-actions { display: flex; gap: 1rem; flex-wrap: wrap; margin: 2.2rem 0 3rem; }

.btn { display: inline-block; padding: .85rem 1.8rem; border-radius: 2px; font-size: .9rem; font-weight: 500; letter-spacing: .03em; transition: .2s; cursor: pointer; border: 1px solid var(--ink); }
.btn-primary { background: var(--ink); color: #fff; }
.btn-primary:hover { background: #000; transform: translateY(-1px); }
.btn-ghost { background: transparent; color: var(--ink); }
.btn-ghost:hover { background: var(--ink); color: #fff; }
.btn-light { background: transparent; color: #fff; border-color: rgba(255,255,255,.5); }
.btn-light:hover { background: #fff; color: var(--ink); border-color: #fff; }

.badge {
  display: inline-block; margin-bottom: 1rem; padding: .4rem .9rem;
  border: 1px solid var(--line); border-radius: 100px; background: var(--paper);
  font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-soft);
}
.badge::first-letter { color: var(--accent); }

.hero-stats { display: flex; gap: clamp(1.5rem, 5vw, 4rem); flex-wrap: wrap; border-top: 1px solid var(--line); padding-top: 1.8rem; }
.hero-stats div { display: flex; flex-direction: column; }
.hero-stats strong { font-family: "Cormorant Garamond", serif; font-size: 2rem; font-weight: 600; }
.hero-stats span { font-size: .78rem; text-transform: uppercase; letter-spacing: .14em; color: var(--ink-soft); }

/* ===== Sections ===== */
.section { padding: clamp(3.5rem, 9vh, 7rem) 0; }
.section-alt { background: var(--paper-alt); }
.section-head { max-width: 640px; margin-bottom: 3rem; }

/* About */
.about-grid { display: grid; grid-template-columns: 0.8fr 1.2fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: start; }
.about-photo { margin-top: .35rem; }
.about-photo img {
  display: block; width: 100%; height: auto; border-radius: 3px;
  box-shadow: 0 24px 50px -28px rgba(0,0,0,.4);
}
.about-copy p { color: var(--ink-soft); margin: 1.1rem 0; }
.about-copy h2 { margin-bottom: .5rem; color: var(--ink); }
.credentials { list-style: none; padding: 0; margin: 1.8rem 0; display: grid; gap: .5rem; }
.credentials li { position: relative; padding-left: 1.4rem; font-size: .92rem; }
.credentials li::before { content: "✦"; position: absolute; left: 0; color: var(--accent); }

.skills-lead { font-weight: 500; color: var(--ink); margin: 1.6rem 0 .8rem; }
.skills-list { list-style: none; padding: 0; margin: 0 0 1.8rem; display: grid; gap: .6rem; }
.skills-list li { position: relative; padding-left: 1.4rem; font-size: .92rem; color: var(--ink-soft); }
.skills-list li::before { content: "✦"; position: absolute; left: 0; color: var(--accent); }
.community-list {
  list-style: none; margin: 1.2rem 0 0; padding: 0 0 0 1rem;
  border-left: 2px solid var(--accent); display: grid; gap: .5rem;
}
.community-list li { font-size: .85rem; color: var(--ink-soft); }

/* Cards */
.cards { display: grid; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); gap: 1.25rem; }
.card { background: var(--paper); border: 1px solid var(--line); padding: 2rem 1.8rem; border-radius: 3px; transition: .25s; }
.card:hover { transform: translateY(-4px); box-shadow: 0 18px 40px -24px rgba(0,0,0,.25); }
.card h3 { margin-bottom: .6rem; }
.card p { color: var(--ink-soft); font-size: .94rem; margin: 0; }

/* Guide cards (links) */
.card-link { display: flex; flex-direction: column; }
.card-tag { display: inline-block; align-self: flex-start; font-size: .68rem; letter-spacing: .16em; text-transform: uppercase; color: var(--accent); margin-bottom: .8rem; }
.card-cta { margin-top: 1.2rem; font-size: .85rem; font-weight: 500; color: var(--ink); }
.card-link:hover .card-cta { color: var(--accent); }

/* Guide pages */
.guide { padding: clamp(2.5rem, 7vh, 5rem) 0 clamp(3rem, 9vh, 7rem); }
.guide-inner { max-width: 760px; }
.guide-back { display: inline-block; font-size: .85rem; color: var(--ink-soft); margin-bottom: 2rem; }
.guide-back:hover { color: var(--accent); }
.guide h1 { font-size: clamp(2.4rem, 5vw, 3.6rem); margin: .4rem 0 1.2rem; }
.guide-lede { font-size: 1.15rem; color: var(--ink-soft); margin-bottom: 2.5rem; }
.guide h2 { font-size: 1.8rem; margin: 2.5rem 0 1rem; }
.guide-list { padding-left: 1.3rem; display: grid; gap: .7rem; }
.guide-list li { padding-left: .4rem; }
.guide-list li::marker { color: var(--accent); font-family: "Cormorant Garamond", serif; font-weight: 600; }

.cost-list { display: grid; gap: 0; margin: 0; border-top: 1px solid var(--line); }
.cost-item { padding: 1.2rem 0; border-bottom: 1px solid var(--line); }
.cost-item dt { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; font-weight: 500; font-size: 1.05rem; }
.cost-amt { font-family: "Cormorant Garamond", serif; font-size: 1.3rem; color: var(--accent); white-space: nowrap; }
.cost-item dd { margin: .4rem 0 0; color: var(--ink-soft); font-size: .92rem; }

.guide-note { margin: 2.5rem 0; padding: 1.4rem 1.6rem; background: var(--paper-alt); border-left: 3px solid var(--accent); border-radius: 3px; font-size: .95rem; }
.guide-note strong { color: var(--ink); }

/* Process flow (Managing the Sale) */
.guide-sub { color: var(--ink-soft); margin: 0 0 2rem; }
.flow { position: relative; margin: 2rem 0 1rem; }
.flow-phase { position: relative; padding: 0 0 1.8rem 2.2rem; border-left: 2px solid var(--line); margin-left: 8px; }
.flow-phase:last-child { border-left-color: transparent; padding-bottom: 0; }
.flow-phase::before {
  content: ""; position: absolute; left: -9px; top: 3px; width: 16px; height: 16px;
  border-radius: 50%; background: var(--paper); border: 2px solid var(--accent); box-sizing: border-box;
}
.flow-phase.is-anchor::before { background: var(--ink); border-color: var(--ink); }
.flow-head { display: inline-block; font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; color: var(--accent); font-weight: 600; margin-bottom: .8rem; }
.flow-anchor { display: inline-block; font-family: "Cormorant Garamond", serif; font-weight: 600; font-size: 1.6rem; color: var(--ink); line-height: 1; margin-bottom: .4rem; }
.flow-note { margin: 0; color: var(--ink-soft); font-size: .95rem; }
.flow-steps { list-style: none; padding: 0; margin: 0; display: flex; flex-wrap: wrap; gap: .5rem; }
.flow-steps li { background: var(--paper-alt); border: 1px solid var(--line); border-radius: 100px; padding: .45rem 1rem; font-size: .9rem; color: var(--ink); }

/* Pricing guide extras */
.guide-pullquote {
  margin: 2rem 0; padding: 1.6rem 1.8rem; border-left: 3px solid var(--accent);
  background: var(--paper-alt); border-radius: 3px;
  font-family: "Cormorant Garamond", serif; font-size: 1.5rem; line-height: 1.3; color: var(--ink);
}
.chart-figure { margin: 2.5rem 0; }
.chart-figure svg { width: 100%; height: auto; display: block; background: var(--paper); border: 1px solid var(--line); border-radius: 4px; padding: 1rem; box-sizing: border-box; }
.chart-figure figcaption { margin-top: .9rem; font-size: .88rem; color: var(--ink-soft); text-align: center; }
.myth-list { list-style: none; padding: 0; margin: 1.2rem 0; display: grid; gap: .8rem; }
.myth-list li { padding-left: 1.4rem; position: relative; color: var(--ink-soft); font-size: .95rem; }
.myth-list li::before { content: "✗"; position: absolute; left: 0; color: var(--accent); font-weight: 700; }
.myth-list strong { color: var(--ink); }

/* Stat callouts (Where buyers come from) */
.stat-row { display: grid; grid-template-columns: repeat(auto-fit, minmax(160px, 1fr)); gap: 1rem; margin: 2rem 0 .8rem; }
.stat { padding: 1.6rem 1.2rem; background: var(--paper-alt); border: 1px solid var(--line); border-radius: 4px; text-align: center; }
.stat strong { display: block; font-family: "Cormorant Garamond", serif; font-weight: 600; font-size: 2.6rem; line-height: 1; color: var(--ink); }
.stat span { display: block; margin-top: .6rem; font-size: .85rem; color: var(--ink-soft); line-height: 1.4; }
.stat-source { font-size: .8rem; color: var(--ink-soft); font-style: italic; margin: 0 0 1rem; }

/* Multi-page: active nav, page hero, subnav, FAQ, CTA band */
.nav a.is-active { color: var(--ink); font-weight: 500; }
.cards-two { grid-template-columns: repeat(auto-fit, minmax(280px, 1fr)); }

.page-hero { padding: clamp(3rem, 9vh, 6rem) 0 clamp(2rem, 5vh, 3.5rem); background: radial-gradient(120% 90% at 80% -10%, var(--paper-alt) 0%, var(--paper) 55%); border-bottom: 1px solid var(--line); }
.page-hero h1 { font-size: clamp(2.4rem, 5vw, 4rem); margin: .4rem 0 1.2rem; max-width: 16ch; }
.page-hero-lede { font-size: 1.18rem; color: var(--ink-soft); max-width: 620px; }

.subnav { display: flex; flex-wrap: wrap; gap: .6rem; margin-top: 2rem; }
.subnav a { font-size: .82rem; letter-spacing: .03em; padding: .5rem 1rem; border: 1px solid var(--line); border-radius: 100px; color: var(--ink-soft); transition: .2s; }
.subnav a:hover { border-color: var(--ink); color: var(--ink); }

.guide-h3 { font-size: 1.5rem; margin: 2.6rem 0 .8rem; }

.faq { border-top: 1px solid var(--line); margin-top: 1.5rem; }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { cursor: pointer; padding: 1.2rem 2.5rem 1.2rem 0; font-weight: 500; font-size: 1.08rem; list-style: none; position: relative; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 0; top: 1rem; font-size: 1.5rem; color: var(--accent); line-height: 1; }
.faq details[open] summary::after { content: "−"; }
.faq details p { margin: 0 0 1.3rem; color: var(--ink-soft); max-width: 62ch; }
.faq a { color: var(--accent); text-decoration: underline; text-underline-offset: 2px; }

.guide-cta-band { text-align: center; max-width: 640px; margin: 0 auto; }
.guide-cta-band h2 { color: #fff; margin-bottom: .8rem; }
.guide-cta-band p { color: #c9c6bf; margin: 0 auto 1.8rem; max-width: 48ch; }

/* Dual agency two-column */
.dual-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.25rem; margin: 2rem 0; }
.dual-col { padding: 1.6rem 1.8rem; border: 1px solid var(--line); border-radius: 4px; background: var(--paper); }
.dual-col h3 { font-size: 1.2rem; margin-bottom: 1rem; }
.dual-col ul { list-style: none; padding: 0; margin: 0; display: grid; gap: .6rem; }
.dual-col li { position: relative; padding-left: 1.5rem; font-size: .92rem; color: var(--ink-soft); }
.dual-can li::before { content: "✓"; position: absolute; left: 0; color: var(--accent); font-weight: 700; }
.dual-cannot li::before { content: "✗"; position: absolute; left: 0; color: var(--ink-soft); font-weight: 700; }
@media (max-width: 700px) { .dual-grid { grid-template-columns: 1fr; } }

.guide-cta { margin-top: 3.5rem; padding: 2.5rem; background: var(--paper-alt); border-radius: 4px; text-align: center; }
.guide-cta h3 { font-size: 1.8rem; margin-bottom: .6rem; }
.guide-cta p { color: var(--ink-soft); margin: 0 0 1.5rem; }

/* Areas */
.area-gallery { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 1rem; margin-bottom: 2.5rem; }
.area-card { position: relative; margin: 0; border-radius: 3px; overflow: hidden; }
.area-card img { display: block; width: 100%; height: 220px; object-fit: cover; transition: transform .5s ease; }
.area-card:hover img { transform: scale(1.06); }
.area-card figcaption {
  position: absolute; left: 0; right: 0; bottom: 0; padding: 1.2rem 1rem .9rem;
  font-family: "Cormorant Garamond", serif; font-size: 1.4rem; color: #fff;
  background: linear-gradient(to top, rgba(0,0,0,.7), transparent);
}
.areas-list { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(auto-fit, minmax(180px, 1fr)); gap: 0; border-top: 1px solid var(--line); }
.areas-list li { padding: 1.2rem .5rem; border-bottom: 1px solid var(--line); font-family: "Cormorant Garamond", serif; font-size: 1.5rem; }
.areas-note { margin-top: 1.5rem; color: var(--ink-soft); font-size: .92rem; }

/* Reviews */
.reviews { display: grid; grid-template-columns: repeat(auto-fit, minmax(260px, 1fr)); gap: 1.5rem; }
.reviews blockquote { margin: 0; padding: 2rem; background: var(--paper); border: 1px solid var(--line); border-radius: 3px; }
.reviews blockquote p { font-family: "Cormorant Garamond", serif; font-size: 1.3rem; line-height: 1.4; margin: 0 0 1.2rem; }
.reviews cite { font-style: normal; font-size: .82rem; text-transform: uppercase; letter-spacing: .12em; color: var(--accent); }
.reviews-rating { display: flex; align-items: center; gap: .5rem; margin: 1rem 0 0; font-size: 1rem; color: var(--ink-soft); }
.reviews-rating .stars { color: var(--accent); letter-spacing: .1em; font-size: 1.1rem; }
.reviews-rating strong { color: var(--ink); }
.reviews-rating a { text-decoration: underline; text-underline-offset: 2px; }
.reviews-note, .areas-note { font-size: .9rem; color: var(--ink-soft); }
.reviews-note { margin-top: 1.5rem; }
.reviews-note a { color: var(--accent); text-decoration: underline; text-underline-offset: 2px; }
.reviews-actions { display: flex; gap: 1rem; flex-wrap: wrap; margin-top: 2rem; }
.contact-copy .btn-light { margin-top: 2rem; }

/* Contact */
.section-contact { background: var(--ink); color: #fff; }
.section-contact .eyebrow { color: var(--accent); }
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 4.5rem); }
.contact-copy h2 { color: #fff; margin-bottom: 1rem; }
.contact-copy p { color: #c9c6bf; }
.contact-details { list-style: none; padding: 0; margin: 2rem 0 0; display: grid; gap: 1.2rem; }
.contact-details li { display: flex; flex-direction: column; }
.contact-details span { font-size: .72rem; text-transform: uppercase; letter-spacing: .16em; color: #8b8780; }
.contact-details a { font-family: "Cormorant Garamond", serif; font-size: 1.5rem; }
.contact-details a:hover { color: var(--accent); }
.contact-details a.contact-addr { font-family: "Inter", sans-serif; font-size: 1rem; line-height: 1.5; }

.contact-form { display: grid; gap: 1rem; background: #fff; padding: clamp(1.6rem, 3vw, 2.4rem); border-radius: 4px; }
.contact-form label { display: grid; gap: .4rem; font-size: .78rem; text-transform: uppercase; letter-spacing: .1em; color: var(--ink-soft); }
.contact-form input, .contact-form select, .contact-form textarea {
  font-family: inherit; font-size: 1rem; padding: .75rem .85rem; border: 1px solid var(--line);
  border-radius: 2px; color: var(--ink); background: var(--paper); width: 100%;
}
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { outline: 2px solid var(--accent); outline-offset: 0; border-color: var(--accent); }
.contact-form .btn { margin-top: .4rem; }
.hidden-field { display: none; }

/* Footer */
.footer-compliance { background: #fff; padding: 1.3rem 0; border-top: 1px solid var(--line); }
.footer-compliance-inner { display: flex; align-items: center; justify-content: center; gap: 1.4rem; flex-wrap: wrap; text-align: center; }
.compass-logo { height: 20px; width: auto; }
.footer-compliance p { margin: 0; font-size: .8rem; color: var(--ink-soft); }
.footer-logo { height: 40px; width: auto; display: block; margin-bottom: .8rem; }
.footer-brand-name { display: flex; align-items: center; gap: .5rem; font-family: "Cormorant Garamond", serif; font-size: 1.4rem; font-weight: 600; color: #fff; margin-bottom: .4rem; }
.footer-icon { height: 30px; width: auto; }
.site-footer { background: #0c0c0c; color: #9a968e; }
.footer-inner { display: flex; justify-content: space-between; gap: 2rem; flex-wrap: wrap; padding: 3rem 0; }
.footer-brand .brand-mark { color: #fff; }
.footer-brand p { margin: .4rem 0 0; font-size: .85rem; }
.footer-address { font-size: .8rem; color: #7c7870; }
.footer-address a { color: #c9c6bf; }
.footer-address a:hover { color: var(--accent); }
.footer-legal { max-width: 520px; }
.footer-legal p { font-size: .75rem; line-height: 1.6; margin: 0 0 .8rem; }

/* ===== Responsive ===== */
@media (max-width: 800px) {
  .nav { position: fixed; inset: 72px 0 auto 0; flex-direction: column; gap: 0; background: #fff; border-bottom: 1px solid var(--line); padding: 1rem var(--pad); transform: translateY(-150%); transition: transform .3s; }
  .nav.open { transform: translateY(0); }
  .nav a { padding: .9rem 0; width: 100%; border-bottom: 1px solid var(--line); }
  .nav-cta { border: 0 !important; padding: .9rem 0; }
  .nav-cta:hover { background: none; color: var(--accent) !important; }
  .nav-toggle { display: flex; }
  .about-grid, .contact-grid { grid-template-columns: 1fr; }
  .footer-inner { flex-direction: column; }
}