:root{
  --navy:#16283F;
  --navy-light:#233A56;
  --ivory:#F7F3EC;
  --white:#FFFFFF;
  --charcoal:#2B2B28;
  --copper:#A85C32;
  --copper-light:#C17A4E;
  --text:#2B2B28;
  --text-light:#6B6558;
  --border:#E4DDD0;
}
*{box-sizing:border-box}
@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}}
body{margin:0;font-family:-apple-system,BlinkMacSystemFont,'Segoe UI',Arial,sans-serif;background:var(--ivory);color:var(--text);line-height:1.7}
h1,h2,h3,h4{font-family:'Georgia',serif;color:var(--navy);margin:0;font-weight:400}
a{text-decoration:none;color:inherit}
a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible{outline:2px solid var(--copper);outline-offset:2px}
button{cursor:pointer;font-family:inherit}
img{max-width:100%;display:block}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0)}
.disclaimer-tag{display:inline-block;background:#FBEFE6;color:var(--copper);font-size:10px;font-weight:700;letter-spacing:0.06em;text-transform:uppercase;padding:3px 8px;border-radius:3px}
.required-tag{display:inline-block;background:#F0E8DC;color:var(--text-light);font-size:10px;font-weight:700;letter-spacing:0.06em;text-transform:uppercase;padding:3px 8px;border-radius:3px}

/* Header */
.site-header{background:var(--white);border-bottom:1px solid var(--border);position:sticky;top:0;z-index:200}
.site-header-inner{max-width:1240px;margin:0 auto;display:flex;align-items:center;justify-content:space-between;height:78px;padding:0 28px}
.logo{display:flex;align-items:center;gap:12px;font-family:Georgia,serif;font-size:19px;color:var(--navy)}
.logo img{width:38px;height:38px;border-radius:50%;object-fit:cover}
.nav{display:flex;align-items:center;gap:26px}
.nav a{color:var(--charcoal);font-size:14px;font-weight:600}
.nav a:hover{color:var(--copper)}
.nav .call-btn{background:var(--navy);color:var(--white);padding:10px 20px;border-radius:3px;font-weight:700}
.nav .call-btn:hover{background:var(--copper)}
.mobile-toggle,.mobile-call{display:none;background:none;border:none;font-size:22px;color:var(--navy)}
@media(max-width:920px){
  .nav{display:none}
  .mobile-toggle{display:block}
  .nav.open{display:flex;position:absolute;top:78px;left:0;right:0;background:var(--white);flex-direction:column;padding:20px 28px;gap:16px;border-bottom:1px solid var(--border)}
  body{padding-bottom:64px}
}
@media(min-width:921px){.mobile-bottom-bar{display:none}}

/* Mobile bottom action bar */
.mobile-bottom-bar{position:fixed;bottom:0;left:0;right:0;background:var(--navy);display:flex;z-index:300;box-shadow:0 -4px 16px rgba(0,0,0,0.15)}
.mobile-bottom-bar a{flex:1;text-align:center;color:#fff;font-size:11px;font-weight:700;padding:12px 4px;border-right:1px solid rgba(255,255,255,0.12)}
.mobile-bottom-bar a:last-child{border-right:none}
.mobile-bottom-bar .icon{display:block;font-size:16px;margin-bottom:2px}

/* Hero */
.hero{background:var(--navy);padding:88px 28px;position:relative}
.hero-inner{max-width:820px;margin:0 auto;text-align:center}
.hero .market-label{color:#9FB0C4;font-size:12px;letter-spacing:0.12em;text-transform:uppercase;margin-bottom:22px;font-weight:700}
.hero h1{color:var(--white);font-size:42px;line-height:1.3;margin-bottom:18px}
.hero p{color:#C7D2E0;font-size:18px;max-width:620px;margin:0 auto 34px}
.hero-ctas{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* Buttons */
.btn{display:inline-block;padding:14px 28px;border-radius:3px;font-size:14px;font-weight:700;border:none;transition:background .15s}
.btn-primary{background:var(--copper);color:#fff}
.btn-primary:hover{background:var(--copper-light)}
.btn-outline{background:transparent;color:var(--white);border:1px solid rgba(255,255,255,0.5)}
.btn-outline:hover{border-color:var(--copper-light);color:var(--copper-light)}
.btn-dark{background:var(--navy);color:#fff}
.btn-dark:hover{background:var(--navy-light)}
.btn-block{width:100%;text-align:center}

/* Sections */
.section{max-width:1180px;margin:0 auto;padding:72px 28px}
.section-sm{max-width:800px}
.eyebrow{font-size:12px;letter-spacing:0.12em;text-transform:uppercase;color:var(--copper);font-weight:700;margin-bottom:12px}
.section-h2{font-size:30px;margin-bottom:14px}
.section-intro{color:var(--text-light);max-width:620px;margin-bottom:40px;font-size:16px}
.center{text-align:center}
.center .section-intro{margin-left:auto;margin-right:auto}
.section-navy{background:var(--navy)}
.section-navy .section-h2,.section-navy h3{color:var(--white)}
.section-navy p,.section-navy li{color:#C7D2E0}

/* Intent switcher */
.intent-switcher{display:flex;gap:10px;flex-wrap:wrap;justify-content:center;margin-bottom:36px}
.intent-btn{background:var(--white);border:1px solid var(--border);padding:10px 18px;border-radius:20px;font-size:13px;font-weight:600;color:var(--text-light)}
.intent-btn.active{background:var(--navy);color:#fff;border-color:var(--navy)}

/* Smart opportunity section */
.smart-card{background:var(--white);border:1px solid var(--border);border-left:4px solid var(--copper);padding:36px;max-width:760px;margin:0 auto}
.smart-card .kicker{font-size:11px;letter-spacing:0.1em;text-transform:uppercase;color:var(--copper);font-weight:700;margin-bottom:14px}
.smart-card h3{font-size:24px;margin-bottom:12px}
.smart-card p{color:var(--text-light);margin-bottom:22px}
.smart-card .actions{display:flex;gap:12px;flex-wrap:wrap}
.smart-preview-toggle{text-align:center;margin-top:18px}
.smart-preview-toggle button{background:none;border:none;font-size:12px;color:var(--text-light);text-decoration:underline}

/* Grids/cards */
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
@media(max-width:900px){.grid-3,.grid-4{grid-template-columns:1fr 1fr}}
@media(max-width:640px){.grid-3,.grid-4,.grid-2{grid-template-columns:1fr}}

.card{background:var(--white);border:1px solid var(--border);border-radius:4px;overflow:hidden;transition:border-color .15s}
.card:hover{border-color:var(--copper)}
.card-body{padding:22px}
.card .tag{font-size:11px;letter-spacing:0.08em;text-transform:uppercase;color:var(--copper);font-weight:700;margin-bottom:8px}
.card h3{font-size:18px;margin-bottom:8px;line-height:1.35}
.card p{color:var(--text-light);font-size:14px;margin-bottom:14px}
.card .link{color:var(--navy);font-weight:700;font-size:13px}
.card:hover .link{color:var(--copper)}

/* Property cards */
.property-photo{aspect-ratio:4/3;position:relative;overflow:hidden;display:flex;align-items:flex-end;color:rgba(255,255,255,0.95);font-family:-apple-system,sans-serif;font-size:12px;font-weight:700}
.property-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
.property-photo>span:last-child{position:relative;z-index:1;background:rgba(22,40,63,0.55);padding:4px 10px;margin:12px;border-radius:3px}
.property-photo .status-badge{position:absolute;top:12px;left:12px;background:var(--white);color:var(--navy);font-size:11px;font-weight:700;padding:4px 10px;border-radius:3px}
.property-photo .fav-btn{position:absolute;top:12px;right:12px;background:rgba(255,255,255,0.9);border:none;width:32px;height:32px;border-radius:50%;font-size:15px}
.property-photo .fav-btn.active{color:var(--copper)}
.property-price{font-size:20px;color:var(--navy);font-family:Georgia,serif;margin-bottom:4px}
.property-address{font-size:14px;color:var(--text-light);margin-bottom:12px}
.property-stats{display:flex;gap:14px;font-size:13px;color:var(--text-light);border-top:1px solid var(--border);padding-top:12px;margin-bottom:14px}

/* Search / filters */
.search-panel{background:var(--white);border:1px solid var(--border);padding:24px;border-radius:4px}
.search-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr 1fr auto;gap:10px}
@media(max-width:900px){.search-grid{grid-template-columns:1fr 1fr}}
.search-panel select,.search-panel input{padding:11px 12px;border:1px solid var(--border);border-radius:3px;font-size:14px;font-family:inherit;width:100%}
.filter-drawer-toggle{display:none}
@media(max-width:900px){
  .filter-drawer-toggle{display:block;margin-bottom:14px}
}

/* Modal */
.vf-modal-overlay{display:none;position:fixed;inset:0;background:rgba(22,40,63,0.55);z-index:500;align-items:center;justify-content:center;padding:20px}
.vf-modal-overlay.open{display:flex}
.vf-modal{background:var(--white);max-width:480px;width:100%;padding:32px;border-radius:4px;max-height:90vh;overflow-y:auto}
.vf-modal .close-btn{float:right;background:none;border:none;font-size:20px;color:var(--text-light)}
.vf-modal h3{margin-bottom:8px}
.vf-modal .context-note{background:var(--ivory);border-radius:3px;padding:10px 14px;font-size:13px;color:var(--text-light);margin-bottom:18px}

/* Forms */
.vf-form label{display:block;font-size:12px;font-weight:700;color:var(--navy);text-transform:uppercase;letter-spacing:0.04em;margin-bottom:6px}
.vf-form input,.vf-form select,.vf-form textarea{width:100%;padding:12px 14px;border:1px solid var(--border);border-radius:3px;font-size:15px;margin-bottom:16px;font-family:inherit}
.vf-form .success-state{display:none;text-align:center}
.vf-form .success-state.show{display:block}
.vf-form .form-fields.hide{display:none}

/* Testimonials */
.quote-card{background:var(--white);border:1px solid var(--border);padding:26px;border-left:3px solid var(--copper)}
.quote-card .quote-text{font-family:Georgia,serif;font-size:16px;color:var(--charcoal);margin-bottom:14px;font-style:italic}
.quote-card .quote-name{font-size:13px;font-weight:700;color:var(--navy)}
.quote-card .quote-cat{font-size:11px;color:var(--text-light);text-transform:uppercase;letter-spacing:0.05em}

/* Article/content pages */
.page-hero{background:var(--navy);padding:64px 28px}
.page-hero-inner{max-width:820px;margin:0 auto;text-align:center}
.page-hero .eyebrow{color:var(--copper-light)}
.page-hero h1{color:var(--white);font-size:34px}
.article-body{max-width:740px;margin:0 auto;padding:56px 28px}
.article-body h2{font-size:23px;margin:36px 0 14px;padding-top:8px;border-top:1px solid var(--border)}
.article-body h2:first-child{border-top:none;padding-top:0;margin-top:0}
.article-body h3{font-size:18px;margin:22px 0 8px}
.article-body p{font-size:16px;margin-bottom:16px}
.article-body ol,.article-body ul{padding-left:22px;margin-bottom:16px}
.article-body li{margin-bottom:8px;font-size:15px}
.article-body strong{color:var(--navy)}

/* Bio */
.bio-hero{display:flex;align-items:center;gap:44px;max-width:1000px;margin:0 auto;padding:60px 28px;flex-wrap:wrap}
.bio-hero img{width:240px;height:240px;object-fit:cover;border-radius:4px}
.bio-hero .bio-text{flex:1;min-width:280px}
.bio-hero .bio-text h1{font-size:34px;margin-bottom:8px}
.bio-hero .bio-text .tagline{color:var(--copper-light);font-weight:700;font-size:13px;letter-spacing:0.04em;text-transform:uppercase;margin-bottom:14px}
.bio-hero .bio-text p{color:#C7D2E0;font-size:16px}
.client-values{display:grid;grid-template-columns:repeat(6,1fr);gap:14px;margin:32px 0}
@media(max-width:700px){.client-values{grid-template-columns:repeat(3,1fr)}}
.client-value{text-align:center;padding:16px 8px;background:var(--white);border:1px solid var(--border);border-radius:4px}
.client-value .letter{font-size:22px;color:var(--copper);font-family:Georgia,serif;margin-bottom:4px}
.client-value .word{font-size:10px;color:var(--text-light);text-transform:uppercase;letter-spacing:0.03em}
.brokerage-credit{display:flex;align-items:center;gap:10px;justify-content:center;margin-top:16px;padding-top:16px;border-top:1px solid rgba(255,255,255,0.1)}
.brokerage-credit img{height:16px;width:auto;opacity:0.9;filter:brightness(0) invert(1)}
.brokerage-credit span{font-size:11px;color:#9FB0C4}

/* Valuation band */
.cta-band{background:var(--navy);padding:52px 28px;text-align:center}
.cta-band h3{color:var(--white);font-size:24px;margin-bottom:10px}
.cta-band p{color:#C7D2E0;margin-bottom:24px}

/* Footer */
.site-footer{background:var(--navy);padding:52px 28px 24px;color:#9FB0C4}
.footer-inner{max-width:1180px;margin:0 auto;display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:36px}
.footer-inner h4{color:var(--white);font-size:12px;text-transform:uppercase;letter-spacing:0.06em;margin-bottom:14px}
.footer-inner a{display:block;color:#9FB0C4;font-size:14px;margin-bottom:9px}
.footer-inner a:hover{color:var(--copper-light)}
.footer-bottom{max-width:1180px;margin:36px auto 0;padding-top:22px;border-top:1px solid rgba(255,255,255,0.1);font-size:12px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px}
@media(max-width:800px){.footer-inner{grid-template-columns:1fr 1fr}}

/* Notice / empty / error states */
.notice{background:#FBEFE6;border:1px solid #EAD3BC;border-radius:4px;padding:16px 20px;font-size:14px;color:#6B4425}
.empty-state{text-align:center;padding:60px 28px;color:var(--text-light)}
.skeleton{background:linear-gradient(90deg,var(--border) 25%,#EFE9DC 50%,var(--border) 75%);background-size:200% 100%;animation:skeleton-loading 1.4s infinite}
@keyframes skeleton-loading{0%{background-position:200% 0}100%{background-position:-200% 0}}
@media(prefers-reduced-motion:reduce){.skeleton{animation:none}}

/* 404 */
.error-page{text-align:center;padding:120px 28px}
.error-page .code{font-family:Georgia,serif;font-size:72px;color:var(--copper)}