:root{
  --pine:#003028;
  --pine-deep:#00211b;
  --pine-soft:#0c453a;
  --lime:#98c838;
  --lime-bright:#aadb47;
  --cream:#f6f3ec;
  --cream-deep:#ece7da;
  --ink:#1c211f;
  --muted:#5d6863;
  --line:rgba(0,48,40,.14);
  --font:"Jost","Century Gothic","Questrial",-apple-system,system-ui,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--font);color:var(--ink);background:var(--cream);line-height:1.6;-webkit-font-smoothing:antialiased}
a{text-decoration:none;color:inherit}
.wrap{max-width:1240px;margin:0 auto;padding:0 40px}

/* NAV */
nav{position:sticky;top:0;z-index:50;background:#fff;border-bottom:1px solid var(--line)}
.nav-inner{display:flex;align-items:center;justify-content:space-between;height:78px;position:relative}
.logo{display:flex;align-items:center}
.logo img{height:48px;width:auto;display:block}
.nav-links{display:flex;align-items:center;gap:34px}
.nav-links a{font-size:14px;letter-spacing:.6px;color:var(--pine);font-weight:400;transition:color .2s}
.nav-links a:hover,.nav-links a.active{color:var(--lime)}
.nav-toggle{display:none;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer;padding:8px}
.nav-toggle span{width:24px;height:2px;background:var(--pine);display:block;transition:.2s}
.nav-links .nav-cta-m{display:none}
.btn{display:inline-block;font-family:var(--font);font-size:14px;letter-spacing:.8px;font-weight:500;padding:13px 26px;border-radius:2px;cursor:pointer;transition:all .2s}
.btn-lime{background:var(--lime);color:var(--pine)}
.btn-lime:hover{background:var(--lime-bright)}
.btn-ghost{border:1px solid rgba(255,255,255,.45);color:#fff}
.btn-ghost:hover{border-color:var(--lime);color:var(--lime)}
.btn-outline{border:1px solid var(--pine);color:var(--pine)}
.btn-outline:hover{background:var(--pine);color:#fff}

/* HERO (home) */
.hero{display:grid;grid-template-columns:1.05fr .95fr;min-height:560px}
.hero-text{background:var(--pine);color:#fff;display:flex;flex-direction:column;justify-content:center;padding:80px 70px 80px 0}
.hero-text .inner{max-width:560px;margin-left:auto;padding-left:40px}
.eyebrow{font-size:12px;letter-spacing:3.5px;text-transform:uppercase;color:var(--lime);font-weight:500;margin-bottom:26px}
h1{font-weight:300;font-size:58px;line-height:1.07;letter-spacing:-.5px;margin-bottom:26px}
h1 b{font-weight:500}
.hero-text p{font-size:18px;line-height:1.65;color:rgba(255,255,255,.82);font-weight:300;max-width:480px;margin-bottom:38px}
.hero-cta{display:flex;gap:16px;flex-wrap:wrap}
.hero-photo{background:var(--pine-soft);position:relative;overflow:hidden}
.hero-photo svg{position:absolute;inset:0;width:100%;height:100%}
.photo-label{position:absolute;bottom:26px;left:30px;font-size:11px;letter-spacing:2.5px;text-transform:uppercase;color:rgba(255,255,255,.5);font-weight:400}

/* DOORS */
.doors{padding:104px 0 110px}
.section-head{text-align:center;max-width:640px;margin:0 auto 64px}
.section-head .eyebrow{color:var(--pine);margin-bottom:18px}
.section-head h2{font-weight:300;font-size:40px;line-height:1.12;color:var(--pine);letter-spacing:-.3px}
.section-head h2 b{font-weight:500}
.door-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.door{background:#fff;border:1px solid var(--line);border-radius:4px;padding:46px 36px 40px;transition:transform .25s,box-shadow .25s;display:flex;flex-direction:column;border-top:3px solid transparent}
.door-icon{width:80px;height:80px;border-radius:50%;background:var(--pine);display:flex;align-items:center;justify-content:center;margin-bottom:28px;transition:background .25s}
.door:hover .door-icon{background:var(--pine-deep)}
.door-icon svg{width:42px;height:42px;stroke:var(--lime);fill:none;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}
.door:hover{transform:translateY(-6px);box-shadow:0 18px 40px -22px rgba(0,48,40,.45);border-top-color:var(--lime)}
.door h3{font-weight:500;font-size:22px;color:var(--pine);margin-bottom:6px}
.door .kicker{font-size:11px;letter-spacing:2.5px;text-transform:uppercase;color:var(--lime);font-weight:600;margin-bottom:16px}
.door p{font-size:15.5px;color:var(--muted);line-height:1.62;flex:1;margin-bottom:26px}
.door .enter{font-size:13px;letter-spacing:1.5px;text-transform:uppercase;font-weight:500;color:var(--pine);display:inline-flex;align-items:center;gap:8px}
.door .enter .ar{transition:transform .2s}
.door:hover .enter .ar{transform:translateX(5px)}

/* CREDIBILITY BAND */
.band{background:var(--pine-deep);color:#fff;padding:74px 0}
.band-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;text-align:center}
.stat .num{font-size:52px;font-weight:300;color:var(--lime);line-height:1;letter-spacing:-1px}
.stat .lab{font-size:13px;letter-spacing:2px;text-transform:uppercase;color:rgba(255,255,255,.7);margin-top:14px;font-weight:400}
.stat .sub{font-size:11px;color:rgba(255,255,255,.38);margin-top:6px;letter-spacing:.5px}

/* STORY */
.story{background:var(--pine);color:#fff;padding:108px 0}
.story-inner{max-width:860px;margin:0 auto;text-align:center}
.story .eyebrow{color:var(--lime);margin-bottom:22px}
.story h2{font-weight:300;font-size:42px;line-height:1.15;letter-spacing:-.3px;margin-bottom:28px}
.story p{font-size:18.5px;line-height:1.7;color:rgba(255,255,255,.82);font-weight:300;max-width:680px;margin:0 auto 34px}
.textlink{font-size:13px;letter-spacing:1.5px;text-transform:uppercase;font-weight:500;color:var(--lime);display:inline-flex;align-items:center;gap:9px}
.textlink .ar{transition:transform .2s}
.textlink:hover .ar{transform:translateX(5px)}

/* PROOF — notable transactions */
.proof{padding:106px 0;background:var(--cream)}
.proof .section-head{margin-bottom:50px}
.tx-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.tx{background:#fff;border:1px solid var(--line);border-radius:4px;overflow:hidden;display:flex;flex-direction:column}
.tx-img{height:208px;background:var(--pine-soft);position:relative;overflow:hidden}
.tx-img svg{position:absolute;inset:0;width:100%;height:100%}
.tx-tag{position:absolute;top:16px;left:16px;background:var(--lime);color:var(--pine);font-size:10.5px;letter-spacing:1.5px;text-transform:uppercase;font-weight:600;padding:6px 12px;border-radius:2px}
.tx-body{padding:26px 26px 30px}
.tx h4{font-weight:500;font-size:19px;color:var(--pine);margin-bottom:7px;line-height:1.25}
.tx .loc{font-size:12px;letter-spacing:1.5px;text-transform:uppercase;color:var(--lime);font-weight:600;margin-bottom:14px}
.tx p{font-size:14.5px;color:var(--muted);line-height:1.6}
.proof-note{text-align:center;margin-top:30px;font-size:13px;color:var(--muted);font-style:italic}

/* LISTINGS */
.listings{padding:106px 0;background:#fff}
.lst-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.lst{border:1px solid var(--line);border-radius:4px;overflow:hidden;position:relative}
.lst-img{height:190px;background:var(--cream-deep);position:relative;display:flex;align-items:center;justify-content:center}
.lst-img .sample{position:absolute;top:14px;right:14px;background:rgba(0,33,27,.78);color:#fff;font-size:9.5px;letter-spacing:1.5px;text-transform:uppercase;padding:5px 10px;border-radius:2px}
.lst-body{padding:20px 22px 24px}
.lst .price{font-weight:500;font-size:21px;color:var(--pine)}
.lst .type{font-size:11px;letter-spacing:1.5px;text-transform:uppercase;color:var(--lime);font-weight:600;margin:4px 0 12px}
.lst .addr{font-size:14px;color:var(--muted)}
.foot-link{text-align:center;margin-top:44px}

/* CTA */
.cta{background:var(--pine-deep);color:#fff;padding:98px 0;text-align:center}
.cta .eyebrow{color:var(--lime);margin-bottom:20px}
.cta h2{font-weight:300;font-size:48px;letter-spacing:-.4px;margin-bottom:20px}
.cta h2 b{font-weight:500}
.cta p{font-size:18px;color:rgba(255,255,255,.78);font-weight:300;max-width:520px;margin:0 auto 38px}
.cta-contact{margin-top:42px;display:flex;justify-content:center;gap:38px;flex-wrap:wrap;font-size:14px;color:rgba(255,255,255,.7);letter-spacing:.4px}
.cta-contact b{color:#fff;font-weight:500}

/* INTERIOR PAGES */
.page-hero{background:var(--pine);color:#fff;padding:90px 0 82px;text-align:center}
.page-hero .eyebrow{color:var(--lime);margin-bottom:20px}
.page-hero h1{font-weight:300;font-size:52px;line-height:1.08;letter-spacing:-.5px;margin-bottom:22px}
.page-hero h1 b{font-weight:500}
.page-hero .sub{font-size:19px;line-height:1.6;color:rgba(255,255,255,.82);font-weight:300;max-width:660px;margin:0 auto 34px}
.section{padding:96px 0}
.section.cream{background:var(--cream)}
.section.white{background:#fff}
.intro-grid{display:grid;grid-template-columns:1.3fr .9fr;gap:60px;align-items:center}
.intro-copy .eyebrow{color:var(--pine);margin-bottom:18px}
.intro-copy h2{font-weight:300;font-size:36px;line-height:1.15;color:var(--pine);letter-spacing:-.3px;margin-bottom:24px}
.intro-copy h2 b{font-weight:500}
.intro-copy p{font-size:16.5px;color:var(--ink);line-height:1.75;margin-bottom:18px}
.cred-badges{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}
.cred-badges span{background:rgba(0,48,40,.06);border:1px solid var(--line);color:var(--pine);font-size:12px;letter-spacing:1.5px;text-transform:uppercase;font-weight:600;padding:9px 16px;border-radius:2px}
.spec-card{background:var(--pine);color:#fff;border-radius:6px;padding:38px 34px}
.spec-card h4{font-size:13px;letter-spacing:2px;text-transform:uppercase;color:var(--lime);font-weight:500;margin-bottom:8px}
.spec-card ul{list-style:none}
.spec-card li{display:flex;gap:13px;padding:15px 0;border-bottom:1px solid rgba(255,255,255,.12);font-size:15px;color:rgba(255,255,255,.88);line-height:1.45}
.spec-card li:last-child{border-bottom:0}
.spec-card li b{color:#fff;font-weight:500;display:block}
.spec-card .ck{color:var(--lime);flex:none;font-weight:600}
.reasons-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0 30px;margin-top:8px}
.reason{display:flex;gap:13px;align-items:flex-start;padding:15px 0;border-bottom:1px solid var(--line);font-size:15.5px;color:var(--ink)}
.reason .dot{width:7px;height:7px;background:var(--lime);border-radius:2px;flex:none;margin-top:7px}
.attorney{background:var(--pine);color:#fff;padding:84px 0}
.attorney-grid{display:grid;grid-template-columns:1fr 1fr;gap:54px;align-items:center}
.attorney .eyebrow{color:var(--lime);margin-bottom:18px}
.attorney h2{font-weight:300;font-size:34px;line-height:1.2;letter-spacing:-.3px;margin-bottom:18px}
.attorney h2 b{font-weight:500;color:var(--lime)}
.attorney p{font-size:17px;line-height:1.72;color:rgba(255,255,255,.82);font-weight:300;margin-bottom:16px}
.attorney ul{list-style:none;margin-top:8px}
.attorney li{display:flex;gap:12px;padding:11px 0;border-top:1px solid rgba(255,255,255,.12);font-size:15.5px;color:rgba(255,255,255,.9)}
.attorney li .ck{color:var(--lime);font-weight:600;flex:none}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;margin-top:54px}
.step{padding-top:18px;border-top:3px solid var(--lime)}
.step .n{font-size:12px;letter-spacing:2px;color:var(--lime);font-weight:600;margin-bottom:12px;text-transform:uppercase}
.step h4{font-weight:500;font-size:18px;color:var(--pine);margin-bottom:8px}
.step p{font-size:14.5px;color:var(--muted);line-height:1.6}

/* AUCTION — sellers/buyers duo */
.duo{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.duo-card{border:1px solid var(--line);border-radius:6px;padding:44px 40px;background:#fff}
.duo-card.dark{background:var(--pine);color:#fff;border-color:transparent}
.duo-card .tag{font-size:11px;letter-spacing:2.5px;text-transform:uppercase;color:var(--lime);font-weight:600;margin-bottom:14px}
.duo-card h3{font-weight:300;font-size:30px;color:var(--pine);margin-bottom:18px;letter-spacing:-.3px}
.duo-card.dark h3{color:#fff}
.duo-card>p{font-size:16px;line-height:1.7;color:var(--muted);margin-bottom:22px}
.duo-card.dark>p{color:rgba(255,255,255,.82)}
.duo-card ul{list-style:none}
.duo-card li{display:flex;gap:12px;padding:12px 0;border-top:1px solid var(--line);font-size:15px;color:var(--ink);line-height:1.5}
.duo-card.dark li{border-top-color:rgba(255,255,255,.12);color:rgba(255,255,255,.9)}
.duo-card li .ck{color:var(--lime);font-weight:600;flex:none}

/* AUCTION — expertise by asset type */
.asset-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.asset{border:1px solid var(--line);border-radius:4px;padding:30px 28px;background:#fff;transition:border-color .2s,transform .2s}
.asset:hover{border-color:var(--lime);transform:translateY(-4px)}
.asset .ico{display:block;width:42px;height:42px;margin-bottom:16px;stroke:var(--pine);fill:none;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round}
.asset h4{font-weight:500;font-size:19px;color:var(--pine);margin-bottom:8px}
.asset p{font-size:14px;color:var(--muted);line-height:1.6}
.asset.feature{background:var(--pine);color:#fff;border-color:transparent}
.asset.feature .ico{stroke:var(--lime)}
.asset.feature h4{color:#fff}
.asset.feature p{color:rgba(255,255,255,.82)}
.asset.feature .badge{display:inline-block;background:var(--lime);color:var(--pine);font-size:10px;letter-spacing:1.5px;text-transform:uppercase;font-weight:600;padding:4px 10px;border-radius:2px;margin-bottom:14px}

/* CATEGORY CARDS (real estate — equal billing) */
.cat-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.cat{background:#fff;border:1px solid var(--line);border-radius:6px;padding:40px 34px;border-top:3px solid var(--lime)}
.cat .ico{display:block;width:44px;height:44px;stroke:var(--pine);fill:none;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;margin-bottom:18px}
.cat h3{font-weight:500;font-size:22px;color:var(--pine);margin-bottom:12px}
.cat>p{font-size:15px;color:var(--muted);line-height:1.65;margin-bottom:18px}
.cat ul{list-style:none}
.cat li{display:flex;gap:10px;padding:8px 0;font-size:14px;color:var(--ink);line-height:1.5}
.cat li .dot{width:6px;height:6px;background:var(--lime);border-radius:2px;flex:none;margin-top:7px}

/* PARTNER TAGS (REO) */
.tags{display:flex;flex-wrap:wrap;gap:10px;margin-top:6px}
.ptag{background:#fff;border:1px solid var(--line);color:var(--pine);font-size:13px;padding:8px 14px;border-radius:2px}
.partners-card{background:var(--pine);border-radius:6px;padding:36px 34px;align-self:start}
.partners-card h4{font-size:13px;letter-spacing:2px;text-transform:uppercase;color:var(--lime);font-weight:500;margin-bottom:18px}
.partners-card .note{color:rgba(255,255,255,.5);font-size:12.5px;margin-top:16px}
.partners-card .ptag{background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.16);color:rgba(255,255,255,.88)}

/* CONTACT */
.contact-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:start}
.form-field{margin-bottom:20px}
.form-field label{display:block;font-size:13px;letter-spacing:.4px;color:var(--pine);font-weight:500;margin-bottom:8px}
.form-field input,.form-field select,.form-field textarea{width:100%;font-family:var(--font);font-size:15px;color:var(--ink);padding:13px 15px;border:1px solid var(--line);border-radius:3px;background:#fff;transition:border-color .2s}
.form-field input:focus,.form-field select:focus,.form-field textarea:focus{outline:none;border-color:var(--lime)}
.form-field textarea{min-height:130px;resize:vertical}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form-note{font-size:13px;color:var(--muted);margin-top:14px}
.form-success{display:none;background:rgba(152,200,56,.16);border:1px solid var(--lime);color:var(--pine);padding:14px 16px;border-radius:3px;font-size:14px;margin-bottom:20px}
.contact-info .info-block{margin-bottom:28px}
.contact-info h4{font-size:12px;letter-spacing:2px;text-transform:uppercase;color:var(--lime);font-weight:600;margin-bottom:10px}
.contact-info p{font-size:15.5px;color:var(--ink);line-height:1.7}
.contact-info a{color:var(--pine)}
.contact-info a:hover{color:var(--lime)}
.map-ph{margin-top:6px;height:200px;border-radius:6px;background:var(--pine-soft);position:relative;overflow:hidden;display:flex;align-items:center;justify-content:center;border:1px solid var(--line)}
.map-ph svg{position:absolute;inset:0;width:100%;height:100%;opacity:.45}
.map-ph .pin{position:relative;text-align:center}
.map-ph .pin .dot{width:16px;height:16px;background:var(--lime);border-radius:50% 50% 50% 0;transform:rotate(-45deg);margin:0 auto 10px}
.map-ph .pin span{font-size:11px;letter-spacing:1.5px;text-transform:uppercase;color:rgba(255,255,255,.8)}

/* FOOTER */
footer{background:var(--pine);color:rgba(255,255,255,.62);padding:66px 0 30px;font-size:14px}
.foot-cols{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:48px;border-bottom:1px solid rgba(255,255,255,.12)}
.foot-logo img{height:42px;width:auto;margin-bottom:20px}
.foot-brand p{line-height:1.7;color:rgba(255,255,255,.6);max-width:280px}
.foot-brand .promise{color:var(--lime);font-style:italic;margin-bottom:16px}
.foot-col h5{font-size:11px;letter-spacing:2px;text-transform:uppercase;color:#fff;font-weight:500;margin-bottom:18px}
.foot-col a,.foot-col span{display:block;color:rgba(255,255,255,.62);margin-bottom:12px;transition:color .2s;font-size:14px}
.foot-col a:hover{color:var(--lime)}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:14px;padding-top:26px;font-size:12.5px;color:rgba(255,255,255,.45);letter-spacing:.3px}
.foot-bottom .marks{display:flex;gap:22px}

@media(max-width:900px){
  .wrap{padding:0 22px}
  .nav-toggle{display:flex}
  .nav-cta-d{display:none}
  .nav-links{position:absolute;top:78px;left:0;right:0;background:#fff;flex-direction:column;align-items:flex-start;gap:0;padding:6px 22px 18px;border-bottom:1px solid var(--line);display:none;box-shadow:0 16px 30px -22px rgba(0,48,40,.45)}
  .nav-links.open{display:flex}
  .nav-links a{padding:14px 0;width:100%;font-size:15px}
  .nav-links .nav-cta-m{display:inline-block;margin-top:12px}
  .hero{grid-template-columns:1fr}
  .hero-text{padding:56px 0}
  .hero-text .inner{padding:0 22px;max-width:none}
  .hero-photo{min-height:300px}
  h1{font-size:42px}
  .door-grid{grid-template-columns:1fr;gap:18px}
  .band-grid{grid-template-columns:repeat(2,1fr);gap:38px 20px}
  .tx-grid{grid-template-columns:1fr}
  .lst-grid{grid-template-columns:1fr}
  .cta h2{font-size:34px}
  .cta-contact{flex-direction:column;gap:14px}
  .foot-cols{grid-template-columns:1fr 1fr;gap:32px 20px}
  .section-head h2,.story h2{font-size:30px}
  .page-hero h1{font-size:38px}
  .intro-grid{grid-template-columns:1fr;gap:36px}
  .reasons-grid{grid-template-columns:1fr 1fr;gap:0 22px}
  .attorney-grid{grid-template-columns:1fr;gap:30px}
  .steps{grid-template-columns:1fr 1fr;gap:30px 26px}
  .duo{grid-template-columns:1fr}
  .asset-grid{grid-template-columns:1fr 1fr}
  .cat-grid{grid-template-columns:1fr;gap:18px}
  .contact-grid{grid-template-columns:1fr;gap:40px}
  .form-row{grid-template-columns:1fr}
}
@media(max-width:560px){
  .reasons-grid{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr}
  .band-grid{grid-template-columns:1fr;gap:30px}
  .asset-grid{grid-template-columns:1fr}
}