:root {
  --ink: #37443f;
  --ink-deep: #213b33;
  --ink-soft: #68716d;
  --aubergine: #51303f;
  --aubergine-deep: #351f2a;
  --terracotta: #a14a36;
  --terracotta-deep: #783225;
  --sage: #dce6da;
  --sand: #f2e5d2;
  --cream: #fffaf2;
  --paper: #ffffff;
  --gold: #d2a24a;
  --line: #d7d9d2;
  --shadow: 0 23px 56px rgba(53,31,42,.14);
  --radius: 16px;
  --shell: 1200px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--cream); font-family: "Segoe UI", "Helvetica Neue", Arial, sans-serif; font-size: 18px; line-height: 1.64; text-rendering: optimizeLegibility; }
button, input, textarea { font: inherit; }
img { display: block; max-width: 100%; }
a { color: inherit; }
h1, h2, h3, p, dl, dd { margin-top: 0; }
h1, h2, h3 { color: var(--ink-deep); line-height: 1.12; text-wrap: balance; }
h1 { margin-bottom: 24px; font-size: clamp(43px,4.45vw,53px); letter-spacing: -.042em; }
h2 { margin-bottom: 24px; font-size: clamp(32px,3.25vw,40px); letter-spacing: -.031em; }
h3 { margin-bottom: 8px; font-size: 22px; }
p { margin-bottom: 20px; }
.shell { width: min(calc(100% - 48px),var(--shell)); margin-inline: auto; }
.hero-layout > *, .route-row > *, .property-lines > *, .selling-layout > *, .feature-grid > *, .buying-layout > *, .trust-layout > *, .trust-facts > * { min-width: 0; }
.section { padding: 80px 0; }
.eyebrow, .contact-kicker { margin-bottom: 14px; color: var(--terracotta-deep); font-size: 13px; font-weight: 850; letter-spacing: .14em; line-height: 1.3; text-transform: uppercase; }
.skip-link { position: fixed; z-index: 1000; top: 12px; left: 12px; transform: translateY(-180%); padding: 10px 16px; border-radius: 7px; color: var(--paper); background: var(--aubergine-deep); font-weight: 800; }
.skip-link:focus { transform: translateY(0); }
.operator-bar { min-height: 34px; display: grid; place-items: center; padding: 7px 24px; color: var(--paper); background: var(--aubergine-deep); font-size: 13px; font-weight: 700; line-height: 1.35; text-align: center; }

.site-header { position: relative; z-index: 20; border-bottom: 1px solid var(--line); background: rgba(255,250,242,.98); }
.header-inner { min-height: 82px; display: grid; grid-template-columns: 74px minmax(190px,1fr) auto; align-items: center; gap: 24px; }
.brand { width: 68px; }
.brand img { width: 100%; height: 48px; object-fit: contain; }
.header-label { margin: 0; color: var(--aubergine-deep); font-size: 15px; font-weight: 850; letter-spacing: .03em; }
.main-nav { display: flex; align-items: center; justify-content: flex-end; gap: 21px; }
.main-nav a { padding: 10px 0 7px; border-bottom: 2px solid transparent; font-size: 15px; font-weight: 750; text-decoration: none; }
.main-nav a:hover, .main-nav a:focus-visible { color: var(--terracotta-deep); border-bottom-color: var(--terracotta); }
.menu-button { display: none; align-items: center; min-height: 46px; padding: 8px 12px; border: 1px solid var(--line); border-radius: 9px; color: var(--aubergine-deep); background: var(--paper); }
.menu-icon, .menu-icon::before, .menu-icon::after { width: 20px; height: 2px; display: block; position: relative; background: currentColor; }
.menu-icon::before, .menu-icon::after { content: ""; position: absolute; left: 0; }
.menu-icon::before { top: -6px; }
.menu-icon::after { top: 6px; }

.venue-banner { position: relative; height: 106px; margin: 0; overflow: hidden; background: var(--sand); }
.venue-banner img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 55%; }
.photo-frame { position: relative; margin: 0; overflow: hidden; border-radius: var(--radius); background: var(--sand); box-shadow: var(--shadow); }
.photo-frame img { width: 100%; height: 100%; object-fit: cover; }
figcaption { position: absolute; right: 10px; bottom: 10px; padding: 4px 8px; border-radius: 4px; color: var(--paper); background: rgba(53,31,42,.94); font-size: 11px; font-weight: 700; line-height: 1.25; }
.venue-banner figcaption { right: 16px; bottom: 9px; }

.hero { position: relative; padding: 58px 0 74px; overflow: hidden; background: linear-gradient(90deg,var(--cream) 0 62%,var(--sand) 62% 100%); }
.hero::after { content: ""; position: absolute; width: 280px; height: 280px; right: 7%; top: 40px; border: 1px solid rgba(81,48,63,.16); border-radius: 50%; }
.hero-layout, .route-row { position: relative; z-index: 1; }
.hero-layout { display: grid; grid-template-columns: .94fr 1.06fr; align-items: center; gap: 62px; }
.hero-copy { max-width: 565px; }
.hero-lead { color: var(--ink-soft); font-size: 20px; line-height: 1.57; }
.hero-photo { height: 360px; border-radius: 14px 58px 14px 14px; }
.hero-photo img { object-position: 48% 48%; }
.button { min-height: 54px; display: inline-flex; align-items: center; justify-content: center; padding: 13px 23px; border: 2px solid transparent; border-radius: 8px; font-weight: 800; line-height: 1.3; text-align: center; text-decoration: none; cursor: pointer; }
.button-primary { color: var(--paper); background: var(--terracotta); }
.button-primary:hover, .button-primary:focus-visible { background: var(--terracotta-deep); }

.route-row { display: grid; grid-template-columns: 1.2fr .9fr .9fr; gap: 12px; margin-top: 46px; }
.route { position: relative; min-height: 108px; display: flex; flex-direction: column; justify-content: center; gap: 4px; padding: 20px 62px 20px 23px; border: 1px solid var(--line); border-radius: 8px; background: var(--paper); text-decoration: none; }
.route span { color: var(--terracotta-deep); font-size: 12px; font-weight: 850; letter-spacing: .095em; text-transform: uppercase; }
.route strong { color: var(--ink-deep); font-size: 18px; line-height: 1.35; }
.route i { position: absolute; right: 19px; color: #dbddd7; font-size: 28px; font-style: normal; font-weight: 900; }
.route:hover, .route:focus-visible { border-color: var(--terracotta); background: var(--sand); }
.route-primary { border-color: var(--aubergine); background: var(--aubergine); }
.route-primary span { color: #f1cdbd; }
.route-primary strong { color: var(--paper); }
.route-primary i { color: rgba(255,255,255,.24); }
.route-primary:hover, .route-primary:focus-visible { background: var(--aubergine-deep); }

.property-section { background: var(--paper); }
.property-intro { max-width: 780px; margin-bottom: 42px; }
.property-intro > p:last-child { max-width: 700px; color: var(--ink-soft); font-size: 19px; }
.property-lines { border-top: 1px solid var(--line); }
.property-lines article { display: grid; grid-template-columns: 92px minmax(0,1fr); gap: 28px; align-items: start; padding: 28px 0; border-bottom: 1px solid var(--line); }
.property-lines span { color: var(--terracotta); font-size: 28px; font-weight: 900; line-height: 1; }
.property-lines article div { display: grid; grid-template-columns: .65fr 1.35fr; gap: 44px; }
.property-lines h3 { margin: 0; }
.property-lines p { margin: 0; color: var(--ink-soft); }

.selling-section { background: var(--sand); }
.selling-layout { display: grid; grid-template-columns: .9fr 1.1fr; gap: 72px; align-items: center; }
.selling-copy p:not(.eyebrow), .buying-copy p:not(.eyebrow) { color: var(--ink-soft); }
.selling-photo { height: 430px; border-radius: 58px 14px 14px 14px; }
.selling-photo img { object-position: 49% 50%; }
.text-link { display: inline-flex; align-items: center; gap: 10px; padding-bottom: 2px; border-bottom: 2px solid var(--terracotta); color: var(--terracotta-deep); font-weight: 850; text-decoration: none; }
.text-link:hover, .text-link:focus-visible { color: var(--aubergine-deep); border-color: var(--gold); }

.feature-band { padding: 72px 0; color: var(--paper); background: var(--aubergine); }
.feature-band .eyebrow { color: #f1cdbd; }
.feature-heading { max-width: 720px; margin-bottom: 36px; }
.feature-heading h2 { margin-bottom: 0; color: var(--paper); }
.feature-grid { display: grid; grid-template-columns: repeat(4,1fr); border-top: 1px solid rgba(255,255,255,.28); }
.feature-grid article { padding: 25px 26px 3px; border-left: 1px solid rgba(255,255,255,.28); }
.feature-grid article:first-child { padding-left: 0; border-left: 0; }
.feature-grid h3 { color: #f1cdbd; font-size: 18px; }
.feature-grid p { margin-bottom: 0; color: #f3e9ed; line-height: 1.5; }

.buying-section { background: var(--sage); }
.buying-layout { display: grid; grid-template-columns: 1.08fr .92fr; gap: 72px; align-items: center; }
.buying-photo { height: 430px; border-radius: 14px 14px 14px 58px; }
.buying-photo img { object-position: 48% 49%; }

.trust-section { padding: 58px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); background: var(--cream); }
.trust-layout { display: grid; grid-template-columns: .82fr 1.18fr; align-items: center; gap: 56px; }
.trust-layout h2 { margin-bottom: 0; font-size: clamp(30px,3vw,38px); }
.trust-facts { display: grid; grid-template-columns: repeat(3,1fr); margin: 0; }
.trust-facts div { min-height: 98px; display: flex; flex-direction: column; justify-content: center; padding: 10px 23px; border-left: 1px solid var(--line); }
.trust-facts dt { color: var(--terracotta); font-size: 13px; font-weight: 850; }
.trust-facts dd { margin: 4px 0 0; color: var(--ink-deep); font-size: 19px; font-weight: 800; line-height: 1.35; }

.form-section { padding-block: 84px; background: var(--sand); }
.form-shell { width: min(calc(100% - 48px),960px); }
.contact-form { padding: 48px; border-top: 6px solid var(--terracotta); border-radius: 14px 14px 0 0; background: var(--paper); box-shadow: var(--shadow); }
.contact-form h2 { margin-bottom: 24px; }
.intent-options { display: grid; grid-template-columns: repeat(3,1fr); gap: 10px; padding: 0; margin: 0 0 32px; border: 0; }
.intent-options label { position: relative; cursor: pointer; }
.intent-options input { position: absolute; width: 1px; height: 1px; opacity: 0; }
.intent-options span { min-height: 64px; display: flex; align-items: center; padding: 13px 16px; border: 2px solid var(--line); border-radius: 8px; color: var(--ink); background: var(--cream); font-weight: 750; line-height: 1.35; }
.intent-options input:checked + span { color: var(--paper); border-color: var(--aubergine); background: var(--aubergine); }
.intent-options input:focus-visible + span { outline: 3px solid var(--gold); outline-offset: 3px; }
.form-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 20px; }
.field { display: grid; gap: 7px; min-width: 0; }
.field-full { grid-column: 1 / -1; }
.field > span { color: var(--ink-deep); font-weight: 800; }
.field input, .field textarea { width: 100%; border: 2px solid #aeb6b1; border-radius: 8px; padding: 13px 15px; color: var(--ink); background: var(--paper); }
.field input { min-height: 56px; }
.field textarea { min-height: 158px; resize: vertical; }
.field input:focus, .field textarea:focus { border-color: var(--terracotta); outline: 3px solid rgba(210,162,74,.42); outline-offset: 1px; }
.field [aria-invalid="true"] { border-color: #972038; }
.field-error { min-height: 0; color: #861d31; font-size: 15px; font-weight: 750; }
.field-error:empty { display: none; }
.optional-details { margin: 26px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.optional-details summary { padding: 18px 2px; color: var(--terracotta-deep); font-weight: 850; cursor: pointer; }
.optional-details summary:focus-visible { outline: 3px solid var(--gold); outline-offset: 4px; }
.optional-grid { padding: 4px 0 26px; }
.consent { display: grid; grid-template-columns: 24px 1fr; gap: 12px; align-items: start; margin: 22px 0 4px; }
.consent input { width: 22px; height: 22px; margin: 3px 0 0; accent-color: var(--aubergine); }
.consent a { color: var(--terracotta-deep); font-weight: 850; }
.consent-error { display: block; margin: 0 0 18px 36px; }
.submit-button { border: 0; }
.form-status { min-height: 1.4em; margin: 14px 0 0; color: #27613b; font-weight: 800; }
.privacy-hint { margin: 8px 0 0; color: var(--ink-soft); font-size: 15px; }
.honeypot { position: absolute !important; left: -10000px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.sr-only { position: absolute !important; width: 1px !important; height: 1px !important; padding: 0 !important; margin: -1px !important; overflow: hidden !important; clip: rect(0,0,0,0) !important; white-space: nowrap !important; border: 0 !important; }
.personal-contact { padding: 42px 48px 44px; border-radius: 0 0 14px 14px; color: var(--paper); background: var(--aubergine-deep); box-shadow: var(--shadow); }
.personal-contact .contact-kicker { color: #f1cdbd; }
.personal-contact h2 { margin-bottom: 12px; color: var(--paper); font-size: 32px; }
.contact-name { margin-bottom: 18px; font-size: 20px; font-weight: 800; }
.contact-links { display: flex; flex-wrap: wrap; gap: 12px 34px; }
.contact-links a { color: var(--paper); font-size: 18px; font-weight: 800; overflow-wrap: anywhere; text-decoration-thickness: 1px; text-underline-offset: 4px; }
.contact-links span { color: #f1cdbd; font-size: 13px; letter-spacing: .08em; text-transform: uppercase; }
.site-footer { padding: 27px 0; color: var(--paper); background: #251720; font-size: 14px; }
.footer-inner { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.footer-inner p { margin: 0; }
.footer-inner nav { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: 12px 22px; }
.footer-inner a { color: var(--paper); }
:focus-visible { outline: 3px solid var(--gold); outline-offset: 3px; }

@media (max-width: 1080px) {
  .shell { width: min(calc(100% - 40px),var(--shell)); }
  .header-inner { grid-template-columns: 66px minmax(180px,1fr) auto; gap: 17px; }
  .main-nav { gap: 14px; }
  .main-nav a { font-size: 14px; }
  .hero-layout { gap: 42px; }
  .hero-photo { height: 335px; }
  .selling-layout, .buying-layout { gap: 48px; }
}

@media (max-width: 880px) {
  .header-inner { position: relative; grid-template-columns: 66px 1fr auto; }
  .menu-button { display: inline-flex; justify-self: end; }
  .main-nav { position: absolute; top: calc(100% - 1px); left: 0; right: 0; display: none; grid-template-columns: 1fr 1fr; gap: 8px; padding: 16px; border: 1px solid var(--line); background: var(--cream); box-shadow: var(--shadow); }
  .main-nav[data-open="true"] { display: grid; }
  .main-nav a { padding: 12px; border: 1px solid var(--line); border-radius: 7px; background: var(--paper); }
  .hero { background: linear-gradient(180deg,var(--cream) 0 58%,var(--sand) 58% 100%); }
  .hero-layout, .selling-layout, .buying-layout, .trust-layout { grid-template-columns: 1fr; }
  .hero-copy { max-width: 710px; }
  .hero-photo { height: 305px; }
  .route-row { grid-template-columns: 1fr; }
  .property-lines article div { grid-template-columns: .8fr 1.2fr; gap: 28px; }
  .selling-photo, .buying-photo { height: 365px; }
  .feature-grid { grid-template-columns: repeat(2,1fr); gap: 1px; background: rgba(255,255,255,.25); }
  .feature-grid article, .feature-grid article:first-child { padding: 24px; border: 0; background: var(--aubergine); }
}

@media (max-width: 600px) {
  body { font-size: 17px; }
  .shell, .form-shell { width: min(calc(100% - 28px),var(--shell)); }
  .section { padding: 62px 0; }
  .operator-bar { min-height: 42px; padding-inline: 14px; }
  .header-inner { min-height: 76px; grid-template-columns: 54px minmax(0,1fr) auto; gap: 12px; }
  .brand { width: 52px; }
  .brand img { height: 42px; }
  .header-label { max-width: 165px; font-size: 14px; line-height: 1.22; }
  .main-nav { grid-template-columns: 1fr; }
  .venue-banner { height: 82px; }
  .venue-banner img { object-position: 46% 54%; }
  .venue-banner figcaption { right: 8px; bottom: 7px; }
  .hero { padding: 42px 0 58px; background: linear-gradient(180deg,var(--cream) 0 61%,var(--sand) 61% 100%); }
  .hero::after { display: none; }
  .hero-layout { gap: 28px; }
  h1 { font-size: clamp(33px,9.4vw,37px); overflow-wrap: break-word; }
  h2 { font-size: clamp(28px,8.3vw,32px); }
  .hero-lead { font-size: 18px; }
  .button { width: 100%; }
  .hero-photo { height: 230px; grid-row: 2; border-radius: 12px 42px 12px 12px; }
  .hero-photo img { object-position: 48% 46%; }
  .route-row { margin-top: 30px; }
  .route { min-height: 88px; }
  .property-lines article { grid-template-columns: 52px minmax(0,1fr); gap: 14px; padding: 24px 0; }
  .property-lines span { font-size: 21px; }
  .property-lines article div { grid-template-columns: 1fr; gap: 9px; }
  .selling-layout, .buying-layout { gap: 32px; }
  .selling-photo, .buying-photo { height: 240px; grid-row: 2; }
  .selling-photo { border-radius: 42px 12px 12px 12px; }
  .selling-photo img { object-position: 48% 49%; }
  .buying-copy { grid-row: 1; }
  .buying-photo { border-radius: 12px 12px 12px 42px; }
  .buying-photo img { object-position: 50% 48%; }
  .feature-band { padding: 58px 0; }
  .feature-grid { grid-template-columns: 1fr; }
  .feature-grid article, .feature-grid article:first-child { padding: 21px 0; border-top: 1px solid rgba(255,255,255,.28); }
  .trust-facts { grid-template-columns: 1fr; }
  .trust-facts div { min-height: 76px; padding-inline: 0; border-left: 0; border-top: 1px solid var(--line); }
  .contact-form, .personal-contact { padding: 34px 18px; }
  .intent-options, .form-grid { grid-template-columns: 1fr; }
  .intent-options span { min-height: 54px; }
  .field textarea { min-height: 150px; }
  .consent { grid-template-columns: 24px minmax(0,1fr); }
  .consent-error { margin-left: 0; }
  .personal-contact h2 { font-size: 28px; }
  .contact-links { display: grid; gap: 14px; }
  .footer-inner { align-items: flex-start; flex-direction: column; }
  .footer-inner nav { justify-content: flex-start; }
}

@media (max-width: 340px) {
  .shell, .form-shell { width: min(calc(100% - 22px),var(--shell)); }
  .header-label { max-width: 140px; font-size: 12.5px; }
  h1 { font-size: 32px; }
  h2 { font-size: 28px; }
  .route { padding-right: 52px; }
  .contact-form, .personal-contact { padding-inline: 14px; }
  .contact-links a { font-size: 16px; }
  .optional-details summary, .consent span { overflow-wrap: anywhere; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
}