:root {
  --ink: #101010;
  --ink-2: #242321;
  --muted: #5d5a52;
  --paper: #f6f5f1;
  --white: #ffffff;
  --brand: #beaf87;
  --brand-light: #ddd5bd;
  --brand-dark: #756b51;
  --line: #d5d1c6;
  --error: #9d322b;
  --max: 1180px;
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--ink);
  background: var(--paper);
  font-synthesis: none;
}

* { box-sizing: border-box; }
[hidden] { display: none !important; }
html { scroll-behavior: smooth; }
body { margin: 0; min-width: 320px; background: var(--paper); color: var(--ink); }
body::before { content: ""; position: fixed; inset: 0; z-index: -1; pointer-events: none; opacity: .16; background-image: radial-gradient(#878279 .45px, transparent .45px); background-size: 6px 6px; }
a { color: inherit; }
button, input { border-radius: 0; }
.skip-link { position: fixed; top: -5rem; left: 1rem; z-index: 30; padding: .8rem 1rem; background: var(--ink); color: white; }
.skip-link:focus { top: 1rem; }
.site-header { position: relative; z-index: 5; max-width: var(--max); margin: auto; padding: 1.15rem 1.25rem; display: flex; align-items: center; justify-content: space-between; border-bottom: 1px solid var(--line); }
.brand { display: block; width: clamp(145px, 18vw, 180px); line-height: 0; }
.brand img { display: block; width: 100%; height: auto; mix-blend-mode: multiply; }
.header-link { position: relative; padding: .55rem 0; font-size: .82rem; font-weight: 800; text-decoration: none; }
.header-mobile { display: none; }
.header-link::after { content: ""; position: absolute; right: 0; bottom: .28rem; left: 0; height: 2px; background: var(--brand); transform: scaleX(0); transform-origin: right; transition: transform .25s ease; }
.header-link:hover::after { transform: scaleX(1); transform-origin: left; }
.hero { position: relative; max-width: var(--max); margin: auto; padding: 4rem 1.25rem 3.75rem; display: grid; gap: 2.6rem; }
.hero::before { content: ""; position: absolute; top: 3rem; left: 1.25rem; width: 5rem; height: 1px; background: var(--brand); }
.hero-copy { max-width: 720px; }
.eyebrow, .section-number, .step-label { margin: 0 0 1.35rem; color: var(--brand-dark); font-size: .75rem; font-weight: 850; letter-spacing: .13em; text-transform: uppercase; }
h1, h2, h3 { font-family: Georgia, "Times New Roman", serif; font-weight: 500; letter-spacing: -.035em; }
h1 { max-width: 780px; margin: 0; font-size: clamp(3rem, 7.4vw, 5.65rem); line-height: .94; text-wrap: balance; }
h2 { font-size: clamp(2.35rem, 5vw, 4.8rem); line-height: .98; text-wrap: balance; }
.lede { max-width: 650px; margin: 1.5rem 0 0; color: #494740; font-size: clamp(1.04rem, 2vw, 1.24rem); line-height: 1.58; }
.hero-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 1.15rem 1.5rem; margin-top: 1.8rem; }
.button { min-height: 3.45rem; display: inline-flex; justify-content: center; align-items: center; gap: .65rem; padding: .9rem 1.25rem; border: 1px solid var(--ink); background: transparent; color: var(--ink); font: inherit; font-weight: 850; text-decoration: none; cursor: pointer; transition: transform .18s ease, box-shadow .18s ease, background .18s ease, color .18s ease; }
.button:hover { transform: translateY(-2px); box-shadow: 0 8px 22px rgba(16,16,16,.14); }
.button span[aria-hidden="true"] { transition: transform .18s ease; }
.button:hover span[aria-hidden="true"] { transform: translateX(3px); }
.button:active { transform: translateY(0); box-shadow: none; }
.button:focus-visible, .text-link:focus-visible, .header-link:focus-visible, summary:focus-visible, .back-button:focus-visible { outline: 3px solid var(--brand); outline-offset: 3px; }
.button-primary { background: var(--ink); color: white; }
.button-primary:hover { background: #2a2926; }
.hero-actions .button { min-width: 245px; flex-direction: column; gap: .1rem; }
.hero-actions .button small { color: var(--brand-light); font-size: .68rem; font-weight: 650; letter-spacing: .04em; }
.button-outline { border-color: white; color: white; }
.button-outline:hover { background: var(--brand); border-color: var(--brand); color: var(--ink); }
.button-gold { background: var(--brand); border-color: var(--brand); color: var(--ink); }
.button-gold:hover { background: #d0c29e; }
.button[disabled] { opacity: .62; cursor: wait; transform: none; box-shadow: none; }
.text-link { font-size: .91rem; text-underline-offset: .3rem; text-decoration-color: var(--brand-dark); }
.text-link span { font-weight: 800; }
.trust-list { display: flex; flex-wrap: wrap; gap: .7rem 1.4rem; margin: 1.8rem 0 0; padding: 0; color: var(--muted); font-size: .8rem; list-style: none; }
.trust-list li::before { content: "✓"; margin-right: .45rem; color: var(--brand-dark); font-weight: 900; }
.review-card { position: relative; align-self: center; padding: 1.45rem; scroll-margin-top: 1rem; background: var(--white); border: 1px solid var(--ink); box-shadow: 12px 12px 0 var(--brand); }
.card-kicker { display: flex; justify-content: space-between; padding-bottom: .9rem; border-bottom: 1px solid var(--line); font-size: .68rem; font-weight: 850; letter-spacing: .12em; text-transform: uppercase; }
.form-progress { height: 3px; margin-top: 1.35rem; overflow: hidden; background: #e5e2da; }
.form-progress span { display: block; width: 50%; height: 100%; background: var(--brand-dark); transition: width .32s ease; }
.step-label { margin: .7rem 0 0; font-size: .62rem; }
.review-card h2 { margin: .8rem 0 .65rem; font-size: 2rem; line-height: 1.05; }
.review-card p { line-height: 1.5; }
.review-card > div > p { margin: 0 0 1.2rem; color: var(--muted); font-size: .87rem; }
form, .form-step { display: grid; grid-template-columns: 1fr; gap: .85rem; }
.form-step { grid-column: 1 / -1; animation: step-in .28s ease both; }
.field { display: grid; gap: .33rem; }
label, legend { font-size: .76rem; font-weight: 850; }
input { width: 100%; min-height: 3.15rem; padding: .75rem .82rem; border: 1px solid #8d8a82; background: white; color: var(--ink); font: inherit; }
input:focus { outline: 3px solid rgba(190,175,135,.5); border-color: var(--ink); }
input[aria-invalid="true"] { border-color: var(--error); }
.field-help { color: #77736b; font-size: .68rem; line-height: 1.35; }
fieldset { min-width: 0; padding: 0; border: 0; }
.choice-row { display: flex; gap: .4rem; margin-top: .35rem; }
.choice { flex: 1; min-height: 2.75rem; display: flex; align-items: center; justify-content: center; padding: .4rem; border: 1px solid #99968e; background: white; cursor: pointer; }
.choice:has(input:checked) { background: var(--brand-light); border-color: var(--ink); }
.choice input { width: auto; min-height: 0; margin: 0 .38rem 0 0; accent-color: var(--ink); }
.form-actions { display: grid; grid-template-columns: auto 1fr; gap: .7rem; align-items: stretch; }
.back-button { padding: .7rem; border: 0; background: transparent; color: var(--muted); font: inherit; font-size: .78rem; font-weight: 750; cursor: pointer; }
.form-note { margin: 0; color: #706d65; font-size: .68rem; line-height: 1.4; }
.form-error { padding: .65rem .75rem; border-left: 3px solid var(--error); background: #f7e9e7; color: #702923; font-size: .78rem; line-height: 1.4; }
.confirmation { padding: 1.4rem 0 .8rem; }
.confirmation-mark { width: 3rem; height: 3rem; display: grid; place-items: center; margin: 0 0 1.3rem !important; border-radius: 50%; background: var(--brand); color: var(--ink) !important; font-size: 1.2rem !important; }
.confirmation .text-link { display: inline-block; margin-top: .5rem; }
.reframe, .credibility, .faq { max-width: var(--max); margin: auto; padding: 6rem 1.25rem; }
.reframe-grid, .credibility { display: grid; gap: 2rem; }
.reframe h2, .credibility h2 { max-width: 720px; margin: 0; }
.section-lede { margin: 0; font-size: clamp(1.16rem, 2vw, 1.42rem); line-height: 1.55; }
.quiet { color: var(--muted); line-height: 1.62; }
.diagnostic-grid { display: grid; gap: 1px; margin-top: 3rem; border: 1px solid var(--ink); background: var(--ink); }
.diagnostic-grid article { min-height: 190px; padding: 1.35rem; background: var(--paper); transition: background .22s ease, transform .22s ease; }
.diagnostic-grid article:hover { z-index: 1; background: white; transform: translateY(-4px); }
.diagnostic-grid article > span { display: block; color: var(--brand-dark); font: italic 1.05rem Georgia, serif; }
.diagnostic-grid h3 { margin: 2.3rem 0 .55rem; font-size: 1.65rem; }
.diagnostic-grid p { margin: 0; color: var(--muted); font-size: .9rem; line-height: 1.55; }
.deliverable { padding: 4.75rem max(1.25rem, calc((100vw - var(--max)) / 2 + 1.25rem)); background: var(--ink); color: white; }
.section-number.light, .conversation .eyebrow, .final-cta .eyebrow { color: var(--brand); }
.deliverable-heading { display: grid; gap: 1rem; }
.deliverable h2 { max-width: 860px; margin: 0; }
.steps { display: grid; gap: 0; margin: 3rem 0 0; padding: 0; border-top: 1px solid #55524b; list-style: none; }
.steps li { display: grid; gap: .7rem; padding: 1.35rem 0; border-bottom: 1px solid #55524b; }
.steps span { color: var(--brand); font-size: .75rem; font-weight: 850; letter-spacing: .12em; text-transform: uppercase; }
.steps p { max-width: 680px; margin: 0; color: #d7d5cf; line-height: 1.55; }
.not-avm { max-width: 720px; margin: 2.2rem 0 0; padding-left: 1rem; border-left: 3px solid var(--brand); color: #d7d5cf; line-height: 1.6; }
.not-avm strong { color: white; }
.credibility { border-bottom: 1px solid var(--line); }
.credibility-body { display: grid; gap: 1.5rem; }
.team-photo { position: relative; margin: 0; overflow: hidden; background: var(--brand); }
.team-photo::after { content: ""; position: absolute; inset: 0; background: linear-gradient(145deg, transparent 55%, rgba(190,175,135,.38)); pointer-events: none; }
.team-photo img { width: 100%; aspect-ratio: 16 / 10; display: block; object-fit: cover; object-position: center 26%; filter: grayscale(100%) contrast(1.06); transition: filter .35s ease, transform .5s ease; }
.team-photo:hover img { filter: grayscale(40%) contrast(1.03); transform: scale(1.015); }
.team-photo figcaption { position: absolute; left: .8rem; bottom: .8rem; z-index: 2; padding: .38rem .55rem; background: rgba(16,16,16,.86); color: white; font-size: .68rem; font-weight: 750; letter-spacing: .04em; }
.credibility-copy > p:first-child { margin: 0; font: 500 clamp(1.2rem, 2vw, 1.52rem)/1.55 Georgia, serif; }
.credential-strip { display: grid; gap: .65rem; margin-top: 1.45rem; }
.credential { min-height: 5rem; display: flex; align-items: center; gap: .8rem; padding: .8rem .9rem; border: 1px solid #d1cdc2; background: white; transition: border-color .2s ease, transform .2s ease, box-shadow .2s ease; }
.credential:hover { transform: translateY(-2px); border-color: var(--brand-dark); box-shadow: 0 8px 20px rgba(16,16,16,.08); }
.credential img { width: 50px; height: 50px; flex: 0 0 auto; padding: .38rem; background: var(--ink); object-fit: contain; }
.advisor-credential img { padding: 0; object-fit: cover; object-position: center 24%; filter: grayscale(100%) contrast(1.04); }
.housing-credential img { padding: .26rem; background: white; border: 1px solid #d1cdc2; }
.ethics-credential img { padding: 0; }
.credential strong, .credential span { display: block; }
.credential strong { font-size: .8rem; line-height: 1.25; }
.credential div span { margin-top: .18rem; color: var(--muted); font-size: .7rem; line-height: 1.35; }
.conversation { padding: 6rem 1.25rem; scroll-margin-top: 1rem; background: var(--ink-2); color: white; text-align: center; }
.conversation h2 { margin: 0; }
.conversation > p:not(.eyebrow):not(.booking-note) { max-width: 620px; margin: 1.15rem auto 1.8rem; color: #dcdbd6; line-height: 1.6; }
.booking-note { margin: 1rem auto 0; color: var(--brand-light); font-size: .84rem; }
.faq { max-width: 920px; }
.faq h2 { margin: 0 0 2.5rem; }
details { border-top: 1px solid var(--line); }
details:last-child { border-bottom: 1px solid var(--line); }
summary { position: relative; padding: 1.3rem 2rem 1.3rem 0; cursor: pointer; font-weight: 800; list-style: none; }
summary::-webkit-details-marker { display: none; }
summary::after { content: "+"; position: absolute; right: .2rem; top: 1.02rem; font: 1.55rem Georgia, serif; }
details[open] summary::after { content: "×"; }
details p { max-width: 720px; margin: -.3rem 0 1.4rem; color: var(--muted); line-height: 1.6; }
.final-cta { padding: 5rem max(1.25rem, calc((100vw - var(--max)) / 2 + 1.25rem)); display: grid; gap: 2rem; align-items: end; background: var(--ink); color: white; }
.final-cta h2 { max-width: 780px; margin: 0; }
footer { padding: 2.5rem max(1.25rem, calc((100vw - var(--max)) / 2 + 1.25rem)) 6rem; background: #090909; color: #c9c7c0; font-size: .73rem; line-height: 1.55; }
.footer-top { display: grid; gap: 2rem; }
.footer-brand { display: flex; flex-wrap: wrap; align-items: center; gap: 1.1rem 1.5rem; }
.footer-brand img { width: 185px; }
.footer-brand p { margin: 0; }
.footer-brand a { color: white; }
.brokerage-lockup { max-width: 275px; padding-left: 1rem; border-left: 1px solid #494844; color: #a9a69e; font-size: .65rem; }
.brokerage-label { display: block; margin-bottom: .45rem; color: #8d8a83; font-size: .58rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.brokerage-name { display: flex; align-items: center; gap: .7rem; margin-bottom: .45rem; color: white; }
.brokerage-name img { width: 43px; height: auto; flex: 0 0 auto; }
.brokerage-name strong { font-size: .79rem; line-height: 1.2; }
.compliance-row { display: grid; gap: 1rem; align-items: center; margin-top: 1.7rem; }
.license-disclosure { padding-left: .8rem; border-left: 2px solid var(--brand); color: #aaa79f; }
.license-disclosure strong { color: white; }
.equal-housing { display: flex; align-items: center; gap: .7rem; color: #8f8c85; font-size: .65rem; }
.equal-housing img { width: 42px; height: auto; filter: invert(1); opacity: .78; }
.legal-copy { max-width: 900px; }
.copyright { margin: 1.2rem 0 0; color: #85827b; }
.mobile-cta { display: none; }
[data-reveal] { opacity: 0; transform: translateY(12px); transition: opacity .38s ease, transform .38s cubic-bezier(.2,.65,.25,1); }
[data-reveal].is-visible { opacity: 1; transform: none; }
@keyframes step-in { from { opacity: 0; transform: translateX(10px); } to { opacity: 1; transform: none; } }
@keyframes hero-in { from { opacity: 0; transform: translateY(14px); } to { opacity: 1; transform: none; } }
@keyframes card-in { from { opacity: 0; transform: translateY(18px) scale(.985); } to { opacity: 1; transform: none; } }

@media (prefers-reduced-motion: no-preference) {
  .hero-copy { animation: hero-in .6s cubic-bezier(.2,.65,.25,1) both; }
  .review-card { animation: card-in .72s .12s cubic-bezier(.2,.65,.25,1) both; }
}

@media (min-width: 680px) {
  .diagnostic-grid { grid-template-columns: repeat(2, 1fr); }
  .steps li { grid-template-columns: 160px 1fr; }
  .final-cta { grid-template-columns: 1fr auto; }
  .footer-top { grid-template-columns: 1fr auto; align-items: center; }
  .compliance-row { grid-template-columns: minmax(0, 1fr) auto; }
  .credential-strip { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (min-width: 880px) {
  .site-header { padding: 1.35rem 2rem; }
  .hero { min-height: calc(100vh - 82px); grid-template-columns: minmax(0, 1.55fr) minmax(360px, .75fr); align-items: center; padding: 5rem 2rem; }
  .hero::before { left: 2rem; }
  .review-card { padding: 1.75rem; }
  .form-step[data-step="2"] { grid-template-columns: 1fr 1fr; }
  .field-wide { grid-column: 1 / -1; }
  .reframe, .credibility { padding-right: 2rem; padding-left: 2rem; }
  .reframe-grid, .credibility { grid-template-columns: 1.15fr .85fr; }
  .diagnostic-grid { grid-template-columns: repeat(4, 1fr); }
  .diagnostic-grid article { min-height: 230px; }
}
@media (max-width: 560px) {
  body { padding-bottom: 4.4rem; }
  .site-header { padding: .85rem 1rem; }
  .brand { width: 145px; }
  .header-link { min-width: 4.3rem; height: 2.35rem; display: flex; gap: .3rem; align-items: center; justify-content: center; padding: 0 .65rem; border: 1px solid var(--ink); font-size: .75rem; }
  .header-link::after { display: none; }
  .header-text { display: none; }
  .header-mobile { display: inline; }
  .hero { padding: 3.2rem 1rem 3rem; gap: 2.4rem; }
  .hero::before { top: 2.2rem; left: 1rem; width: 3.5rem; }
  h1 { font-size: clamp(3rem, 14vw, 4.2rem); }
  .hero-actions { align-items: stretch; flex-direction: column; }
  .hero-actions .button { width: 100%; }
  .trust-list { display: grid; gap: .45rem; }
  .review-card { padding: 1.2rem; box-shadow: 7px 7px 0 var(--brand); }
  .reframe, .credibility, .faq { padding: 4.5rem 1rem; }
  .credential-strip { margin-top: 1.25rem; }
  .deliverable, .conversation, .final-cta { padding: 4.5rem 1rem; }
  .final-cta .button { width: 100%; }
  .mobile-cta { position: fixed; right: .75rem; bottom: .75rem; left: .75rem; z-index: 20; min-height: 3.3rem; display: grid; place-items: center; padding: .8rem; background: var(--brand); color: var(--ink); border: 1px solid var(--ink); box-shadow: 0 6px 24px rgba(0,0,0,.24); font-size: .9rem; font-weight: 850; text-decoration: none; transition: opacity .2s ease, transform .2s ease; }
  .mobile-cta.is-hidden { opacity: 0; transform: translateY(130%); pointer-events: none; }
  footer { padding-right: 1rem; padding-bottom: 2.5rem; padding-left: 1rem; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  [data-reveal] { opacity: 1; transform: none; }
}