/* ==========================================================================
   Corleone Enterprises — shared stylesheet
   Every page links this. Page-specific rules go in that page's <style>.
   ========================================================================== */

:root{
  --forest:#14301F;
  --forest-deep:#0D2115;
  --moss:#2F5D42;
  --paper:#F4F5F1;
  --paper-deep:#E9EBE3;
  --brass:#A8823C;
  --brass-lt:#C29C4E;
  --line:#CDD2C4;
  --line-dk:#3E6A50;
  --ink:#1B2A20;
  --muted:#5A6B5E;
  --muted-lt:#A9BCAE;
  --display:"Cormorant Garamond",Georgia,serif;
  --body:"Montserrat",system-ui,-apple-system,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:104px}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *{animation:none!important;transition:none!important}
  .logo-svg .morph{stroke-dashoffset:0!important}
  .logo-svg .morph.gild{opacity:0!important}
  .hero h1 .reveal,.badges li{opacity:1!important;transform:none!important}
  .hero h1 .hot::after{transform:scaleX(1)!important}
  .rv{opacity:1!important;transform:none!important}
  .bracket::before,.bracket::after{opacity:.85!important}
  .platfield .parcel-fill{opacity:.05!important}
  .steps::after{width:100%!important}
  .divider .flow{stroke-dasharray:none!important;opacity:.5!important}
  tbody tr,.terms li{opacity:1!important;transform:none!important}
  .sec h2::after,.letter h2::after,.offer h2::after{width:62px!important}
  .ping{display:none}
  .mobile-cta{transform:none!important}
  .desk{opacity:1!important;transform:none!important}
  .ticker-track{animation:none!important}
  .letter::before,.offer::before{animation:none!important}
  .progress.done{animation:none!important}
}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--body);font-size:16px;line-height:1.6;-webkit-font-smoothing:antialiased}
.wrap{max-width:1120px;margin:0 auto;padding:0 24px}
.narrow{max-width:760px}
a{color:inherit}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px}
h2{font-family:var(--display);font-weight:400;letter-spacing:-.005em}

/* masthead */
.masthead{border-bottom:1px solid var(--line);background:var(--paper);position:sticky;top:0;z-index:20}
.masthead .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding:16px 24px}
.mark{font-family:var(--display);font-size:23px;letter-spacing:.02em;color:var(--forest);text-decoration:none;line-height:1.15}
.mark-txt{display:block}
.mark-txt span{display:block;font-family:var(--body);font-size:10px;letter-spacing:.16em;color:var(--muted);margin-top:1px}
.head-r{display:flex;align-items:center;gap:20px}
.tel{font-size:14px;font-weight:500;text-decoration:none;color:var(--moss);white-space:nowrap}
.tel:hover{color:var(--brass)}
.head-cta{background:var(--forest);color:var(--paper);font-size:13px;font-weight:500;padding:11px 20px;text-decoration:none;transition:background .18s}
.head-cta:hover{background:var(--moss)}

/* ---- site-wide plat survey field ---- */
.platfield{position:fixed;inset:0;width:100%;height:100%;z-index:0;pointer-events:none;opacity:.6}
.platfield .grid-line{stroke:var(--forest);stroke-width:.7;opacity:.09}
.platfield .grid-sub{stroke:var(--forest);stroke-width:.5;opacity:.045;stroke-dasharray:3 5}
.platfield .parcel-fill{fill:var(--brass);opacity:0;animation:surveyed 14s ease-in-out infinite}
.platfield .parcel-fill:nth-of-type(2){animation-delay:3.5s}
.platfield .parcel-fill:nth-of-type(3){animation-delay:7s}
.platfield .parcel-fill:nth-of-type(4){animation-delay:10.5s}
.platfield .corner{fill:var(--brass);opacity:.3}
.platfield .drift{animation:platDrift 70s linear infinite}
@keyframes surveyed{0%,100%{opacity:0}18%,30%{opacity:.07}}
@keyframes platDrift{from{transform:translate3d(0,0,0)}to{transform:translate3d(-120px,-120px,0)}}
.masthead,main,footer{position:relative;z-index:1}

/* ---- contour section dividers ---- */
.divider{display:block;width:100%;height:70px;margin:0;overflow:hidden;line-height:0}
.divider svg{width:100%;height:100%;display:block}
.divider path{fill:none;stroke:var(--moss);stroke-width:1.4;opacity:.28}
.divider .c2{opacity:.16}
.divider .c3{opacity:.09}
.divider .flow{
  stroke:var(--brass);stroke-width:1.8;opacity:.85;
  stroke-dasharray:14 420;stroke-dashoffset:0;
  animation:trace 7s linear infinite;
}
@keyframes trace{to{stroke-dashoffset:-868}}
.divider .sway-a{animation:swayA 18s ease-in-out infinite alternate}
.divider .sway-b{animation:swayB 24s ease-in-out infinite alternate}
@keyframes swayA{from{transform:translateY(0)}to{transform:translateY(7px)}}
@keyframes swayB{from{transform:translateY(0)}to{transform:translateY(-9px)}}
.divider--dark path{stroke:#5D8A6E;opacity:.3}
.divider--dark .c2{opacity:.18}
.divider--dark .c3{opacity:.1}

/* ---- counting figures ---- */
.count{font-variant-numeric:tabular-nums}
tr.total td:last-child{transition:background .5s ease}
tr.total.hit td:last-child{background:rgba(168,130,60,.3)}

/* ---- process ---- */
.steps{position:relative}
.steps::after{
  content:"";position:absolute;top:0;left:0;height:2px;width:0;
  background:linear-gradient(90deg,var(--brass),rgba(168,130,60,.15));
  transition:width 1.8s cubic-bezier(.2,.7,.2,1) .25s;
}
.steps.in::after{width:100%}
.step .n{transition:transform .5s cubic-bezier(.3,1.4,.5,1),color .4s}
.step:hover .n{transform:translateY(-4px) scale(1.12);color:var(--brass-lt)}

/* ---- card hover lift ---- */
.parcel{transition:transform .35s cubic-bezier(.2,.7,.2,1)}
.parcel--land:hover{transform:translateY(-4px)}
.parcel--comm:hover{transform:translateY(-4px)}
.pick{position:relative;overflow:hidden}
.pick::after{
  content:"";position:absolute;inset:0;background:rgba(255,255,255,.16);
  transform:translateX(-101%);transition:transform .45s cubic-bezier(.2,.7,.2,1);
}
.pick:hover::after{transform:translateX(0)}

/* ---- form field focus ---- */
.field{position:relative}
.field input,.field select,.field textarea{transition:border-color .3s}
.field::after{
  content:"";position:absolute;left:0;bottom:0;height:2px;width:0;
  background:var(--brass);transition:width .4s cubic-bezier(.2,.7,.2,1);
}
.field:focus-within::after{width:100%}

/* ---- faq accordion ---- */
details summary{transition:color .25s,padding-left .3s}
details summary:hover{color:var(--brass);padding-left:6px}
details[open] summary{color:var(--brass)}
details summary::after{transition:transform .3s}
details[open] summary::after{transform:rotate(180deg)}
details[open] p{animation:slideDown .4s ease-out}
@keyframes slideDown{from{opacity:0;transform:translateY(-8px)}to{opacity:1;transform:none}}

/* ---- badges ---- */
.badges li{opacity:0;animation:rise .6s cubic-bezier(.2,.7,.2,1) forwards}
.badges li:nth-child(1){animation-delay:.55s}
.badges li:nth-child(2){animation-delay:.68s}
.badges li:nth-child(3){animation-delay:.81s}
.badges li:nth-child(4){animation-delay:.94s}
.badges li::before{animation:blip 3.4s ease-in-out infinite}
.badges li:nth-child(2)::before{animation-delay:.4s}
.badges li:nth-child(3)::before{animation-delay:.8s}
.badges li:nth-child(4)::before{animation-delay:1.2s}
@keyframes blip{0%,88%,100%{opacity:1}92%{opacity:.25}}

/* ---- scroll progress ---- */
.progress{position:static;width:100%;height:3px;background:transparent}
.progress.done{height:3px}
.progress::after{display:none}
@keyframes tipGlow{0%,100%{box-shadow:0 0 6px 1px rgba(63,161,104,.7)}50%{box-shadow:0 0 13px 3px rgba(63,161,104,.95)}}

/* ---- masthead condenses on scroll ---- */
.masthead{transition:box-shadow .3s ease,background .3s ease}
.masthead .wrap{transition:padding .3s cubic-bezier(.2,.7,.2,1)}
.masthead.tight{box-shadow:0 1px 0 var(--line),0 6px 24px rgba(20,48,31,.07);background:rgba(244,245,241,.94);backdrop-filter:blur(9px)}
.masthead.tight .wrap{padding-top:10px;padding-bottom:10px}
.masthead.tight .logo-svg{width:31px;height:31px}
.logo-svg{transition:width .3s ease,height .3s ease}

/* ---- headings draw a brass rule ---- */
.sec h2,.letter h2,.offer h2{position:relative;display:inline-block;padding-bottom:12px}
.sec h2::after,.letter h2::after,.offer h2::after{
  content:"";position:absolute;left:0;bottom:0;height:2px;width:0;background:var(--brass);
  transition:width 1s cubic-bezier(.2,.7,.2,1) .2s;
}
.sec.in h2::after,.letter.in h2::after,.offer.in h2::after{width:62px}

/* ---- table rows deal in ---- */
tbody tr{opacity:0;transform:translateX(-10px);transition:opacity .5s ease,transform .5s cubic-bezier(.2,.7,.2,1)}
.in tbody tr{opacity:1;transform:none}
.in tbody tr:nth-child(1){transition-delay:.10s}
.in tbody tr:nth-child(2){transition-delay:.18s}
.in tbody tr:nth-child(3){transition-delay:.26s}
.in tbody tr:nth-child(4){transition-delay:.34s}
.in tbody tr:nth-child(5){transition-delay:.42s}
.in tbody tr:nth-child(6){transition-delay:.52s}
tr.total td:last-child{position:relative;overflow:hidden}
tr.total.hit td:last-child::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(100deg,transparent,rgba(255,255,255,.6),transparent);
  animation:sheen 1.2s ease-out 1;
}

/* ---- terms rows stagger ---- */
.terms li{opacity:0;transform:translateY(8px);transition:opacity .45s ease,transform .45s cubic-bezier(.2,.7,.2,1)}
.in .terms li{opacity:1;transform:none}
.in .terms li:nth-child(1){transition-delay:.14s}
.in .terms li:nth-child(2){transition-delay:.22s}
.in .terms li:nth-child(3){transition-delay:.30s}
.in .terms li:nth-child(4){transition-delay:.38s}

/* ---- radar ping ---- */
.letter{position:relative;overflow:hidden}
.ping{position:absolute;top:50%;right:6%;width:340px;height:340px;transform:translateY(-50%);pointer-events:none;opacity:.5}
.ping circle{fill:none;stroke:var(--brass);stroke-width:1;transform-origin:170px 170px;
  animation:ripple 5s cubic-bezier(.2,.6,.3,1) infinite}
.ping circle:nth-child(2){animation-delay:1.25s}
.ping circle:nth-child(3){animation-delay:2.5s}
.ping circle:nth-child(4){animation-delay:3.75s}
.ping .hub{fill:var(--brass);stroke:none;animation:hubPulse 2.5s ease-in-out infinite}
@keyframes ripple{0%{transform:scale(.12);opacity:.85}100%{transform:scale(1);opacity:0}}
@keyframes hubPulse{0%,100%{opacity:.9}50%{opacity:.35}}

/* ---- sticky mobile CTA ---- */
.mobile-cta{
  position:fixed;left:0;right:0;bottom:0;z-index:50;display:none;
  padding:11px 16px calc(11px + env(safe-area-inset-bottom));
  background:rgba(13,33,21,.96);backdrop-filter:blur(10px);
  transform:translateY(110%);transition:transform .4s cubic-bezier(.2,.7,.2,1);
}
.mobile-cta.show{transform:translateY(0)}
.mobile-cta a{
  display:block;text-align:center;background:var(--brass);color:var(--forest-deep);
  font-size:16px;font-weight:600;padding:15px;text-decoration:none;
  position:relative;overflow:hidden;
}
.mobile-cta a::after{
  content:"";position:absolute;top:0;left:-60%;width:40%;height:100%;
  background:linear-gradient(100deg,transparent,rgba(255,255,255,.42),transparent);
  animation:sheen 4.5s ease-in-out infinite;
}
@media (max-width:860px){.mobile-cta{display:block}body{padding-bottom:4px}}

/* ---- hero ---- */
.hero h1 .hot{color:var(--brass);position:relative}
.hero h1 .hot::after{
  content:"";position:absolute;left:0;right:0;bottom:.08em;height:3px;
  background:var(--brass);opacity:.28;transform:scaleX(0);transform-origin:left;
  animation:underline 1s cubic-bezier(.2,.7,.2,1) .85s forwards;
}
@keyframes underline{to{transform:scaleX(1)}}

.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center}
.hero-copy{min-width:0}

.desk{
  position:relative;background:var(--forest-deep);color:var(--paper);
  padding:26px 26px 28px;min-width:0;
  box-shadow:0 24px 60px rgba(13,33,21,.22),0 2px 0 var(--brass);
  opacity:0;transform:translateY(26px) scale(.98);
  animation:deskIn 1s cubic-bezier(.2,.7,.2,1) .35s forwards;
}
@keyframes deskIn{to{opacity:1;transform:none}}
.desk::before{
  content:"";position:absolute;inset:0;pointer-events:none;
  background:radial-gradient(120% 80% at 78% 0%,rgba(168,130,60,.20),transparent 62%);
}
.desk-head{display:flex;justify-content:space-between;align-items:center;gap:12px;
  padding-bottom:14px;border-bottom:1px solid var(--line-dk);margin-bottom:20px;position:relative}
.desk-head h3{font-family:var(--body);font-size:11.5px;letter-spacing:.16em;
  color:var(--brass);margin:0;font-weight:600}
.live{display:flex;align-items:center;gap:7px;font-size:11px;color:var(--muted-lt);letter-spacing:.08em}
.live span{width:7px;height:7px;border-radius:50%;background:#5FD08A;animation:blink 2.2s ease-in-out infinite;
  box-shadow:0 0 0 0 rgba(95,208,138,.6)}
@keyframes blink{0%,100%{box-shadow:0 0 0 0 rgba(95,208,138,.55)}50%{box-shadow:0 0 0 7px rgba(95,208,138,0)}}

.desk label{display:block;font-size:11.5px;color:var(--muted-lt);margin-bottom:9px;position:relative}
.slider-row{display:flex;align-items:baseline;gap:10px;margin-bottom:6px;position:relative}
.slider-val{font-family:var(--display);font-size:40px;color:var(--paper);line-height:1;font-variant-numeric:tabular-nums}
.slider-tag{font-size:11.5px;color:var(--muted-lt)}
input[type=range]{
  -webkit-appearance:none;appearance:none;width:100%;height:3px;background:var(--line-dk);
  outline:none;margin:16px 0 22px;position:relative;
}
input[type=range]::-webkit-slider-thumb{
  -webkit-appearance:none;width:22px;height:22px;border-radius:50%;background:var(--brass);
  cursor:grab;border:3px solid var(--forest-deep);box-shadow:0 0 0 0 rgba(168,130,60,.5);
  transition:box-shadow .25s,transform .15s;
}
input[type=range]::-webkit-slider-thumb:hover{transform:scale(1.12);box-shadow:0 0 0 9px rgba(168,130,60,.16)}
input[type=range]::-moz-range-thumb{width:22px;height:22px;border-radius:50%;background:var(--brass);
  cursor:grab;border:3px solid var(--forest-deep)}

.bars{position:relative}
.bar-row{margin-bottom:17px}
.bar-top{display:flex;justify-content:space-between;align-items:baseline;gap:10px;margin-bottom:7px}
.bar-lbl{font-size:12.5px;color:var(--muted-lt)}
.bar-num{font-size:15px;font-weight:600;color:var(--paper);font-variant-numeric:tabular-nums}
.bar-track{height:9px;background:rgba(255,255,255,.07);overflow:hidden}
.bar-fill{height:100%;width:0;transition:width .7s cubic-bezier(.2,.7,.2,1)}
.bar-fill.mls{background:linear-gradient(90deg,#4A6B56,#3E6A50)}
.bar-fill.us{background:linear-gradient(90deg,var(--brass),var(--brass-lt));position:relative;overflow:hidden}
.bar-fill.us::after{content:"";position:absolute;top:0;left:-50%;width:45%;height:100%;
  background:linear-gradient(100deg,transparent,rgba(255,255,255,.55),transparent);
  animation:sheen 3.2s ease-in-out infinite}
.delta{
  margin-top:20px;padding-top:16px;border-top:1px solid var(--line-dk);
  display:flex;justify-content:space-between;align-items:baseline;gap:12px;position:relative;
}
.delta-lbl{font-size:12.5px;color:var(--muted-lt)}
.delta-num{font-family:var(--display);font-size:32px;color:var(--brass);line-height:1;font-variant-numeric:tabular-nums}
.desk-fine{font-size:11px;color:#7E9488;margin:14px 0 0;line-height:1.5;position:relative}

/* ---- marquee ticker ---- */
.ticker{
  background:var(--forest);color:var(--paper);padding:15px 0;overflow:hidden;
  border-top:1px solid var(--moss);border-bottom:1px solid var(--moss);
  -webkit-mask-image:linear-gradient(90deg,transparent,#000 7%,#000 93%,transparent);
  mask-image:linear-gradient(90deg,transparent,#000 7%,#000 93%,transparent);
}
.ticker-track{display:flex;width:max-content;animation:slide 46s linear infinite}
.ticker:hover .ticker-track{animation-play-state:paused}
.ticker-item{
  display:flex;align-items:center;gap:11px;padding:0 30px;white-space:nowrap;
  font-size:13px;letter-spacing:.07em;color:#BFD0C5;
}
.ticker-item::before{content:"";width:5px;height:5px;background:var(--brass);flex:none;transform:rotate(45deg)}
@keyframes slide{from{transform:translateX(0)}to{transform:translateX(-50%)}}

/* ---- glow on dark sections ---- */
.letter::before,.offer::before{
  content:"";position:absolute;pointer-events:none;
  width:620px;height:620px;border-radius:50%;
  background:radial-gradient(circle,rgba(168,130,60,.13),transparent 68%);
}
.letter::before{top:-220px;left:-160px;animation:float 20s ease-in-out infinite alternate}
.offer{position:relative;overflow:hidden}
.offer::before{bottom:-260px;right:-180px;animation:float 26s ease-in-out infinite alternate-reverse}
@keyframes float{from{transform:translate(0,0)}to{transform:translate(60px,44px)}}
.offer .wrap,.letter .wrap{position:relative;z-index:1}

@media (max-width:980px){
  .hero-grid{grid-template-columns:1fr;gap:38px}
  .slider-val{font-size:34px}
}

/* ---- scroll reveal ---- */
.rv{opacity:0;transform:translateY(22px);transition:opacity .75s cubic-bezier(.2,.7,.2,1),transform .75s cubic-bezier(.2,.7,.2,1)}
.rv.in{opacity:1;transform:none}
.rv-d1{transition-delay:.09s}.rv-d2{transition-delay:.18s}.rv-d3{transition-delay:.27s}

/* ---- surveyed corner brackets ---- */
.bracket{position:relative}
.bracket::before,.bracket::after{
  content:"";position:absolute;width:16px;height:16px;
  border-color:var(--brass);opacity:0;transition:opacity .6s ease .35s;
}
.bracket::before{top:-1px;left:-1px;border-top:1.5px solid;border-left:1.5px solid}
.bracket::after{bottom:-1px;right:-1px;border-bottom:1.5px solid;border-right:1.5px solid}
.bracket.in::before,.bracket.in::after{opacity:.85}

/* ---- animated logo mark ---- */
.mark{display:flex;align-items:center;gap:12px}
.logo-svg{width:38px;height:38px;flex:none;overflow:visible}
.logo-svg .bezel{
  fill:none;stroke:var(--brass);stroke-width:1;opacity:.6;
  stroke-dasharray:1.6 4.2;transform-origin:center;
  animation:spin 34s linear infinite;
}
.logo-svg .hexline{fill:none;stroke:var(--brass);stroke-width:1.2;opacity:.5}
.logo-svg .morph{stroke-linejoin:round}
.logo-svg .morph.base{fill:rgba(168,130,60,.12);stroke:var(--forest);stroke-width:2.1}
.logo-svg .morph.gild{fill:rgba(240,216,156,.30);stroke:#F0D89C;stroke-width:2.3}
@keyframes draw{to{stroke-dashoffset:0}}
@keyframes spin{to{transform:rotate(360deg)}}
@keyframes fadeIn{to{opacity:1}}
@keyframes pinIn{from{opacity:0;transform:scale(0)}to{opacity:1;transform:scale(1)}}

/* ---- hero block ---- */
.hero{padding:84px 0 60px;position:relative;overflow:hidden}
.hero .wrap{position:relative;z-index:1}
.hero h1 .reveal{display:inline-block;opacity:0;transform:translateY(16px);animation:rise .85s cubic-bezier(.2,.7,.2,1) forwards}
.hero h1 .reveal:nth-child(2){animation-delay:.13s}
.hero h1 .reveal:nth-child(3){animation-delay:.26s}
@keyframes rise{to{opacity:1;transform:translateY(0)}}
.hero h1{font-family:var(--display);font-weight:400;font-size:clamp(2.6rem,7vw,4.7rem);line-height:1.03;margin:0 0 24px;max-width:15ch;color:var(--forest);letter-spacing:-.015em}
.hero p{max-width:54ch;font-size:17.5px;color:var(--muted);margin:0}
.hero .states{margin-top:32px;padding-top:18px;border-top:1px solid var(--line);font-size:13.5px;color:var(--muted);max-width:54ch}
.hero-cta{display:flex;flex-wrap:wrap;align-items:center;gap:14px 18px;margin-top:34px}
.btn-xl{
  display:inline-block;background:var(--brass);color:var(--forest-deep);
  font-family:var(--body);font-size:18px;font-weight:600;letter-spacing:.01em;
  padding:21px 46px;text-decoration:none;border:none;cursor:pointer;position:relative;overflow:hidden;
  box-shadow:0 3px 0 rgba(20,48,31,.28);transition:transform .16s ease,background .16s ease,box-shadow .16s ease;
}
.btn-xl::after,.send::after{
  content:"";position:absolute;top:0;left:-60%;width:40%;height:100%;
  background:linear-gradient(100deg,transparent,rgba(255,255,255,.45),transparent);
  animation:sheen 4.5s ease-in-out infinite;
}
@keyframes sheen{0%,62%{left:-60%}82%,100%{left:130%}}
.btn-xl:hover{background:var(--brass-lt);transform:translateY(-2px);box-shadow:0 5px 0 rgba(20,48,31,.28)}
.btn-xl:active{transform:translateY(1px);box-shadow:0 1px 0 rgba(20,48,31,.28)}
.btn-ghost{font-size:15px;font-weight:500;color:var(--moss);text-decoration:none;border-bottom:1px solid var(--line);padding-bottom:2px}
.btn-ghost:hover{color:var(--brass);border-bottom-color:var(--brass)}
.badges{list-style:none;display:flex;flex-wrap:wrap;gap:10px 26px;padding:0;margin:30px 0 0;border-top:1px solid var(--line);padding-top:18px;max-width:60ch}
.badges li{font-size:13.5px;color:var(--muted);display:flex;align-items:center;gap:8px}
.badges li::before{content:"";width:5px;height:5px;background:var(--brass);flex:none}

/* ---- parcel split ---- */
.split{border-top:1px solid var(--line)}
.split-inner{display:grid;grid-template-columns:1fr 1fr}
.parcel{padding:58px 48px 54px}
.parcel--land{background:var(--paper-deep);border-right:1px solid var(--forest)}
.parcel--comm{background:var(--forest);color:var(--paper)}
.parcel h2{font-weight:500;font-size:clamp(1.9rem,3.4vw,2.5rem);margin:0 0 4px;color:var(--forest)}
.parcel--comm h2{color:var(--paper)}
.kind{font-size:12.5px;letter-spacing:.13em;color:var(--brass);margin-bottom:20px}
.parcel p{font-size:15.5px;color:var(--muted);margin:0 0 24px;max-width:38ch}
.parcel--comm p{color:var(--muted-lt)}
.terms{list-style:none;margin:0 0 30px;padding:0;border-top:1px solid var(--line)}
.parcel--comm .terms{border-top-color:var(--line-dk)}
.terms li{display:flex;justify-content:space-between;gap:14px;padding:11px 0;border-bottom:1px solid var(--line);font-size:14px}
.parcel--comm .terms li{border-bottom-color:var(--line-dk)}
.terms .k{color:var(--muted)}
.parcel--comm .terms .k{color:var(--muted-lt)}
.terms .v{color:var(--forest);font-weight:500;text-align:right}
.parcel--comm .terms .v{color:var(--paper)}
.pick{display:inline-block;background:var(--forest);color:var(--paper);font-family:var(--body);font-size:14px;font-weight:500;border:none;padding:14px 26px;cursor:pointer;transition:background .18s}
.pick:hover{background:var(--moss)}
.parcel--comm .pick{background:var(--brass);color:var(--forest-deep);font-weight:600}
.parcel--comm .pick:hover{background:var(--brass-lt)}

/* ---- generic section ---- */
.sec{padding:76px 0}
.sec--tint{background:var(--paper-deep);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.sec h2{font-size:clamp(1.9rem,3.6vw,2.5rem);color:var(--forest);margin:0 0 14px}
.sec .sub{color:var(--muted);max-width:56ch;margin:0 0 40px;font-size:15.5px}

/* ---- comparison ---- */
.cmp-switch{display:flex;border:1px solid var(--line);width:fit-content;margin-bottom:30px;background:var(--paper)}
.cmp-switch button{background:transparent;border:none;font-family:var(--body);font-size:13.5px;font-weight:500;color:var(--muted);padding:11px 24px;cursor:pointer}
.cmp-switch button[aria-pressed="true"]{background:var(--forest);color:var(--paper)}
table{width:100%;border-collapse:collapse;font-size:14.5px;background:var(--paper)}
caption{text-align:left;font-size:13px;color:var(--muted);padding-bottom:10px}
th,td{padding:13px 16px;border-bottom:1px solid var(--line);text-align:left}
thead th{font-size:12.5px;font-weight:600;color:var(--forest);border-bottom:1px solid var(--forest)}
thead th:last-child{background:var(--forest);color:var(--paper)}
td:last-child{background:rgba(20,48,31,.05);font-weight:500;color:var(--forest)}
tbody th{font-weight:400;color:var(--muted)}
tr.total td,tr.total th{border-bottom:none;font-size:16px;font-weight:600;color:var(--forest);padding-top:18px}
tr.total td:last-child{color:var(--forest);background:rgba(168,130,60,.16)}

/* ---- process ---- */
.steps{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line)}
.step{padding:26px 24px 30px 0;border-right:1px solid var(--line)}
.step:last-child{border-right:none;padding-right:0}
.step:not(:first-child){padding-left:24px}
.step .n{font-family:var(--display);font-size:32px;color:var(--brass);line-height:1;display:block;margin-bottom:12px}
.step h3{font-size:14.5px;font-weight:600;margin:0 0 8px;color:var(--forest)}
.step p{font-size:14px;color:var(--muted);margin:0}

/* ---- letter ---- */
.letter{background:var(--forest);color:var(--paper);padding:70px 0}
.letter h2{color:var(--paper);font-size:clamp(1.9rem,3.6vw,2.6rem);margin:0 0 16px}
.letter p{color:var(--muted-lt);max-width:58ch;font-size:16px;margin:0 0 18px}
.letter .cols{display:grid;grid-template-columns:1fr 1fr;gap:40px;margin-top:34px;padding-top:30px;border-top:1px solid var(--line-dk)}
.letter h3{font-size:14px;font-weight:600;color:var(--brass);margin:0 0 10px}
.letter .cols p{font-size:14.5px;margin:0}

/* ---- proof ---- */
.proof{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line);margin-bottom:44px}
.stat{padding:26px 24px 28px 0;border-right:1px solid var(--line)}
.stat:last-child{border-right:none}
.stat:not(:first-child){padding-left:24px}
.stat .big{font-family:var(--display);font-size:32px;color:var(--brass);line-height:1;display:block;margin-bottom:12px}
.stat p{font-size:14.5px;color:var(--muted);margin:0}
.stat p strong{display:block;color:var(--forest);font-weight:600;margin-bottom:5px}
.quotes{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}
.quote{border-left:2px solid var(--brass);padding:4px 0 4px 20px}
.quote p{font-family:var(--display);font-size:19px;line-height:1.45;color:var(--forest);margin:0 0 12px}
.quote .who{font-size:13px;color:var(--muted)}

/* ---- faq ---- */
details{border-bottom:1px solid var(--line)}
summary{cursor:pointer;padding:18px 0;font-size:16px;font-weight:500;color:var(--forest);list-style:none;display:flex;justify-content:space-between;gap:20px;align-items:baseline}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";font-family:var(--display);font-size:24px;color:var(--brass);line-height:1}
details[open] summary::after{content:"\2013"}
details p{margin:0 0 20px;color:var(--muted);font-size:15px;max-width:66ch}

/* ==========================================================================
   FORM
   ========================================================================== */
.offer{background:var(--forest-deep);color:var(--paper);padding:76px 0 84px}
.offer h2{font-size:clamp(2rem,4vw,2.9rem);margin:0 0 10px;color:var(--paper)}
.offer .lede{color:var(--muted-lt);max-width:50ch;margin:0 0 34px;font-size:15.5px}
.toggle{display:flex;border:1px solid var(--line-dk);width:fit-content;margin-bottom:34px}
.toggle button{background:transparent;border:none;color:var(--muted-lt);font-family:var(--body);font-size:13.5px;font-weight:500;padding:12px 28px;cursor:pointer;transition:.18s}
.toggle button[aria-selected="true"]{background:var(--paper);color:var(--forest)}
form{max-width:660px}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:0 22px}
.field{margin-bottom:20px}
.field label{display:block;font-size:12.5px;color:var(--muted-lt);margin-bottom:7px}
.field input,.field select,.field textarea{width:100%;background:transparent;border:none;border-bottom:1px solid var(--line-dk);color:var(--paper);font-family:var(--body);font-size:15px;padding:9px 0;border-radius:0}
.field textarea{resize:vertical;min-height:64px}
.field input:focus,.field select:focus,.field textarea:focus{border-bottom-color:var(--brass)}
.field select option{background:var(--forest);color:var(--paper)}
.field input::placeholder,.field textarea::placeholder{color:#5F7768}
.err{color:#E8A5A5;font-size:12.5px;margin-top:6px;display:none}
.field.invalid input,.field.invalid select{border-bottom-color:#E8A5A5}
.field.invalid .err{display:block}
.send{background:var(--brass);color:var(--forest-deep);border:none;font-family:var(--body);font-size:18px;font-weight:600;padding:21px 52px;cursor:pointer;margin-top:8px;width:100%;max-width:420px;position:relative;overflow:hidden;box-shadow:0 3px 0 rgba(0,0,0,.3);transition:background .16s,transform .16s,box-shadow .16s}
.send:hover{background:var(--brass-lt);transform:translateY(-2px);box-shadow:0 5px 0 rgba(0,0,0,.3)}
.send:active{transform:translateY(1px);box-shadow:0 1px 0 rgba(0,0,0,.3)}
.send:disabled{opacity:.6;cursor:wait;transform:none}
.fgroup{margin-bottom:36px;padding-top:26px;border-top:1px solid var(--line-dk)}
.fgroup h3{font-family:var(--display);font-weight:400;font-size:24px;color:var(--paper);margin:0 0 22px}
.field label i{color:var(--brass);font-style:normal}
.consents{margin:8px 0 28px;padding-top:24px;border-top:1px solid var(--line-dk)}
.cbx{display:flex;gap:12px;align-items:flex-start;margin-bottom:18px;cursor:pointer}
.cbx input{flex:none;width:17px;height:17px;margin-top:3px;accent-color:var(--brass)}
.cbx span{font-size:12.5px;line-height:1.55;color:var(--muted-lt)}
.cbx span em{color:#C8D6CC;font-style:italic}
.cbx a{color:var(--brass)}
.cbx i{color:var(--brass);font-style:normal}
#termsErr{margin-top:-8px}
.consents.invalid #termsErr{display:block}
.fine{font-size:12.5px;color:#7E9488;margin-top:18px;max-width:48ch}
.sent{display:none;border-left:2px solid var(--brass);padding:18px 22px;margin-top:24px;color:#D8E2DA}
.sent strong{display:block;font-family:var(--display);font-size:22px;font-weight:400;color:var(--paper);margin-bottom:6px}

/* ---- form tabs (LAND / COMMERCIAL) ---- */
.ftabs{display:flex;border:1px solid var(--line-dk);width:fit-content;margin-bottom:34px}
.ftabs button{
  background:transparent;border:none;color:var(--muted-lt);font-family:var(--body);
  font-size:12.5px;font-weight:600;letter-spacing:.12em;padding:13px 34px;cursor:pointer;
  transition:background .2s,color .2s;
}
.ftabs button:hover{color:var(--paper)}
.ftabs button[aria-selected="true"]{background:var(--paper);color:var(--forest)}

/* ---- three-up field row ---- */
.grid3{display:grid;grid-template-columns:2fr 1fr 1fr;gap:0 22px}

/* ---- cash-only note on the land panel ---- */
.cash-note{
  position:relative;border-left:2px solid var(--brass);
  background:rgba(168,130,60,.09);padding:16px 20px 18px;margin:4px 0 8px;
}
.cash-tag{
  display:inline-block;font-size:10.5px;letter-spacing:.16em;font-weight:600;
  color:var(--brass);margin-bottom:7px;
}
.cash-note p{margin:0;font-size:13.5px;line-height:1.6;color:var(--muted-lt);max-width:52ch}

/* ---- creative-terms checkbox grid (commercial only) ---- */
.opts{border:none;margin:4px 0 0;padding:0;min-width:0}
.opts legend{
  font-size:12.5px;color:var(--muted-lt);padding:0;margin-bottom:14px;
}
.opt-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}
.opt{
  display:flex;align-items:center;gap:9px;cursor:pointer;
  border:1px solid var(--line-dk);padding:12px 14px;
  transition:border-color .2s,background .2s;
}
.opt:hover{border-color:var(--brass)}
.opt input{flex:none;width:15px;height:15px;margin:0;accent-color:var(--brass)}
.opt span{font-size:13px;color:var(--muted-lt);line-height:1.3}
.opt:has(input:checked){border-color:var(--brass);background:rgba(168,130,60,.10)}
.opt:has(input:checked) span{color:var(--paper)}

/* ==========================================================================
   NAV / MENU / FOOTER
   ========================================================================== */
.nav{display:flex;align-items:center;gap:22px}
.nav a{font-size:13.5px;font-weight:500;color:var(--muted);text-decoration:none;
  position:relative;padding-bottom:3px;transition:color .2s}
.nav a:hover{color:var(--forest)}
.nav a::after{content:"";position:absolute;left:0;bottom:0;height:1.5px;width:0;
  background:var(--brass);transition:width .28s cubic-bezier(.2,.7,.2,1)}
.nav a:hover::after,.nav a[aria-current="page"]::after{width:100%}
.nav a[aria-current="page"]{color:var(--forest)}
.masthead .wrap{gap:20px}
.head-r{gap:22px}
@media (max-width:980px){
  .nav{gap:14px}
  .nav a{font-size:12.5px}
  .tel{display:none}
}
@media (max-width:620px){
  .nav{order:3;width:100%;justify-content:space-between;gap:8px;
    padding-top:10px;border-top:1px solid var(--line)}
  .masthead .wrap{flex-wrap:wrap;padding-bottom:0}
  .masthead.tight .wrap{padding-bottom:0}
  .nav a{font-size:12px}
}

/* ---- common situations ---- */
.sits{display:grid;grid-template-columns:1fr 1fr;gap:0;border-top:1px solid var(--line)}
.sit{padding:24px 30px 26px 0;border-bottom:1px solid var(--line);border-right:1px solid var(--line)}
.sit:nth-child(even){padding-right:0;padding-left:30px;border-right:none}
.sit:nth-last-child(-n+2){border-bottom:none}
.sit h3{font-family:var(--display);font-weight:500;font-size:20px;color:var(--forest);margin:0 0 8px;line-height:1.25}
.sit p{font-size:14.5px;color:var(--muted);margin:0}

/* ---- other audiences band ---- */
.others{background:var(--paper-deep);border-top:1px solid var(--line);padding:36px 0 40px}
.others-lead{font-size:12px;letter-spacing:.15em;color:var(--brass);margin:0 0 20px;font-weight:600}
.others-links{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line)}
.others-links a{display:block;padding:20px 26px 22px 0;border-right:1px solid var(--line);
  text-decoration:none;transition:background .25s}
.others-links a:last-child{border-right:none;padding-right:0}
.others-links a:not(:first-child){padding-left:26px}
.others-links a:hover{background:rgba(168,130,60,.07)}
.others-links span{display:block;font-family:var(--display);font-size:21px;color:var(--forest);
  margin-bottom:5px;position:relative;width:fit-content}
.others-links span::after{content:"";position:absolute;left:0;bottom:-2px;height:1.5px;width:0;
  background:var(--brass);transition:width .3s cubic-bezier(.2,.7,.2,1)}
.others-links a:hover span::after{width:100%}
.others-links em{font-style:normal;font-size:13.5px;color:var(--muted);display:block}

@media (max-width:860px){
  .sits,.others-links{grid-template-columns:1fr}
  .sit{padding:20px 0 22px!important;border-right:none}
  .sit:nth-last-child(2){border-bottom:1px solid var(--line)}
  .others-links a{border-right:none;border-bottom:1px solid var(--line);padding:18px 0 20px!important}
  .others-links a:last-child{border-bottom:none}
}

/* ---- commitments band ---- */
.metrics{background:var(--forest);color:var(--paper);padding:64px 0 58px;position:relative;overflow:hidden}
.metrics::before{content:"";position:absolute;width:560px;height:560px;border-radius:50%;
  top:-240px;right:-140px;pointer-events:none;
  background:radial-gradient(circle,rgba(168,130,60,.16),transparent 66%);
  animation:float 24s ease-in-out infinite alternate}
.metrics .wrap{position:relative;z-index:1}
.metrics-kick{font-size:11.5px;letter-spacing:.17em;color:var(--brass);margin:0 0 30px;font-weight:600}
.mgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line-dk)}
.metric{padding:26px 24px 28px 0;border-right:1px solid var(--line-dk)}
.metric:last-child{border-right:none;padding-right:0}
.metric:not(:first-child){padding-left:24px}
.mnum{font-family:var(--display);font-size:clamp(2.6rem,5.4vw,3.6rem);line-height:1;
  color:var(--brass-lt);margin-bottom:12px;font-variant-numeric:tabular-nums;
  display:flex;align-items:baseline}
.metric h3{font-size:14px;font-weight:600;margin:0 0 8px;color:var(--paper)}
.metric p{font-size:13.5px;color:var(--muted-lt);margin:0;line-height:1.55}
.metrics-foot{font-size:12.5px;color:#7E9488;margin:30px 0 0;max-width:62ch;
  padding-top:18px;border-top:1px solid var(--line-dk)}
@media (max-width:860px){
  .metrics{padding:48px 0 44px}
  .mgrid{grid-template-columns:1fr 1fr}
  .metric{padding:20px 16px 22px 0!important;border-bottom:1px solid var(--line-dk)}
  .metric:nth-child(even){border-right:none;padding-left:16px!important}
  .metric:nth-last-child(-n+2){border-bottom:none}
  .mnum{font-size:2.4rem}
}

/* ---- sticky stack: header + scanbar + progress ---- */
.topstack{position:sticky;top:0;z-index:50}
.masthead{position:static;top:auto;z-index:auto}
.pbar{display:block;height:3px;width:0;background:#D6A82E;
  transition:width .12s linear,background .35s ease}

.scanbar{
  display:flex;align-items:center;justify-content:space-between;gap:14px;
  padding:7px 24px;background:var(--paper);border-top:1px solid var(--line);
}
.scan-desc{
  font-family:var(--body);font-size:12.5px;color:var(--forest);font-weight:500;
  letter-spacing:.01em;white-space:nowrap;overflow:hidden;text-overflow:ellipsis;
  min-width:0;transition:opacity .18s ease,color .35s ease;
}
.scanbar.full .scan-desc{color:#2F7A50}
.scan-ring{position:relative;width:32px;height:32px;flex:none;
  display:flex;align-items:center;justify-content:center}
.scan-ring svg{position:absolute;inset:0;width:100%;height:100%;transform:rotate(-90deg)}
.scan-ring circle{fill:none;stroke-width:2.4}
.sr-track{stroke:rgba(20,48,31,.12)}
.sr-fill{stroke:#D6A82E;stroke-linecap:round;
  stroke-dasharray:84.82;stroke-dashoffset:84.82;
  transition:stroke-dashoffset .12s linear,stroke .35s ease}
.scan-ring span{position:relative;z-index:1;font-family:var(--body);font-size:9.5px;font-weight:700;
  color:#D6A82E;font-variant-numeric:tabular-nums;letter-spacing:-.04em;
  transition:color .35s ease}
.scan-ring span i{font-style:normal;font-size:6.5px;opacity:.6}
.scan-ring.full{animation:srDone .8s cubic-bezier(.3,1.3,.5,1) 1}
@keyframes srDone{0%{transform:scale(1)}45%{transform:scale(1.18)}100%{transform:scale(1)}}
@media (max-width:760px){
  .scanbar{padding:6px 16px;gap:10px}
  .scan-desc{font-size:11.5px}
  .scan-ring{width:28px;height:28px}
  .scan-ring span{font-size:8.5px}
}

/* ---- our promise ---- */
.promise{background:var(--forest);color:var(--paper);padding:70px 0 72px;position:relative;overflow:hidden}
.promise::before{content:"";position:absolute;width:620px;height:620px;border-radius:50%;
  top:-260px;left:-170px;pointer-events:none;
  background:radial-gradient(circle,rgba(168,130,60,.15),transparent 68%);
  animation:float 22s ease-in-out infinite alternate}
.promise .wrap{position:relative;z-index:1}
.promise-kick{font-size:11.5px;letter-spacing:.17em;color:var(--brass);margin:0 0 16px;font-weight:600}
.promise h2{color:var(--paper);font-size:clamp(1.9rem,4vw,2.7rem);margin:0 0 16px;max-width:22ch}
.promise .promise-lede{color:var(--muted-lt);max-width:62ch;font-size:16px;margin:0 0 38px}
.promise-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line-dk)}
.pr{padding:24px 26px 26px 0;border-right:1px solid var(--line-dk)}
.pr:last-child{border-right:none;padding-right:0}
.pr:not(:first-child){padding-left:26px}
.pr-n{font-family:var(--display);font-size:26px;color:var(--brass);display:block;margin-bottom:10px;line-height:1}
.pr h3{font-size:14.5px;font-weight:600;margin:0 0 8px;color:var(--paper)}
.pr p{font-size:13.5px;color:var(--muted-lt);margin:0;line-height:1.55}
@media (max-width:860px){
  .promise{padding:52px 0 54px}
  .promise-grid{grid-template-columns:1fr}
  .pr{border-right:none;border-bottom:1px solid var(--line-dk);padding:20px 0 22px!important}
  .pr:last-child{border-bottom:none}
}

/* ---- footer ---- */
.foot{background:var(--forest-deep);color:var(--muted-lt);padding:60px 0 30px;font-size:13.5px;border-top:1px solid var(--moss)}
.foot .wrap{display:block}
.foot-top{display:grid;grid-template-columns:2fr 1fr 1fr 1.2fr;gap:40px;
  padding-bottom:36px;border-bottom:1px solid var(--line-dk)}
.foot-mark{font-family:var(--display);font-size:22px;color:var(--paper);margin-bottom:12px;letter-spacing:.02em}
.foot-brand p{margin:0 0 18px;max-width:44ch;line-height:1.6;color:var(--muted-lt);font-size:13px}
.foot-badges{display:flex;flex-wrap:wrap;gap:8px}
.foot-badges span{font-size:10.5px;letter-spacing:.09em;color:#8FA697;
  border:1px solid var(--line-dk);padding:5px 10px}
.foot-col h4{font-size:10.5px;letter-spacing:.15em;color:var(--brass);margin:0 0 14px;font-weight:600}
.foot-col a{display:block;color:var(--muted-lt);text-decoration:none;margin-bottom:9px;
  font-size:13px;transition:color .2s;width:fit-content;position:relative}
.foot-col a::after{content:"";position:absolute;left:0;bottom:-2px;height:1px;width:0;
  background:var(--brass);transition:width .28s cubic-bezier(.2,.7,.2,1)}
.foot-col a:hover{color:var(--paper)}
.foot-col a:hover::after{width:100%}
.foot-legal{padding:26px 0;border-bottom:1px solid var(--line-dk)}
.foot-legal p{margin:0;font-size:11.5px;line-height:1.65;color:#6E8879;max-width:none}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;gap:16px;
  flex-wrap:wrap;padding-top:22px;font-size:11.5px;color:#6E8879}
.foot-links{display:flex;gap:22px}
.foot-links a{color:#8FA697;text-decoration:none;transition:color .2s}
.foot-links a:hover{color:var(--brass)}
@media (max-width:900px){
  .foot-top{grid-template-columns:1fr 1fr;gap:30px}
  .foot-brand{grid-column:1 / -1}
}
@media (max-width:560px){
  .foot{padding:44px 0 26px}
  .foot-top{grid-template-columns:1fr;gap:26px}
  .foot-bottom{flex-direction:column;align-items:flex-start;gap:10px}
}

/* ---- menu ---- */
.menu-btn{
  display:flex;align-items:center;gap:9px;background:none;cursor:pointer;
  border:1px solid var(--line);border-radius:100px;padding:9px 16px 9px 13px;
  font-family:var(--body);font-size:11.5px;font-weight:600;letter-spacing:.12em;
  color:var(--forest);transition:border-color .25s,background .25s;
}
.menu-btn:hover{border-color:var(--brass);background:rgba(168,130,60,.07)}
.menu-bars{display:flex;flex-direction:column;gap:4px;width:14px}
.menu-bars i{display:block;height:1.5px;background:var(--forest);transition:width .3s}
.menu-bars i:last-child{width:9px;margin-left:auto}
.menu-btn:hover .menu-bars i:last-child{width:14px}

.menu-overlay{position:fixed;inset:0;z-index:200;background:var(--forest-deep);
  opacity:0;transition:opacity .32s ease;overflow-y:auto}
.menu-overlay.open{opacity:1}
.menu-inner{max-width:1120px;margin:0 auto;padding:22px 24px 40px;min-height:100%;
  display:flex;flex-direction:column}
.menu-head{display:flex;align-items:center;justify-content:space-between;gap:16px;
  padding-bottom:24px;border-bottom:1px solid var(--line-dk)}
.menu-mark{display:flex;align-items:center;gap:12px;text-decoration:none}
.menu-logo{width:40px;height:40px;flex:none;overflow:visible}
.menu-logo .morph.base{stroke:var(--paper)!important}
.menu-mark-txt{font-family:var(--display);font-size:22px;color:var(--paper);line-height:1.15;letter-spacing:.02em}
.menu-mark-txt span{display:block;font-family:var(--body);font-size:9.5px;letter-spacing:.16em;
  color:var(--muted-lt);margin-top:2px}
.menu-close{background:none;border:none;color:var(--paper);font-size:34px;line-height:1;
  cursor:pointer;padding:0 4px;transition:color .2s,transform .25s}
.menu-close:hover{color:var(--brass);transform:rotate(90deg)}

.menu-body{flex:1;display:grid;grid-template-columns:1fr 1fr 1.1fr;gap:44px;padding:38px 0}
.menu-col h4,.menu-cta h4{font-size:10px;letter-spacing:.17em;color:var(--brass);
  margin:0 0 20px;font-weight:600}
.menu-col a{display:block;text-decoration:none;padding:12px 0;
  border-bottom:1px solid rgba(62,106,80,.4);opacity:0;transform:translateY(12px)}
.menu-overlay.open .menu-col a{animation:menuIn .5s cubic-bezier(.2,.7,.2,1) forwards}
.menu-overlay.open .menu-col:nth-child(1) a:nth-child(2){animation-delay:.05s}
.menu-overlay.open .menu-col:nth-child(1) a:nth-child(3){animation-delay:.1s}
.menu-overlay.open .menu-col:nth-child(1) a:nth-child(4){animation-delay:.15s}
.menu-overlay.open .menu-col:nth-child(1) a:nth-child(5){animation-delay:.2s}
.menu-overlay.open .menu-col:nth-child(2) a:nth-child(2){animation-delay:.12s}
.menu-overlay.open .menu-col:nth-child(2) a:nth-child(3){animation-delay:.17s}
.menu-overlay.open .menu-col:nth-child(2) a:nth-child(4){animation-delay:.22s}
@keyframes menuIn{to{opacity:1;transform:none}}
.menu-col .mt{display:block;font-family:var(--display);font-size:clamp(1.35rem,2.6vw,1.75rem);
  color:var(--paper);line-height:1.2;transition:color .22s,transform .28s}
.menu-col .md{display:block;font-size:12px;color:var(--muted-lt);margin-top:3px}
.menu-col a:hover .mt{color:var(--brass-lt);transform:translateX(5px)}

.menu-cta{border-left:1px solid var(--line-dk);padding-left:44px}
.menu-cta p{font-size:13.5px;color:var(--muted-lt);margin:0 0 22px;max-width:34ch;line-height:1.6}
.menu-btn-lg{display:inline-block;background:var(--brass);color:var(--forest-deep);
  font-size:15px;font-weight:600;padding:16px 34px;text-decoration:none;
  transition:background .18s,transform .18s}
.menu-btn-lg:hover{background:var(--brass-lt);transform:translateY(-2px)}
.menu-contact{display:flex;flex-direction:column;gap:7px;margin-top:26px;
  padding-top:20px;border-top:1px solid var(--line-dk)}
.menu-contact a{color:var(--muted-lt);text-decoration:none;font-size:13px;
  width:fit-content;transition:color .2s}
.menu-contact a:hover{color:var(--brass)}

.menu-foot{display:flex;justify-content:space-between;align-items:center;gap:14px;
  flex-wrap:wrap;padding-top:20px;border-top:1px solid var(--line-dk);
  font-size:11.5px;color:#6E8879}
.menu-legal a{color:#8FA697;text-decoration:none}
.menu-legal a:hover{color:var(--brass)}
body.menu-open{overflow:hidden}
@media (max-width:900px){
  .menu-body{grid-template-columns:1fr 1fr;gap:30px}
  .menu-cta{grid-column:1 / -1;border-left:none;padding-left:0;
    border-top:1px solid var(--line-dk);padding-top:26px}
}
@media (max-width:640px){
  .menu-word{display:none}
  .menu-btn{padding:9px 12px}
  .menu-body{grid-template-columns:1fr;gap:26px;padding:28px 0}
  .menu-mark-txt{font-size:19px}
  .menu-col .mt{font-size:1.3rem}
}

/* ==========================================================================
   MAIN MOBILE BREAKPOINT
   Everything that has to collapse to one column on a phone.
   ========================================================================== */
@media (max-width:860px){
  .head-cta{display:none}
  .hero{padding:54px 0 42px}
  .page-hero{padding:48px 0 40px}
  .sec{padding:56px 0}
  .split-inner{grid-template-columns:1fr}
  .parcel{padding:44px 24px}
  .parcel--land{border-right:none;border-bottom:1px solid var(--forest)}
  .steps,.proof{grid-template-columns:1fr}
  .step,.stat{border-right:none;border-bottom:1px solid var(--line);padding:22px 0 24px!important}
  .step:last-child,.stat:last-child{border-bottom:none}
  .letter .cols,.quotes{grid-template-columns:1fr;gap:26px}
  .grid2,.grid3{grid-template-columns:1fr;gap:0}
  .toggle,.cmp-switch,.ftabs{width:100%}
  .toggle button,.cmp-switch button,.ftabs button{flex:1;padding:12px 8px}
  .opt-grid{grid-template-columns:1fr 1fr}
  .offer{padding:56px 0 64px}
  table{font-size:13.5px}
  th,td{padding:11px 10px}
  /* wide tables scroll in their own box rather than pushing the page sideways */
  #tbl-land,#tbl-comm{overflow-x:auto;-webkit-overflow-scrolling:touch}
  #tbl-land table,#tbl-comm table{min-width:520px}
}
@media (max-width:420px){
  .opt-grid{grid-template-columns:1fr}
}

/* ==========================================================================
   SUB-PAGE BLOCKS (buyers / builders / agents)
   ========================================================================== */
.page-hero{padding:76px 0 56px;position:relative;overflow:hidden}
.page-hero .wrap{position:relative;z-index:1}
.page-kick{font-size:11.5px;letter-spacing:.17em;color:var(--brass);margin:0 0 18px;font-weight:600}
.page-hero h1{font-family:var(--display);font-weight:400;font-size:clamp(2.4rem,6vw,4.1rem);
  line-height:1.05;margin:0 0 22px;max-width:17ch;color:var(--forest);letter-spacing:-.015em}
.page-hero h1 .hot{color:var(--brass)}
.page-hero .lede{max-width:56ch;font-size:17px;color:var(--muted);margin:0}

/* value cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}
.card{padding:26px 26px 28px 0;border-right:1px solid var(--line)}
.card:last-child{border-right:none;padding-right:0}
.card:not(:first-child){padding-left:26px}
.card .cn{font-family:var(--display);font-size:26px;color:var(--brass);display:block;
  margin-bottom:10px;line-height:1}
.card h3{font-size:14.5px;font-weight:600;margin:0 0 8px;color:var(--forest)}
.card p{font-size:14px;color:var(--muted);margin:0;line-height:1.6}
@media (max-width:860px){
  .cards{grid-template-columns:1fr}
  .card{border-right:none;border-bottom:1px solid var(--line);padding:20px 0 22px!important}
  .card:last-child{border-bottom:none}
}

/* dark card band */
.cards--dark{border-top-color:var(--line-dk)}
.cards--dark .card{border-right-color:var(--line-dk)}
.cards--dark .card h3{color:var(--paper)}
.cards--dark .card p{color:var(--muted-lt)}
@media (max-width:860px){
  .cards--dark .card{border-bottom-color:var(--line-dk)}
}

/* two-column prose */
.duo{display:grid;grid-template-columns:1fr 1fr;gap:44px;margin-top:34px;
  padding-top:30px;border-top:1px solid var(--line)}
.duo h3{font-size:14px;font-weight:600;color:var(--brass);margin:0 0 10px}
.duo p{font-size:14.5px;color:var(--muted);margin:0}
@media (max-width:860px){.duo{grid-template-columns:1fr;gap:26px}}

/* checklist */
.checks{list-style:none;margin:0;padding:0;border-top:1px solid var(--line);
  display:grid;grid-template-columns:1fr 1fr;gap:0}
.checks li{display:flex;gap:13px;align-items:flex-start;padding:16px 26px 18px 0;
  border-bottom:1px solid var(--line);border-right:1px solid var(--line);font-size:14.5px;color:var(--muted)}
.checks li:nth-child(even){border-right:none;padding-right:0;padding-left:26px}
.checks li:nth-last-child(-n+2){border-bottom:none}
.checks li::before{content:"";flex:none;width:7px;height:7px;margin-top:8px;
  background:var(--brass);transform:rotate(45deg)}
.checks li strong{color:var(--forest);font-weight:600}
@media (max-width:860px){
  .checks{grid-template-columns:1fr}
  .checks li{border-right:none;padding:14px 0 16px!important}
  .checks li:nth-last-child(2){border-bottom:1px solid var(--line)}
}