:root {
  --color-bg: #fefefc;
  --color-surface: #fefefc;
  --color-ink: #000000;
  --color-ink-soft: rgba(0, 0, 0, 0.72);
  --color-primary: #000000;
  --color-primary-dark: #000000;
  --color-accent: #000000;
  --color-border: #ebdecd;
  --color-tint: #ede8da;
  --radius: 10px;
  --font-display: "Cormorant Garamond", serif;
  --font-body: "Times New Roman", Times, serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: var(--font-body);
  color: var(--color-ink);
  background: var(--color-bg);
  line-height: 1.6;
}

img, svg {
  max-width: 100%;
  display: block;
}

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

.container {
  max-width: 1140px;
  margin: 0 auto;
  padding: 0 24px;
}

.eyebrow {
  text-transform: uppercase;
  letter-spacing: 0.18em;
  font-size: 0.78rem;
  font-weight: 500;
  color: var(--color-accent);
  margin: 0 0 12px;
}

h1, h2, h3 {
  font-family: var(--font-display);
  font-weight: 700;
  line-height: 1.15;
  margin: 0 0 16px;
  color: var(--color-primary-dark);
}

h1 {
  font-size: clamp(2.4rem, 5vw, 3.6rem);
}

h2 {
  font-size: clamp(1.8rem, 3.4vw, 2.5rem);
}

p {
  margin: 0 0 16px;
  color: var(--color-ink-soft);
}

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 14px 28px;
  border-radius: 999px;
  font-weight: 600;
  font-size: 0.95rem;
  border: 2px solid transparent;
  cursor: pointer;
  transition: transform 0.15s ease, background 0.15s ease, color 0.15s ease, border-color 0.15s ease;
}

.btn-primary {
  background: var(--color-primary);
  color: #fff;
}

.btn-primary:hover {
  background: var(--color-primary-dark);
  transform: translateY(-1px);
}

.btn-ghost {
  background: transparent;
  border-color: var(--color-primary);
  color: var(--color-primary);
}

.btn-ghost:hover {
  background: var(--color-primary);
  color: #fff;
}

.btn-full {
  width: 100%;
}

/* Header */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(254, 254, 252, 0.9);
  backdrop-filter: saturate(180%) blur(10px);
  border-bottom: 1px solid var(--color-border);
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding-top: 18px;
  padding-bottom: 18px;
}

.logo {
  display: flex;
  align-items: center;
}

.logo-img {
  height: 78px;
  width: auto;
}

.nav {
  display: flex;
  align-items: center;
  gap: 32px;
  font-weight: 500;
  font-size: 0.95rem;
}

.nav a {
  color: var(--color-ink);
}

.nav a:hover {
  color: var(--color-primary);
}

.nav-cta {
  background: var(--color-border);
  color: var(--color-primary-dark) !important;
  padding: 10px 18px;
  border-radius: 999px;
}

.nav-cta:hover {
  background: var(--color-primary);
  color: #fff !important;
}

.nav-toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  background: none;
  border: none;
  cursor: pointer;
  padding: 8px;
}

.nav-toggle span {
  width: 24px;
  height: 2px;
  background: var(--color-ink);
}

/* Hero */
.hero {
  padding: 72px 0 96px;
}

.hero-inner {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 56px;
  align-items: center;
}

.hero-sub {
  font-size: 1.08rem;
  max-width: 64ch;
  text-wrap: balance;
}

.hero-visual {
  filter: drop-shadow(0 20px 40px rgba(0, 0, 0, 0.18));
  border-radius: 24px;
  overflow: hidden;
  aspect-ratio: 4 / 5;
}

.hero-visual img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

/* Intent toggle */
.intent-toggle {
  margin-top: 24px;
  margin-bottom: 28px;
}

.intent-label {
  display: block;
  font-size: 1rem;
  font-weight: 600;
  color: var(--color-ink-soft);
  margin-bottom: 10px;
}

.intent-buttons {
  display: inline-flex;
  flex-wrap: wrap;
  gap: 10px;
}

.intent-btn {
  border: none;
  background: var(--color-border);
  padding: 10px 22px;
  border-radius: 999px;
  font-family: var(--font-body);
  font-weight: 600;
  font-size: 0.9rem;
  color: var(--color-primary-dark);
  cursor: pointer;
  transition: background 0.15s ease, color 0.15s ease;
}

.intent-btn:hover {
  background: var(--color-primary);
  color: #fff;
}

.intent-btn.active {
  background: var(--color-primary);
  color: #fff;
}

/* Process */
.hero-process {
  margin-top: 28px;
  padding-top: 24px;
  border-top: 1px solid var(--color-border);
}

.hero-process .process-steps {
  justify-content: center;
  gap: 14px 12px;
  font-size: 0.82rem;
}

.process-intro {
  font-family: var(--font-display);
  font-size: 1.4rem;
  font-style: italic;
  color: var(--color-ink);
  margin: 0 0 18px;
  text-align: center;
}

.process-outro {
  font-family: var(--font-display);
  font-weight: 700;
  font-size: clamp(1.15rem, 1.9vw, 1.45rem);
  color: var(--color-primary-dark);
  margin: 18px 0 0;
  text-align: center;
}

.process-steps {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 6px;
  list-style: none;
  padding: 0;
  margin: 0 0 14px;
  font-size: 0.72rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.03em;
  color: var(--color-ink-soft);
}

.process-steps .step-num {
  color: var(--color-primary);
  margin-right: 6px;
}

.approach .process-steps,
.sellers .process-steps {
  font-size: 0.8rem;
  gap: 4px 6px;
  letter-spacing: 0.015em;
}

.approach .process-steps .step-num,
.sellers .process-steps .step-num {
  margin-right: 4px;
}

.process-steps .step-arrow {
  color: var(--color-ink-soft);
  opacity: 0.5;
}

.process-steps .step-plus {
  color: #c99a5b;
  font-weight: 700;
}

.process-desc {
  margin: 0 0 18px;
  color: var(--color-ink-soft);
  max-width: 46ch;
  font-size: 1.3rem;
  text-wrap: balance;
}

/* About */
.about {
  padding: 96px 0;
  background: var(--color-surface);
  border-top: 1px solid var(--color-border);
  border-bottom: 1px solid var(--color-border);
}

.about-inner {
  display: grid;
  grid-template-columns: 0.8fr 1.2fr;
  gap: 64px;
  align-items: center;
}

.about-photo {
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: 0 20px 40px rgba(0, 0, 0, 0.12);
  aspect-ratio: 4 / 5;
}

.about-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.fact-list {
  list-style: none;
  padding: 0;
  margin: 0 0 32px;
  display: grid;
  gap: 10px;
}

.fact-list li {
  color: var(--color-ink-soft);
  font-size: 1.15rem;
}

.about-copy p,
.service-area-copy p:not(.eyebrow),
.contact-intro p:not(.eyebrow) {
  font-size: 1.15rem;
}

/* Service Area */
.service-area {
  padding: 96px 0;
  background: var(--color-surface);
  border-top: 1px solid var(--color-border);
  border-bottom: 1px solid var(--color-border);
}

.service-area-inner {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 64px;
  align-items: center;
}

.area-chips {
  list-style: none;
  padding: 0;
  margin: 24px 0 0;
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
}

.area-chip {
  background: var(--color-border);
  color: var(--color-primary-dark);
  font-family: var(--font-body);
  font-weight: 600;
  font-size: 0.85rem;
  padding: 8px 16px;
  border: none;
  border-radius: 999px;
  cursor: pointer;
  transition: background 0.15s ease;
}

.area-chip:hover {
  background: var(--color-primary);
  color: #fff;
}

.new-construction-cta {
  margin-top: 40px;
  text-align: center;
}

@media (min-width: 861px) {
  .new-construction-cta {
    max-width: 1140px;
    margin-left: auto;
    margin-right: auto;
    padding: 0 24px;
    text-align: left;
  }
}

.btn-map {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 2px;
  background: var(--color-border);
  color: var(--color-primary-dark);
  font-family: var(--font-body);
  font-weight: 600;
  font-size: 0.85rem;
  padding: 8px 16px;
  border: none;
  border-radius: 999px;
  cursor: pointer;
  transition: background 0.15s ease, color 0.15s ease;
}

.btn-map:hover {
  background: var(--color-primary);
  color: #fff;
}

.btn-map-sub {
  font-size: 0.7rem;
  font-weight: 500;
  opacity: 0.75;
}

.service-area-visual {
  filter: drop-shadow(0 20px 40px rgba(0, 0, 0, 0.12));
}

.service-area-visual img {
  width: 100%;
  height: auto;
  display: block;
  border-radius: 20px;
}

/* Approach */
.approach {
  padding: 96px 0;
  background: var(--color-surface);
  border-top: 1px solid var(--color-border);
  border-bottom: 1px solid var(--color-border);
}

.sellers {
  padding: 96px 0;
  border-bottom: 1px solid var(--color-border);
}

.approach > .container > .eyebrow,
.approach > .container > h2,
.approach > .container > .process-desc,
.sellers > .container > .eyebrow,
.sellers > .container > h2,
.sellers > .container > .process-desc {
  text-align: center;
  margin-left: auto;
  margin-right: auto;
  text-wrap: initial;
}

/* Social */
.social {
  padding: 96px 0;
  border-bottom: 1px solid var(--color-border);
}

.social-header {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 20px;
  margin-bottom: 40px;
}

.social-header h2,
.social-header p {
  margin: 0;
}

.social-header .eyebrow {
  margin-bottom: 8px;
}

.service-area-copy .eyebrow,
.approach > .container > .eyebrow,
.sellers > .container > .eyebrow,
.social-header .eyebrow,
.contact-intro .eyebrow {
  font-size: 1.05rem;
}

.social-icons {
  display: flex;
  gap: 14px;
}

.social-icons a {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 40px;
  height: 40px;
  border-radius: 50%;
  border: 1px solid var(--color-primary);
  background: var(--color-primary);
  color: #fff;
  transition: background 0.15s ease, color 0.15s ease, border-color 0.15s ease;
}

.social-icons a:hover {
  background: #fff;
  border-color: var(--color-border);
  color: var(--color-primary);
}

.post-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}

.post-card {
  display: block;
  border: 1px solid var(--color-border);
  border-radius: var(--radius);
  overflow: hidden;
  background: var(--color-surface);
  transition: transform 0.15s ease, box-shadow 0.15s ease;
}

.post-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 16px 32px rgba(0, 0, 0, 0.12);
}

.post-thumb {
  aspect-ratio: 1 / 1;
}

.post-thumb-1 {
  background: linear-gradient(135deg, #f5efe6, #ebdecd);
}

.post-thumb-2 {
  background: linear-gradient(135deg, #ede8da, #ebdecd);
}

.post-thumb-3 {
  background: linear-gradient(135deg, #fefefc, #ede8da);
}

.post-caption {
  margin: 16px 16px 8px;
  font-size: 0.92rem;
  color: var(--color-ink);
}

.post-link {
  display: block;
  margin: 0 16px 16px;
  font-size: 0.85rem;
  font-weight: 600;
  color: var(--color-primary);
}

/* Contact */
.contact {
  padding: 96px 0;
}

.contact-inner {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 64px;
}

.contact-details {
  display: grid;
  gap: 18px;
  margin-top: 28px;
}

.contact-details .label {
  display: block;
  font-size: 0.9rem;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  color: var(--color-ink-soft);
  margin-bottom: 2px;
}

.contact-details a,
.contact-details > div > span:not(.label) {
  font-size: 1.05rem;
}

.contact-details a {
  font-weight: 600;
  color: var(--color-primary-dark);
}

@media (min-width: 861px) {
  .contact-details .label {
    font-size: 1rem;
  }

  .contact-details a,
  .contact-details > div > span:not(.label) {
    font-size: 1.15rem;
  }
}

.contact-form {
  background: var(--color-border);
  border-radius: var(--radius);
  padding: 32px;
}

.form-row {
  margin-bottom: 18px;
}

.form-row-split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
}

label {
  display: block;
  font-size: 0.98rem;
  font-weight: 600;
  margin-bottom: 6px;
  color: var(--color-ink);
}

input, select, textarea {
  width: 100%;
  padding: 12px 14px;
  border: 1px solid var(--color-border);
  border-radius: 6px;
  font-family: var(--font-body);
  font-size: 0.95rem;
  background: var(--color-bg);
  color: var(--color-ink);
}

input:focus, select:focus, textarea:focus {
  outline: 2px solid var(--color-primary);
  outline-offset: 1px;
}

.form-status {
  margin: 14px 0 0;
  font-size: 0.9rem;
  min-height: 1.2em;
}

.form-status.success {
  color: var(--color-primary);
}

.form-status.error {
  color: #a33a3a;
}

/* Lenders */
.lenders {
  padding: 96px 0;
  background: var(--color-surface);
  border-top: 1px solid var(--color-border);
  border-bottom: 1px solid var(--color-border);
  text-align: center;
}

.lenders h2 {
  margin-bottom: 40px;
}

.lender-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 260px));
  justify-content: center;
  gap: 48px;
}

.lender-card {
  display: flex;
  flex-direction: column;
  align-items: center;
}

.lender-photo {
  display: block;
  width: 112px;
  height: 112px;
  border-radius: 50%;
  margin-bottom: 16px;
  background: linear-gradient(135deg, #f5efe6, #ebdecd);
  overflow: hidden;
}

.lender-photo-2 {
  background: linear-gradient(135deg, #ede8da, #ebdecd);
}

.lender-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.lender-card h3 {
  margin: 0 0 8px;
  font-size: 1.2rem;
}

.lender-card a {
  display: block;
  color: var(--color-primary-dark);
  font-weight: 600;
  font-size: 0.95rem;
  margin-top: 2px;
}

.lender-card a:hover {
  text-decoration: underline;
}

.lender-meta {
  margin: 8px 0 0;
  font-size: 0.8rem;
  color: var(--color-ink-soft);
}

@media (max-width: 640px) {
  .lender-grid {
    grid-template-columns: 1fr;
  }
}

/* Footer */
.site-footer {
  background: var(--color-primary-dark);
  color: var(--color-tint);
  padding: 40px 0;
}

.footer-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 16px;
}

.logo-footer {
  display: flex;
  align-items: center;
}

.logo-footer-img {
  height: 52px;
  width: auto;
}

.footer-inner p {
  margin: 0;
  color: rgba(237, 232, 218, 0.65);
  font-size: 0.9rem;
}

.footer-license {
  margin-top: 24px;
  padding-top: 20px;
  border-top: 1px solid rgba(237, 232, 218, 0.15);
}

.footer-license p {
  margin: 0;
  color: rgba(237, 232, 218, 0.55);
  font-size: 0.8rem;
}

.social-icons-footer a {
  background: var(--color-border);
  border-color: var(--color-border);
  color: var(--color-primary);
}

.social-icons-footer a:hover {
  background: var(--color-primary);
  border-color: var(--color-primary);
  color: #fff;
}

/* Scroll offset for sticky header */
#about,
#service-area,
#social,
#contact,
#for-sellers {
  scroll-margin-top: 115px;
}

#approach {
  scroll-margin-top: 260px;
}

/* City modal */
.city-modal {
  position: fixed;
  inset: 0;
  z-index: 100;
  display: none;
  align-items: center;
  justify-content: center;
  padding: 24px;
}

.city-modal.open {
  display: flex;
}

.city-modal-backdrop {
  position: absolute;
  inset: 0;
  background: rgba(0, 0, 0, 0.5);
}

.city-modal-panel {
  position: relative;
  background: var(--color-surface);
  border-radius: var(--radius);
  max-width: 420px;
  width: 100%;
  padding: 32px;
  box-shadow: 0 30px 60px rgba(0, 0, 0, 0.25);
}

.city-modal-panel h3 {
  margin: 0 0 10px;
  text-align: center;
}

.city-modal-panel p {
  margin: 0;
  text-align: center;
}

.city-modal-panel p#cityModalDesc {
  margin-bottom: 12px;
}

.city-modal-price {
  font-size: 0.8rem;
  font-weight: 700;
  color: var(--color-primary-dark);
  text-align: center;
}

.city-modal-builder {
  font-size: 0.8rem;
  text-align: center;
  margin-top: 6px !important;
}

.city-modal-builder a {
  display: block;
  color: var(--color-primary-dark);
  font-weight: 600;
  text-decoration: underline;
  margin-top: 4px;
}

.city-modal-builder a:first-child {
  margin-top: 0;
}

.city-modal-close {
  position: absolute;
  top: 16px;
  right: 16px;
  width: 32px;
  height: 32px;
  border-radius: 50%;
  border: none;
  background: var(--color-border);
  color: var(--color-primary-dark);
  font-size: 1.3rem;
  line-height: 1;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: background 0.15s ease, color 0.15s ease;
}

.city-modal-close:hover {
  background: var(--color-primary);
  color: #fff;
}

.city-modal-image {
  width: 100%;
  aspect-ratio: 16 / 10;
  border-radius: calc(var(--radius) - 2px);
  margin-bottom: 20px;
  background: linear-gradient(135deg, #f5efe6, #ebdecd);
  background-size: cover;
  background-position: center;
}

.map-modal-panel {
  max-width: 960px;
  padding: 20px;
  max-height: 90vh;
  overflow-y: auto;
  display: flex;
  gap: 24px;
}

.map-modal-image-col {
  flex: 1 1 360px;
  min-width: 0;
}

.map-modal-panel img {
  width: 100%;
  height: auto;
  border-radius: calc(var(--radius) - 4px);
  display: block;
}

.map-modal-list {
  flex: 1 1 260px;
  min-width: 0;
}

.map-modal-list h3 {
  margin: 0 0 14px;
  font-size: 1.1rem;
}

.map-modal-list ul {
  list-style: none;
  margin: 0;
  padding: 0;
}

.map-modal-list li {
  padding: 10px 0;
  border-top: 1px solid var(--color-border);
}

.map-modal-list li:first-child {
  border-top: none;
}

.map-modal-city {
  display: block;
  font-weight: 700;
  color: var(--color-primary-dark);
  font-size: 0.9rem;
}

.map-modal-city-price {
  font-size: 0.65rem;
  font-weight: 600;
}

.map-modal-builders {
  display: block;
  font-size: 0.82rem;
  color: var(--color-ink-soft);
  margin-top: 2px;
}

.map-modal-builders a {
  color: var(--color-primary-dark);
  font-weight: 600;
  text-decoration: underline;
}

@media (max-width: 760px) {
  .map-modal-panel {
    flex-direction: column;
  }
}

/* Responsive */
@media (max-width: 860px) {
  .hero-inner,
  .about-inner,
  .contact-inner,
  .service-area-inner {
    grid-template-columns: 1fr;
  }

  .about-photo {
    max-width: 280px;
  }

  .service-area-visual {
    max-width: 280px;
  }

  .post-grid {
    grid-template-columns: 1fr;
  }

  .intent-buttons {
    flex-wrap: wrap;
  }

  .process-intro {
    font-size: 1.2rem;
    white-space: nowrap;
  }

  .hero-process .process-steps {
    flex-direction: column;
    align-items: center;
    font-size: 1rem;
    gap: 12px;
  }

  .hero-process .process-steps .step-arrow {
    display: none;
  }

  .hero-process .process-outro {
    font-size: 1.35rem;
  }

  .approach .process-steps,
  .sellers .process-steps {
    flex-direction: column;
    align-items: center;
  }

  .approach .process-steps .step-arrow,
  .sellers .process-steps .step-arrow {
    display: none;
  }

  .nav {
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    background: var(--color-bg);
    border-bottom: 1px solid var(--color-border);
    flex-direction: column;
    align-items: flex-start;
    gap: 18px;
    padding: 20px 24px 28px;
    display: none;
  }

  .nav.open {
    display: flex;
  }

  .nav a {
    color: var(--color-ink);
  }

  .nav a:hover {
    color: var(--color-primary);
  }

  .nav-toggle {
    display: flex;
  }

  .form-row-split {
    grid-template-columns: 1fr;
  }
}