:root {
  --black: #111111; --stone: #716d67; --taupe: #a59d92; --line: #d8d3cc;
  --sand: #e8e3dc; --soft: #f3f0eb; --paper: #fbfaf8; --white: #ffffff;
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--black); background: var(--paper);
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; font-size: 16px; line-height: 1.65; background: var(--paper); }
a { color: inherit; text-underline-offset: 4px; }
button, input, select, textarea { font: inherit; }
.skip-link { position: fixed; left: 1rem; top: -5rem; z-index: 30; padding: .75rem 1rem; background: var(--white); }
.skip-link:focus { top: 1rem; }
.site-header { height: 82px; padding: 0 clamp(1.25rem, 4vw, 4.5rem); display: flex; align-items: center; justify-content: space-between; gap: 2rem; background: rgba(251,250,248,.96); border-bottom: 1px solid rgba(17,17,17,.13); position: sticky; top: 0; z-index: 20; backdrop-filter: blur(12px); }
.brand { display: flex; align-items: center; gap: .8rem; text-decoration: none; line-height: 1.1; }
.brand-mark { width: 42px; height: 42px; display: grid; place-items: center; color: var(--white); background: var(--black); border-radius: 50%; font-family: Georgia, serif; font-size: 1.05rem; }
.brand strong { display: block; font-family: Georgia, serif; font-size: 1.1rem; }
.brand small { display: block; margin-top: .28rem; font-size: .68rem; letter-spacing: .13em; text-transform: uppercase; color: var(--stone); }
nav { display: flex; gap: 1.55rem; }
nav a { font-size: .88rem; font-weight: 700; text-decoration: none; }
.button { display: inline-flex; justify-content: center; align-items: center; min-height: 52px; padding: .78rem 1.3rem; border: 1px solid var(--black); background: var(--black); color: var(--white); text-decoration: none; font-weight: 780; letter-spacing: .01em; cursor: pointer; transition: transform .2s ease, background .2s ease; }
.button:hover { transform: translateY(-2px); background: #33312f; }
.button-small { min-height: 42px; padding: .55rem 1rem; font-size: .86rem; }
.button-light { background: var(--white); border-color: var(--white); color: var(--black); }
.button-light:hover { background: var(--soft); }
.button-outline { background: transparent; border-color: rgba(255,255,255,.65); }
.text-link { font-weight: 750; }
.light-link { color: var(--white); }
.hero { min-height: calc(100vh - 82px); position: relative; display: grid; align-items: center; overflow: hidden; }
.hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center; filter: saturate(.48) contrast(1.06); }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(10,10,10,.94) 0%, rgba(10,10,10,.79) 42%, rgba(10,10,10,.12) 74%); }
.hero-content { position: relative; z-index: 1; width: min(770px, 88vw); margin-left: clamp(1.25rem, 8vw, 8rem); padding: 5rem 0; color: var(--white); }
.eyebrow { margin: 0 0 1rem; color: #5e5952; font-size: .75rem; font-weight: 820; letter-spacing: .17em; text-transform: uppercase; }
.eyebrow.light { color: #d8d0c6; }
h1, h2 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-weight: 500; line-height: 1.04; letter-spacing: -.027em; }
h1 { max-width: 760px; font-size: clamp(3rem, 5.7vw, 5.8rem); }
h2 { font-size: clamp(2.3rem, 4.4vw, 4.5rem); }
h3 { margin: .55rem 0; font-family: Georgia, serif; font-size: 1.4rem; line-height: 1.25; }
.hero-copy { max-width: 630px; margin: 1.6rem 0 2rem; font-size: clamp(1.05rem, 1.5vw, 1.28rem); color: rgba(255,255,255,.88); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 1.2rem; align-items: center; }
.brokerage { margin: 2rem 0 0; font-size: .77rem; letter-spacing: .1em; text-transform: uppercase; color: rgba(255,255,255,.72); }
.brokerage span { color: var(--taupe); padding: 0 .35rem; }
.section-pad { padding: clamp(4.5rem, 8vw, 8rem) clamp(1.25rem, 8vw, 8rem); }
.valuation { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(3rem, 8vw, 8rem); align-items: start; }
.valuation-copy { position: sticky; top: 130px; }
.valuation-copy > p:not(.eyebrow) { max-width: 570px; color: #4e4a45; font-size: 1.08rem; }
.trust-note { margin-top: 2rem; padding-left: 1rem; border-left: 3px solid var(--black); }
.trust-note strong, .trust-note span { display: block; }
.trust-note span { color: var(--stone); }
.valuation-form { padding: clamp(1.5rem, 4vw, 3rem); background: var(--soft); border: 1px solid var(--line); }
.valuation-form label { display: block; margin: 0 0 .35rem; font-size: .82rem; font-weight: 800; letter-spacing: .04em; }
.valuation-form input, .valuation-form select, .valuation-form textarea { width: 100%; min-height: 48px; margin-bottom: 1rem; padding: .72rem .8rem; color: var(--black); background: var(--white); border: 1px solid #bdb7af; border-radius: 0; }
.valuation-form textarea { resize: vertical; }
.valuation-form input:focus, .valuation-form select:focus, .valuation-form textarea:focus { outline: 2px solid var(--black); outline-offset: 2px; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.valuation-form .button { width: 100%; margin-top: .3rem; }
.form-note, .form-status { margin: .75rem 0 0; color: var(--stone); font-size: .78rem; }
.seller-guide { display: grid; grid-template-columns: .95fr 1.05fr; gap: clamp(3rem, 8vw, 8rem); color: var(--white); background: #181716; }
.seller-guide-copy > p:not(.eyebrow) { max-width: 620px; color: rgba(255,255,255,.72); font-size: 1.06rem; }
.seller-guide-cover { display: grid; grid-template-columns: 170px 1fr; gap: 1.25rem; align-items: end; margin-top: 2rem; }
.seller-guide-cover img { display: block; width: 100%; height: auto; border: 1px solid rgba(255,255,255,.25); box-shadow: 0 18px 42px rgba(0,0,0,.32); }
.seller-guide-cover p { margin: 0; padding-bottom: .25rem; }
.seller-guide-cover strong, .seller-guide-cover span { display: block; }
.seller-guide-cover strong { font-family: Georgia, serif; font-size: 1.25rem; font-weight: 500; }
.seller-guide-cover span { margin-top: .35rem; color: rgba(255,255,255,.62); }
.seller-guide-highlights { margin: 2rem 0 0; padding: 0; list-style: none; border-top: 1px solid rgba(255,255,255,.2); }
.seller-guide-highlights li { padding: 1.15rem 0; border-bottom: 1px solid rgba(255,255,255,.2); }
.seller-guide-highlights strong, .seller-guide-highlights span { display: block; }
.seller-guide-highlights strong { font-family: Georgia, serif; font-size: 1.22rem; font-weight: 500; }
.seller-guide-highlights span { margin-top: .2rem; color: rgba(255,255,255,.62); }
.seller-guide-form { align-self: start; padding: clamp(1.5rem, 4vw, 3rem); color: var(--white); background: #0d0d0d; border: 1px solid rgba(255,255,255,.2); }
.seller-guide-form h3 { margin: 0 0 1.5rem; font-size: clamp(1.55rem, 2.5vw, 2.2rem); }
.guide-kicker { margin: 0 0 .35rem; color: #d8d0c6; font-size: .72rem; font-weight: 820; letter-spacing: .15em; text-transform: uppercase; }
.seller-guide-form label { display: block; margin: 0 0 .35rem; font-size: .82rem; font-weight: 800; letter-spacing: .04em; }
.seller-guide-form input, .seller-guide-form select { width: 100%; min-height: 48px; margin-bottom: 1rem; padding: .72rem .8rem; color: var(--black); background: var(--white); border: 1px solid #bdb7af; border-radius: 0; }
.seller-guide-form input:focus, .seller-guide-form select:focus { outline: 2px solid var(--white); outline-offset: 2px; }
.seller-guide-form .button { width: 100%; margin-top: .3rem; }
.seller-guide-form .form-note, .seller-guide-form .form-status { color: rgba(255,255,255,.55); }
.proof-strip { display: grid; grid-template-columns: repeat(3, 1fr); background: var(--black); color: var(--white); }
.proof-strip div { min-height: 180px; padding: 2rem clamp(1.25rem, 4vw, 4rem); border-right: 1px solid rgba(255,255,255,.16); display: flex; flex-direction: column; justify-content: center; }
.proof-strip div:last-child { border-right: 0; }
.proof-strip strong { font-family: Georgia, serif; font-size: clamp(2.2rem, 4vw, 3.8rem); font-weight: 500; }
.proof-strip span { max-width: 330px; color: rgba(255,255,255,.66); }
.strategy { background: var(--soft); }
.section-heading { max-width: 900px; }
.section-heading > p:last-child { max-width: 650px; color: #56514b; font-size: 1.06rem; }
.strategy-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; margin-top: 3rem; background: var(--line); border: 1px solid var(--line); }
.strategy-grid article { padding: clamp(1.6rem, 3vw, 2.8rem); background: var(--paper); }
.strategy-grid article > span { color: #7a746d; font-size: .78rem; font-weight: 850; letter-spacing: .13em; }
.strategy-grid p { color: #56514b; }
.about { display: grid; grid-template-columns: 1.05fr .95fr; gap: clamp(3rem, 7vw, 7rem); align-items: center; }
.about-portrait { min-height: 560px; overflow: hidden; background: var(--soft); }
.about-portrait img { display: block; width: 100%; height: 100%; min-height: 560px; object-fit: cover; object-position: center; }
.about-copy > p:not(.eyebrow) { max-width: 650px; color: #56514b; }
.about-copy .about-lead { color: var(--black); font-size: 1.12rem; }
.about-points { display: grid; grid-template-columns: repeat(3, 1fr); margin: 2rem 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.about-points div { padding: 1rem .8rem 1rem 0; }
.about-points strong, .about-points span { display: block; }
.about-points strong { font-family: Georgia, serif; font-size: 1.22rem; }
.about-points span { margin-top: .25rem; color: var(--stone); font-size: .78rem; line-height: 1.4; }
.about-personal { grid-column: 1 / -1; display: grid; grid-template-columns: minmax(260px, 390px) 1fr; gap: clamp(1.5rem, 4vw, 4rem); align-items: center; margin-top: clamp(0rem, 2vw, 1.5rem); padding: clamp(1.25rem, 3vw, 2rem); background: var(--soft); }
.personal-photo-frame { padding: .7rem; background: var(--white); border: 1px solid var(--line); }
.about-personal img { display: block; width: 100%; height: auto; object-fit: contain; }
.about-personal p { max-width: 650px; margin: 0; color: #56514b; font-size: 1.03rem; }
.about-personal strong { display: block; margin-bottom: .35rem; color: var(--black); font-family: Georgia, serif; font-size: clamp(1.4rem, 2.5vw, 2.2rem); font-weight: 500; }
.case-study { display: grid; grid-template-columns: .95fr 1.05fr; gap: clamp(3rem, 8vw, 8rem); color: var(--white); background: #181716; }
.case-intro > p:last-child { max-width: 620px; color: rgba(255,255,255,.7); }
.case-details { display: grid; grid-template-columns: 1fr 1fr; align-self: center; border-top: 1px solid rgba(255,255,255,.2); }
.case-details div { padding: 1.3rem .5rem 1.3rem 0; border-bottom: 1px solid rgba(255,255,255,.2); }
.case-details strong, .case-details span { display: block; }
.case-details strong { font-family: Georgia, serif; font-size: clamp(2rem, 4vw, 3.4rem); font-weight: 500; }
.case-details span { color: rgba(255,255,255,.6); }
.fine-print { grid-column: 1 / -1; margin: 0; font-size: .75rem; color: rgba(255,255,255,.48); }
.testimonials { background: var(--sand); }
.testimonial-heading { max-width: 900px; }
.testimonial-heading h2 { font-size: clamp(2.3rem, 4.2vw, 4.3rem); }
.testimonial-heading > p:last-child { max-width: 650px; color: #56514b; }
.testimonial-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; margin-top: 3rem; background: #c9c2b9; border: 1px solid #c9c2b9; }
.testimonial-grid article { min-height: 390px; padding: clamp(1.6rem, 3vw, 2.6rem); display: flex; flex-direction: column; background: var(--paper); }
.review-stars { color: var(--black); font-size: .9rem; letter-spacing: .15em; }
.testimonial-grid blockquote { margin: 1.4rem 0 2rem; font-family: Georgia, serif; font-size: clamp(1.25rem, 1.8vw, 1.58rem); line-height: 1.43; }
.testimonial-grid article > p { margin: auto 0 0; padding-top: 1.25rem; border-top: 1px solid var(--line); }
.testimonial-grid strong, .testimonial-grid span { display: block; }
.testimonial-grid span { margin-top: .2rem; color: var(--stone); font-size: .78rem; }
.testimonial-footer { display: flex; justify-content: space-between; align-items: center; gap: 2rem; margin-top: 1.5rem; }
.testimonial-footer small { color: var(--stone); }
.testimonial-footer .button { flex: none; }
.process { display: grid; grid-template-columns: .75fr 1.25fr; gap: clamp(3rem, 8vw, 8rem); }
.process-heading { position: sticky; top: 130px; align-self: start; }
.process ol { margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.process li { display: grid; grid-template-columns: 60px 1fr; gap: 1rem; padding: 1.4rem 0; border-bottom: 1px solid var(--line); }
.process li > span { color: var(--stone); font-weight: 820; letter-spacing: .1em; }
.process li h3 { margin-top: 0; }
.process li p { margin-bottom: 0; color: #56514b; }
.areas { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(3rem, 7vw, 7rem); background: var(--soft); }
.areas p:not(.eyebrow) { max-width: 600px; color: #56514b; }
.areas ul { align-self: center; display: grid; grid-template-columns: repeat(2, 1fr); margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.areas li { padding: .75rem .2rem; border-bottom: 1px solid var(--line); font-weight: 730; }
.faq { display: grid; grid-template-columns: .78fr 1.22fr; gap: clamp(3rem, 8vw, 8rem); }
.faq-list details { border-top: 1px solid var(--line); padding: 1.15rem 0; }
.faq-list details:last-child { border-bottom: 1px solid var(--line); }
summary { cursor: pointer; font-family: Georgia, serif; font-size: 1.24rem; font-weight: 600; }
details p { color: #56514b; }
.buyer-guides { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(3rem, 7vw, 7rem); color: var(--white); background: #181716; }
.buyer-intro { align-self: start; position: sticky; top: 130px; }
.buyer-intro > p:not(.eyebrow) { max-width: 590px; color: rgba(255,255,255,.72); }
.buyer-services { display: flex; flex-wrap: wrap; gap: .55rem; margin-top: 2rem; }
.buyer-services span { padding: .45rem .7rem; border: 1px solid rgba(255,255,255,.25); color: rgba(255,255,255,.8); font-size: .8rem; }
.buyer-story { margin-top: 2rem; padding: 1.25rem 0 0 1.25rem; border-top: 1px solid rgba(255,255,255,.24); border-left: 3px solid var(--taupe); }
.buyer-story .review-stars { color: var(--white); }
.buyer-story blockquote { margin: .8rem 0 1rem; font-family: Georgia, serif; font-size: 1.18rem; line-height: 1.5; }
.buyer-story p { margin: 0; }
.buyer-story strong, .buyer-story span { display: block; }
.buyer-story span { color: rgba(255,255,255,.58); font-size: .78rem; }
.guide-request { padding: clamp(1.5rem, 4vw, 3rem); color: var(--black); background: var(--paper); }
.guide-options { display: grid; gap: .75rem; margin-bottom: 1.5rem; }
.guide-options label { display: flex; gap: .9rem; align-items: flex-start; padding: 1rem; border: 1px solid var(--line); cursor: pointer; }
.guide-options label:has(input:checked) { outline: 2px solid var(--black); outline-offset: -2px; background: var(--soft); }
.guide-options input { width: 18px; height: 18px; margin-top: .2rem; accent-color: var(--black); }
.guide-options b, .guide-options small { display: block; }
.guide-options b { font-family: Georgia, serif; font-size: 1.12rem; }
.guide-options small { margin-top: .15rem; color: var(--stone); font-size: .82rem; }
.buyer-form label { display: block; margin: 0 0 .35rem; font-size: .82rem; font-weight: 800; letter-spacing: .04em; }
.buyer-form input, .buyer-form select { width: 100%; min-height: 48px; margin-bottom: 1rem; padding: .72rem .8rem; color: var(--black); background: var(--white); border: 1px solid #bdb7af; border-radius: 0; }
.buyer-form input:focus, .buyer-form select:focus { outline: 2px solid var(--black); outline-offset: 2px; }
.buyer-form .button { width: 100%; margin-top: .3rem; }
.cta { display: grid; grid-template-columns: 1.15fr .85fr; gap: 3rem; align-items: center; color: var(--white); background: var(--black); }
.cta-actions { display: flex; flex-wrap: wrap; gap: .75rem; align-items: center; }
.cta-actions p { width: 100%; margin: 1rem 0 0; color: rgba(255,255,255,.7); }
footer { display: grid; grid-template-columns: 1.1fr 1fr 1fr; gap: 1.5rem; padding: 2.5rem clamp(1.25rem, 8vw, 8rem); background: #090909; color: rgba(255,255,255,.62); font-size: .82rem; }
footer strong { color: var(--white); }
footer address { margin: 0; font-style: normal; }
footer small { grid-column: 1 / -1; padding-top: 1rem; border-top: 1px solid rgba(255,255,255,.14); }
@media (max-width: 980px) {
  nav { display: none; }
  .hero-shade { background: linear-gradient(90deg, rgba(10,10,10,.92), rgba(10,10,10,.48)); }
  .valuation, .seller-guide, .about, .case-study, .process, .areas, .faq, .buyer-guides, .cta { grid-template-columns: 1fr; }
  .valuation-copy, .process-heading, .buyer-intro { position: static; }
  .strategy-grid, .testimonial-grid { grid-template-columns: 1fr 1fr; }
  footer { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 680px) {
  .site-header { height: 72px; padding: 0 1rem; }
  .brand-mark { width: 38px; height: 38px; }
  .brand small { display: none; }
  .button-small { font-size: .78rem; min-height: 40px; }
  .hero { min-height: 790px; align-items: end; }
  .hero > img { object-position: 64% center; }
  .hero-shade { background: linear-gradient(0deg, rgba(10,10,10,.98) 0%, rgba(10,10,10,.73) 64%, rgba(10,10,10,.28) 100%); }
  .hero-content { margin: 0; width: 100%; padding: 5rem 1.25rem 3rem; }
  h1 { font-size: clamp(2.75rem, 13vw, 4rem); }
  .hero-actions .button { width: 100%; }
  .section-pad { padding: 4rem 1.25rem; }
  .field-row, .proof-strip, .strategy-grid, .testimonial-grid { grid-template-columns: 1fr; }
  .seller-guide-cover { grid-template-columns: 125px 1fr; align-items: center; }
  .proof-strip div { min-height: 150px; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.16); }
  .case-details, .areas ul { grid-template-columns: 1fr 1fr; }
  .testimonial-grid article { min-height: 0; }
  .testimonial-footer { align-items: flex-start; flex-direction: column; }
  .about-portrait, .about-portrait img { min-height: 380px; }
  .about-points { grid-template-columns: 1fr; }
  .about-points div { border-bottom: 1px solid var(--line); }
  .about-points div:last-child { border-bottom: 0; }
  .about-personal { grid-template-columns: 1fr; }
  .personal-photo-frame { padding: .45rem; }
  footer { grid-template-columns: 1fr; padding: 2.5rem 1.25rem; }
}
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } .button { transition: none; } }