/* The Bouvier Group: green panel + gold rule echoing the brand banner; white header, light sage ground, navy for actions. */
:root {
  --green: #1E5B3A;
  --green-deep: #15452B;
  --gold: #D8C394;
  --gold-ink: #8A6D33;
  --navy: #1C2E4A;
  --navy-hover: #142238;
  --ground: #F3F5F1;
  --white: #FFFFFF;
  --ink: #1B2620;
  --muted: #55615A;
  --line: #DCE3DB;
  --on-green: #F2F5F1;
  --on-green-muted: #C9D8CE;
  --focus: #2F6DB5;
  --display: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --body: "Montserrat", "Helvetica Neue", Arial, sans-serif;
  --wrap: 1120px;
  --radius: 6px;
  color-scheme: light;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } * { transition: none !important; } }
body {
  margin: 0;
  background: var(--white);
  color: var(--ink);
  font-family: var(--body);
  font-size: 1rem;
  line-height: 1.65;
}
body::before {
  content: ""; position: fixed; inset: 0 0 auto; height: env(safe-area-inset-top, 0px);
  z-index: 60; background: var(--white);
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--navy); text-underline-offset: 3px; }
a:hover { color: var(--green); }
:focus-visible { outline: 3px solid var(--focus); outline-offset: 2px; }
[hidden] { display: none !important; }

h1, h2, h3 { font-family: var(--display); font-weight: 600; line-height: 1.12; color: var(--green-deep); text-wrap: balance; margin: 0; }
h1 { font-size: clamp(2.3rem, 5vw, 3.6rem); }
h2 { font-size: clamp(1.8rem, 3.4vw, 2.5rem); }
h3 { font-size: 1.45rem; }
p { margin: 0; }
.eyebrow {
  font-size: 0.75rem; font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold-ink);
}
.lead { font-size: 1.12rem; color: var(--muted); max-width: 62ch; }
.prose { display: grid; gap: 1rem; max-width: 68ch; }
.prose ul { margin: 0; padding-left: 1.2rem; display: grid; gap: 0.45rem; }

/* bands and wrappers */
.band { padding-block: clamp(3rem, 7vw, 5.5rem); }
.band--ground { background: var(--ground); }
.band--green { background: var(--green); color: var(--on-green); }
.band--green h2, .band--green h3 { color: var(--white); }
.wrap {
  max-width: var(--wrap); margin: 0 auto;
  padding-left: max(16px, env(safe-area-inset-left, 0px));
  padding-right: max(16px, env(safe-area-inset-right, 0px));
}
.stack { display: grid; gap: 1.25rem; }
.section-head { display: grid; gap: 0.75rem; margin-bottom: 2.25rem; max-width: 64ch; }

/* header */
.site-header {
  position: sticky; top: env(safe-area-inset-top, 0px); z-index: 50;
  background: var(--white); border-bottom: 1px solid var(--line);
}
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 1rem; padding-block: 0.7rem; }
.brand img { width: 210px; }
.nav-toggle {
  display: none; background: none; border: 1px solid var(--line); border-radius: var(--radius);
  padding: 0.45rem 0.7rem; font: 600 0.8rem var(--body); color: var(--navy); cursor: pointer;
}
.site-nav ul { list-style: none; margin: 0; padding: 0; display: flex; align-items: center; gap: 1.4rem; }
.site-nav a { text-decoration: none; color: var(--ink); font-size: 0.86rem; font-weight: 500; white-space: nowrap; }
.site-nav a[aria-current="page"] { color: var(--green); box-shadow: inset 0 -2px 0 var(--gold); }
.site-nav a:hover { color: var(--green); }
.site-nav .nav-cta { color: var(--white); }
.nav-more { position: relative; }
.nav-more-btn {
  background: none; border: 0; padding: 0; cursor: pointer; white-space: nowrap;
  font: 500 0.86rem var(--body); color: var(--ink); display: inline-flex; align-items: center; gap: 0.35rem;
}
.nav-more-btn::after {
  content: ""; width: 0.4rem; height: 0.4rem; border-right: 1.5px solid currentColor; border-bottom: 1.5px solid currentColor;
  transform: translateY(-2px) rotate(45deg); transition: transform 0.15s;
}
.nav-more-btn[aria-expanded="true"]::after { transform: translateY(1px) rotate(225deg); }
.nav-more-btn:hover, .nav-more.is-current .nav-more-btn { color: var(--green); }
.nav-more.is-current .nav-more-btn { box-shadow: inset 0 -2px 0 var(--gold); }
.site-nav .nav-more-list {
  display: none; position: absolute; top: calc(100% + 0.9rem); right: -1rem; min-width: 13rem;
  flex-direction: column; align-items: stretch; gap: 0; padding: 0.4rem 0;
  background: var(--white); border: 1px solid var(--line); border-top: 3px solid var(--green);
  border-radius: var(--radius); box-shadow: 0 12px 28px rgba(28, 46, 74, 0.14);
}
.nav-more.open .nav-more-list { display: flex; }
.nav-more-list a { display: block; padding: 0.6rem 1.1rem; }
.nav-more-list a:hover { background: var(--ground, #F2F4EF); }
.site-nav .nav-more-list a[aria-current="page"] { box-shadow: inset 3px 0 0 var(--gold); }
@media (max-width: 900px) {
  .nav-toggle { display: inline-block; }
  .site-nav { display: none; position: absolute; left: 0; right: 0; top: 100%; background: var(--white); border-bottom: 1px solid var(--line); }
  .site-nav.open { display: block; }
  .site-nav ul {
    flex-direction: column; align-items: stretch; gap: 0;
    padding: 0.5rem max(16px, env(safe-area-inset-right, 0px)) 1rem max(16px, env(safe-area-inset-left, 0px));
  }
  .site-nav li a { display: block; padding: 0.75rem 0; border-bottom: 1px solid var(--line); }
  .site-nav li:last-child a { border-bottom: 0; margin-top: 0.75rem; text-align: center; }
  .nav-more-btn { display: none; }
  .site-nav .nav-more-list {
    display: flex; position: static; min-width: 0; padding: 0;
    border: 0; border-radius: 0; box-shadow: none;
  }
  .site-nav .nav-more-list li:last-child a { border-bottom: 1px solid var(--line); margin-top: 0; text-align: left; }
  .nav-more-list a { padding: 0.75rem 0; }
  .site-nav .nav-more-list a[aria-current="page"] { box-shadow: inset 0 -2px 0 var(--gold); }
  .brand img { width: 180px; }
}

/* buttons */
.btn {
  display: inline-block; text-decoration: none; font: 600 0.9rem var(--body); letter-spacing: 0.02em;
  padding: 0.85rem 1.35rem; border-radius: var(--radius); border: 2px solid transparent; cursor: pointer;
  transition: background-color .15s ease, color .15s ease;
}
.btn--navy { background: var(--navy); color: var(--white); }
.btn--navy:hover { background: var(--navy-hover); color: var(--white); }
.btn--gold { background: var(--gold); color: var(--green-deep); }
.btn--gold:hover { background: #E6D6AF; color: var(--green-deep); }
.btn--ghost-light { border-color: var(--gold); color: var(--white); }
.btn--ghost-light:hover { background: rgba(216, 195, 148, 0.15); color: var(--white); }
.btn--ghost { border-color: var(--navy); color: var(--navy); }
.btn--ghost:hover { background: var(--navy); color: var(--white); }
.btn-row { display: flex; flex-wrap: wrap; gap: 0.75rem; }

/* hero */
.hero { background: var(--green); color: var(--on-green); position: relative; overflow: hidden; }
.hero-grid { display: grid; grid-template-columns: 1.1fr 0.9fr; align-items: stretch; min-height: 520px; }
.hero-copy {
  display: grid; align-content: center; gap: 1.3rem; padding-block: 4rem;
  padding-left: max(16px, env(safe-area-inset-left, 0px)); padding-right: 2rem;
  max-width: calc(var(--wrap) * 0.58); margin-left: auto; position: relative; z-index: 1;
}
.hero-copy h1 { color: var(--white); font-style: italic; font-weight: 500; }
.hero-copy .eyebrow { color: var(--gold); }
.hero-copy p { color: var(--on-green-muted); font-size: 1.08rem; max-width: 46ch; }
.hero-photo { position: relative; clip-path: polygon(14% 0, 100% 0, 100% 100%, 0 100%); }
.hero-photo::before {
  content: ""; position: absolute; inset: 0; z-index: 1;
  background: linear-gradient(90deg, var(--gold) 0 6px, transparent 6px); clip-path: polygon(14% 0, 15% 0, 1% 100%, 0 100%);
}
.hero-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center 25%; }
.hexes { position: absolute; left: -90px; top: 40px; width: 360px; opacity: 0.12; pointer-events: none; }
@media (max-width: 860px) {
  .hero-grid { grid-template-columns: 1fr; min-height: 0; }
  .hero-copy { max-width: none; margin: 0; padding-right: max(16px, env(safe-area-inset-right, 0px)); padding-block: 2.75rem 2.25rem; }
  .hero-photo { clip-path: none; aspect-ratio: 4 / 3; max-width: 100%; }
  .hero-photo::before { display: none; }
}

/* page header (inner pages) */
.page-head { background: var(--green); color: var(--on-green); }
.page-head .wrap { display: grid; gap: 0.9rem; padding-block: clamp(2.5rem, 6vw, 4rem); }
.page-head h1 { color: var(--white); }
.page-head .eyebrow { color: var(--gold); }
.page-head p { color: var(--on-green-muted); max-width: 60ch; font-size: 1.08rem; }
.page-head .rule { width: 72px; height: 3px; background: var(--gold); }

/* cards */
.cards { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1.25rem; }
.card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 1.6rem; display: grid; gap: 0.75rem; align-content: start; min-width: 0;
}
.card .tag { font-size: 0.72rem; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold-ink); }
.card p { color: var(--muted); font-size: 0.95rem; }
.card a.more { font-weight: 600; font-size: 0.9rem; }
@media (max-width: 900px) { .cards { grid-template-columns: 1fr; } }

/* split layouts */
.split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(2rem, 5vw, 4rem); align-items: center; }
.split--top { align-items: start; }
.split img.photo { border-radius: var(--radius); width: 100%; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } }

/* callouts */
.callout {
  border-left: 4px solid var(--gold); background: var(--ground); padding: 1.4rem 1.6rem; border-radius: 0 var(--radius) var(--radius) 0;
  display: grid; gap: 0.6rem; max-width: 72ch;
}
.callout strong { color: var(--green-deep); }
.callout--dark { background: var(--green-deep); color: var(--on-green); }
.callout--dark strong { color: var(--gold); }

/* loyalty strip */
.loyal { display: grid; grid-template-columns: auto minmax(0, 1fr) auto; gap: 1.75rem; align-items: center; }
.loyal .mark { width: 64px; }
.loyal p { color: var(--muted); }
.loyal h2 { font-size: clamp(1.5rem, 2.6vw, 2rem); margin-bottom: 0.35rem; }
@media (max-width: 760px) { .loyal { grid-template-columns: 1fr; } }

/* steps (a real sequence) */
.steps { list-style: none; margin: 0; padding: 0; display: grid; gap: 0; counter-reset: step; max-width: 760px; }
.steps li {
  counter-increment: step; display: grid; grid-template-columns: 3.2rem minmax(0, 1fr); gap: 1rem;
  padding-block: 1.25rem; border-top: 1px solid var(--line);
}
.steps li:last-child { border-bottom: 1px solid var(--line); }
.steps li::before {
  content: counter(step); font-family: var(--display); font-size: 2rem; font-weight: 600; color: var(--gold-ink); line-height: 1;
}
.steps h3 { font-size: 1.3rem; margin-bottom: 0.25rem; }
.steps p { color: var(--muted); }

/* checklist */
.ticks { list-style: none; padding: 0; margin: 0; display: grid; gap: 0.8rem; }
.ticks li { position: relative; padding-left: 2rem; }
.ticks li::before {
  content: ""; position: absolute; left: 0.2rem; top: 0.38rem; width: 0.9rem; height: 0.9rem; border: 2px solid var(--gold-ink);
  transform: rotate(30deg); clip-path: polygon(25% 0, 75% 0, 100% 50%, 75% 100%, 25% 100%, 0 50%); background: var(--gold);
}

/* people */
.people { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 2rem; }
.person { display: grid; gap: 1rem; align-content: start; min-width: 0; }
.person img { border-radius: var(--radius); aspect-ratio: 4 / 5; object-fit: cover; width: 100%; }
.person .role { font-size: 0.8rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-ink); font-weight: 600; }
.person p { color: var(--muted); }
.contact-lines { display: grid; gap: 0.2rem; font-size: 0.95rem; }
.contact-lines .brokerage { font-size: 0.82rem; color: var(--muted); }
@media (max-width: 760px) { .people { grid-template-columns: 1fr; } }

/* forms */
.form-panel { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: clamp(1.25rem, 3vw, 2rem); }
.form { display: grid; gap: 1rem; }
.form .row { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1rem; }
@media (max-width: 600px) { .form .row { grid-template-columns: 1fr; } }
.field { display: grid; gap: 0.35rem; min-width: 0; }
.field label { font-size: 0.82rem; font-weight: 600; color: var(--ink); }
.field input, .field select, .field textarea {
  font: 400 1rem var(--body); color: var(--ink); background: var(--white);
  border: 1px solid #BFCABF; border-radius: var(--radius); padding: 0.7rem 0.8rem; width: 100%;
}
.field textarea { min-height: 120px; resize: vertical; }
.consent { display: grid; grid-template-columns: 1.2rem minmax(0, 1fr); gap: 0.6rem; font-size: 0.8rem; color: var(--muted); line-height: 1.5; }
.consent input { margin-top: 0.2rem; width: 1rem; height: 1rem; }
.fine { font-size: 0.78rem; color: var(--muted); line-height: 1.5; }
.form-status { font-size: 0.9rem; padding: 0.8rem 1rem; border-radius: var(--radius); }
.form-status.ok { background: #E3F0E6; color: var(--green-deep); }
.form-status.err { background: #F8E7E3; color: #7A2416; }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }

/* home of the week */
.listing { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, 1fr); gap: 2rem; align-items: start; }
.listing .gallery { display: grid; gap: 0.6rem; }
.listing .gallery img { border-radius: var(--radius); width: 100%; aspect-ratio: 3 / 2; object-fit: cover; }
.listing .thumbs { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 0.6rem; }
.facts { display: flex; flex-wrap: wrap; gap: 0.5rem 1.4rem; font-variant-numeric: tabular-nums; font-weight: 600; color: var(--green-deep); }
.price { font-family: var(--display); font-size: 2.2rem; font-weight: 600; color: var(--green-deep); }
.status { display: inline-block; font-size: 0.72rem; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase; padding: 0.3rem 0.6rem; border-radius: 3px; background: var(--gold); color: var(--green-deep); justify-self: start; }
.credit { font-size: 0.82rem; color: var(--muted); border-top: 1px solid var(--line); padding-top: 0.8rem; }
.empty { border: 1px dashed #BFCABF; border-radius: var(--radius); padding: 2.5rem 1.5rem; text-align: center; display: grid; gap: 0.6rem; justify-items: center; background: var(--white); }
.empty p { color: var(--muted); max-width: 52ch; }
@media (max-width: 860px) { .listing { grid-template-columns: 1fr; } }

/* videos */
.videos { display: grid; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); gap: 1.5rem; }
.video { display: grid; gap: 0.6rem; min-width: 0; }
.video-frame { position: relative; aspect-ratio: 16 / 9; max-width: 100%; border-radius: var(--radius); overflow: hidden; background: var(--green-deep); }
.video-frame button { all: unset; cursor: pointer; position: absolute; inset: 0; display: grid; place-items: center; }
.video-frame img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.video-frame .play {
  position: relative; width: 64px; height: 64px; border-radius: 50%; background: var(--gold); display: grid; place-items: center;
}
.video-frame .play::after { content: ""; border-left: 18px solid var(--green-deep); border-top: 11px solid transparent; border-bottom: 11px solid transparent; margin-left: 5px; }
.video-frame iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.video h3 { font-size: 1.2rem; }
.vertical .video-frame { aspect-ratio: 9 / 16; }

/* footer */
.site-footer { background: var(--green); color: var(--on-green-muted); font-size: 0.88rem; }
.site-footer a { color: var(--on-green); text-decoration: none; }
.site-footer a:hover { color: var(--gold); text-decoration: underline; }
.footer-top { display: grid; grid-template-columns: 1.3fr 1fr 1fr 1.3fr; gap: 2rem; padding-block: 3.25rem 2.25rem; }
.footer-top h4 { font: 600 0.72rem var(--body); letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold); margin: 0 0 0.9rem; }
.footer-top h4.mt-2 { margin-top: 2rem; }
.footer-top ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 0.5rem; }
.footer-brand img { width: 230px; }
.footer-brand p { margin-top: 0.9rem; font-family: var(--display); font-style: italic; font-size: 1.25rem; color: var(--on-green); }
.footer-contact { display: grid; gap: 0.9rem; }
.footer-contact .brokerage { color: var(--gold); font-weight: 600; }
.footer-legal { border-top: 1px solid rgba(216, 195, 148, 0.3); padding-block: 1.75rem 2.25rem; display: grid; grid-template-columns: auto minmax(0, 1fr); gap: 1.5rem; align-items: start; }
.footer-legal .marks { display: flex; gap: 1rem; align-items: center; }
.footer-legal .marks img { width: 150px; }
.eho { width: 46px; height: 46px; color: var(--on-green); }
.footer-legal p { font-size: 0.78rem; line-height: 1.6; }
@media (max-width: 900px) {
  .footer-top { grid-template-columns: 1fr 1fr; }
  .footer-legal { grid-template-columns: 1fr; }
}
@media (max-width: 520px) { .footer-top { grid-template-columns: 1fr; } }

/* utilities */
.mt-1 { margin-top: 1rem; } .mt-2 { margin-top: 2rem; }
.center { text-align: center; justify-items: center; }
.narrow { max-width: 760px; }
.preview-note { background: #FFF6DE; color: #5B4614; font-size: 0.8rem; text-align: center; padding-block: 0.5rem; }