:root {
  --bg: #f3e7d3;
  --ink: #2d3c18;
  --forest: #2d3c18;
  --green: #627c2e;
  --teal-dark: #005a68;
  --teal: #459b9d;
  --sage: #b6beaf;
  --card: rgba(255,255,255,0.92);
  --border: rgba(45,60,24,0.22);
  --shadow: 0 14px 40px rgba(45,60,24,0.18);
  --radius: 18px;
  --max: 1100px;
}

* { box-sizing: border-box; }
html, body { height: 100%; }
body {
  margin: 0;
  font-family: "Inter", system-ui, -apple-system, Segoe UI, Roboto, Arial, sans-serif;
  color: var(--ink);
  background: #F8F5EB;
  line-height: 1.5;
}

a { color: var(--teal-dark); text-decoration: none; }
a:hover { text-decoration: underline; }

.container {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 20px;
}

header {
  position: sticky;
  top: 0;
  z-index: 20;
  backdrop-filter: blur(10px);
  background: rgba(249, 244, 233, 0.92);
  border-bottom: 1px solid var(--border);
}

.navbar {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 14px;
  padding: 14px 0;
}

.brand {
  display: flex;
  align-items: center;
  gap: 12px;
  min-width: 220px;
}

.brand img {
  image-rendering: -webkit-optimize-contrast;

  width: 60px;
  height: 60px;
  border-radius: 14px;
  background: rgba(255,255,255,0.6);
  border: 1px solid var(--border);
  box-shadow: 0 6px 18px rgba(0,0,0,0.06);
}

.brand .name {
  display: flex;
  flex-direction: row; align-items: baseline; flex-wrap: wrap;
  line-height: 1.15; gap: 10px;
}
.brand .name strong {
  font-family: "Playfair Display", Georgia, "Times New Roman", serif;
  letter-spacing: 0.4px;
  font-size: 22px;
}
.brand .name span {
  font-size: 14px;
  opacity: 0.85;
}

nav a {
  padding: 10px 10px;
  border-radius: 14px;
  font-weight: 600;
  color: var(--ink);
}
nav a.active, nav a:hover {
  background: rgba(69,155,157,0.14);
  text-decoration: none;
}

.nav-toggle {
  display: none;
  border: 1px solid var(--border);
  background: rgba(255,255,255,0.55);
  border-radius: 14px;
  padding: 10px 12px;
  font-weight: 700;
  color: var(--ink);
}

.hero {
  padding: 56px 0 18px;
}
.hero-grid {
  display: grid;
  grid-template-columns: 1.2fr 0.8fr;
  gap: 26px;
  align-items: start;
}
.card {
  background: var(--card);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.card.pad {
  padding: 26px;
}
.kicker {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 8px 12px;
  border-radius: 999px;
  border: 1px solid rgba(0,90,104,0.22);
  background: rgba(69,155,157,0.10);
  font-weight: 700;
  font-size: 14px;
  letter-spacing: 0.6px;
  text-transform: uppercase;
}
h1 {
  font-family: "Playfair Display", Georgia, "Times New Roman", serif;
  font-size: 44px;
  margin: 14px 0 10px;
  line-height: 1.05;
}
.lede {
  font-size: 22px;
  opacity: 0.98;
  margin: 0 0 18px;
}
.cta-row {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 8px;
}
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  padding: 12px 16px;
  border-radius: 14px;
  border: 1px solid var(--border);
  font-weight: 800;
  cursor: pointer;
  text-decoration: none !important;
}
.btn.primary {
  background: linear-gradient(135deg, var(--teal-dark), var(--teal));
  color: white;
  border-color: rgba(0,90,104,0.25);
}
.btn.secondary {
  background: rgba(255,255,255,0.6);
  color: var(--ink);
}

.btn.seller {
  background: linear-gradient(135deg, var(--green), #3f5b1e);
  color: white;
  border-color: rgba(98,124,46,0.35);
}
.btn.seller:hover { filter: brightness(1.03); }

.btn.primary:hover { filter: brightness(1.03); }
.btn.secondary:hover { background: rgba(255,255,255,0.75); }

.pill-list {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 16px;
}
.pill {
  border: 1px solid var(--border);
  background: rgba(255,255,255,0.5);
  padding: 8px 10px;
  border-radius: 999px;
  font-size: 13px;
  font-weight: 650;
}

.section {
  padding: 26px 0;
}
.section h2 {
  font-family: "Playfair Display", Georgia, "Times New Roman", serif;
  font-size: 28px;
  margin: 0 0 12px;
}
.grid-3 {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 14px;
}
.grid-2 {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 14px;
}
.mini {
  padding: 18px;
}
.mini h3 {
  margin: 0 0 6px;
  font-size: 16px;
}
.mini p { margin: 0; opacity: 0.9; }

.hr {
  height: 1px;
  background: var(--border);
  margin: 22px 0;
}

footer {
  padding: 26px 0 40px;
  border-top: 1px solid var(--border);
  margin-top: 20px;
  background: rgba(249,244,233,0.78);
}
.footer-grid {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 14px;
  flex-wrap: wrap;
}
.small {
  font-size: 14px;
  opacity: 0.85;
}

.form {
  display: grid;
  gap: 12px;
}
label {
  font-weight: 700;
  font-size: 13px;
}
input, select, textarea {
  width: 100%;
  padding: 12px 12px;
  border-radius: 14px;
  border: 1px solid var(--border);
  background: rgba(255,255,255,0.72);
  font: inherit;
}
textarea { min-height: 120px; resize: vertical; }
.row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 12px;
}
.row-3 {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 12px;
}
.lot-size {
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  gap: 10px;
}
.dash {
  font-weight: 800;
  opacity: 0.7;
}
.notice {
  font-size: 13px;
  opacity: 0.9;
}
.checkbox {
  display: flex;
  gap: 10px;
  align-items: start;
}
.checkbox input {
  width: auto;
  margin-top: 3px;
}

@media (max-width: 900px) {
  .hero-grid { grid-template-columns: 1fr; }
  .grid-3 { grid-template-columns: 1fr; }
  .grid-2 { grid-template-columns: 1fr; }
}

@media (max-width: 720px) {
  nav { display: none; }
  nav.open { display: flex; flex-direction: row; align-items: baseline; flex-wrap: wrap; gap: 6px; padding: 10px 0 14px; }
  .nav-toggle { display: inline-flex; }
  .row, .row-3 { grid-template-columns: 1fr; }
}