@font-face{font-family:"Montserrat";src:url(fonts/montserrat-Regular.woff2) format("woff2");font-weight:400;font-display:swap}
@font-face{font-family:"Montserrat";src:url(fonts/montserrat-SemiBold.woff2) format("woff2");font-weight:600;font-display:swap}
@font-face{font-family:"Montserrat";src:url(fonts/montserrat-Bold.woff2) format("woff2");font-weight:700;font-display:swap}
@font-face{font-family:"Montserrat";src:url(fonts/montserrat-ExtraBold.woff2) format("woff2");font-weight:800;font-display:swap}

:root{
  --charcoal:#23282E;
  --charcoal-2:#2E343B;
  --red:#D42A3C;
  --red-dark:#B21F30;
  --red-on-dark:#E8394B;
  --paper:#FAF8F5;
  --tint:#F1EEE9;
  --line:#E2DED7;
  --muted:#5A6068;
  --white:#fff;
  --font:"Montserrat",system-ui,-apple-system,"Segoe UI",sans-serif;
  --text-sm:clamp(.875rem,.85rem + .1vw,.9375rem);
  --text-base:clamp(1rem,.97rem + .15vw,1.0625rem);
  --text-lg:clamp(1.125rem,1.05rem + .35vw,1.3125rem);
  --text-xl:clamp(1.6rem,1.3rem + 1.2vw,2.25rem);
  --text-hero:clamp(2.25rem,1.4rem + 3.8vw,4.25rem);
  --radius:10px;
  --wrap:1180px;
  --pad:clamp(1.25rem,4vw,2.5rem);
  --section:clamp(4rem,9vw,7.5rem);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
body{margin:0;font-family:var(--font);font-size:var(--text-base);line-height:1.65;color:var(--charcoal);background:var(--paper);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block;height:auto}
h1,h2,h3{line-height:1.15;margin:0;letter-spacing:-.01em;text-wrap:balance}
h2{font-size:var(--text-xl);font-weight:800}
h3{font-size:var(--text-lg);font-weight:700}
p{margin:0 0 1em;text-wrap:pretty}
a{color:inherit}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--pad)}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-999px;top:0;background:var(--charcoal);color:#fff;padding:.75rem 1rem;z-index:100}
.skip:focus{left:1rem}
:focus-visible{outline:3px solid var(--red);outline-offset:3px}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;font:700 var(--text-sm)/1 var(--font);letter-spacing:.02em;text-decoration:none;padding:.85rem 1.25rem;border-radius:999px;border:2px solid transparent;cursor:pointer;transition:background .18s,color .18s,border-color .18s,transform .18s;white-space:nowrap}
.btn:active{transform:translateY(1px)}
.btn-lg{padding:1rem 1.6rem;font-size:var(--text-base)}
.btn-primary{background:var(--red);color:#fff}
.btn-primary:hover{background:var(--red-dark)}
.btn-ghost{border-color:rgba(255,255,255,.8);color:#fff}
.btn-ghost:hover{background:#fff;color:var(--charcoal)}
.btn-dark{background:var(--charcoal);color:#fff}
.btn-dark:hover{background:#000}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(250,248,245,.94);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;gap:1.5rem;height:72px}
.brand{flex:none}
.brand img{height:54px;width:auto}
.nav{margin-left:auto}
.nav ul{display:flex;gap:1.75rem;list-style:none;margin:0;padding:0}
.nav a{text-decoration:none;font-weight:600;font-size:var(--text-sm)}
.nav a:hover{color:var(--red)}
.nav-toggle{display:none}

/* Hero */
.hero{position:relative;min-height:min(86vh,760px);display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--charcoal)}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:60% 50%}
.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,23,27,.86) 0%,rgba(20,23,27,.62) 42%,rgba(20,23,27,.08) 75%),linear-gradient(0deg,rgba(20,23,27,.55),transparent 45%)}
.hero-content{position:relative;padding-top:6rem;padding-bottom:clamp(3rem,8vw,6rem);width:100%}
.eyebrow{display:inline-block;font-weight:700;font-size:var(--text-sm);letter-spacing:.14em;text-transform:uppercase;color:#fff;border-left:4px solid var(--red-on-dark);padding-left:.75rem;margin-bottom:1.25rem}
.hero h1{font-size:var(--text-hero);font-weight:800;max-width:13ch;margin-bottom:1.25rem}
.lede{font-size:var(--text-lg);max-width:40ch;color:rgba(255,255,255,.9)}
.hero-actions{display:flex;flex-wrap:wrap;gap:.85rem;margin-top:2rem}

/* Sections */
.section{padding:var(--section) 0}
.section-tint{background:var(--tint)}
.section-dark{background:var(--charcoal);color:#fff}
.section-head{max-width:620px;margin-bottom:clamp(2rem,4vw,3rem)}
.section-head h2{margin-bottom:.75rem}
.section-head h2::after{content:"";display:block;width:48px;height:4px;background:var(--red);margin-top:.9rem;border-radius:2px}
.section-dark .section-head h2::after{background:var(--red-on-dark)}
.section-head p{color:var(--muted);font-size:var(--text-lg);margin:0}
.section-dark .section-head p{color:rgba(255,255,255,.75)}

/* Services */
.services{display:grid;grid-template-columns:repeat(4,1fr);gap:1.25rem}
.service{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;display:flex;flex-direction:column}
.service img{aspect-ratio:4/3;object-fit:cover;width:100%}
.service-body{padding:1.25rem 1.25rem 1.5rem}
.service h3{margin-bottom:.5rem}
.service p{color:var(--muted);font-size:var(--text-sm);margin:0}
.partners{margin-top:clamp(2rem,4vw,3rem);display:flex;align-items:center;justify-content:space-between;gap:1.5rem;padding:1.75rem 2rem;background:var(--tint);border-radius:var(--radius);border-left:5px solid var(--red)}
.partners h3{margin-bottom:.35rem}
.partners p{margin:0;color:var(--muted);max-width:62ch}

/* Projects */
.projects{display:grid;grid-template-columns:repeat(3,1fr);gap:1.25rem}
.projects-empty{grid-column:1/-1;display:flex;flex-direction:column;align-items:center;text-align:center;padding:clamp(2.5rem,6vw,4rem) 1.5rem;border:2px dashed rgba(255,255,255,.22);border-radius:var(--radius)}
.projects-empty img{width:72px;margin-bottom:1.25rem;filter:brightness(0) invert(1);opacity:.9}
.projects-empty-title{font-size:var(--text-lg);font-weight:700;margin-bottom:.5rem}
.projects-empty p{max-width:46ch;color:rgba(255,255,255,.75)}
.projects-empty .btn{margin-top:.75rem}
.project{background:var(--charcoal-2);border-radius:var(--radius);overflow:hidden}
.project img{aspect-ratio:4/3;object-fit:cover;width:100%}
.project-body{padding:1.25rem}
.project p{color:rgba(255,255,255,.75);font-size:var(--text-sm);margin:.4rem 0 0}
.project .tags{color:var(--red-on-dark);font-weight:600}

/* Steps */
.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:1.25rem;counter-reset:s}
.steps li{padding:1.5rem;border-top:3px solid var(--charcoal);background:#fff;border-radius:0 0 var(--radius) var(--radius)}
.step-num{display:inline-grid;place-items:center;width:2.25rem;height:2.25rem;border-radius:50%;background:var(--red);color:#fff;font-weight:800;margin-bottom:1rem}
.steps h3{margin-bottom:.4rem}
.steps p{color:var(--muted);font-size:var(--text-sm);margin:0}

/* About */
.about{display:grid;grid-template-columns:1fr 2fr;gap:clamp(1.5rem,5vw,4rem);align-items:start}
.about p{font-size:var(--text-lg);line-height:1.6}
.about p:last-child{margin:0}

/* Contact */
.contact{display:grid;grid-template-columns:1fr 1.4fr;gap:clamp(2rem,6vw,5rem);align-items:start}
.contact-info h2{margin-bottom:.75rem}
.contact-info>p{color:var(--muted);font-size:var(--text-lg)}
.contact-info dl{margin:2rem 0 0;display:grid;gap:1.25rem}
.contact-info dt{font-size:.8125rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.contact-info dd{margin:.2rem 0 0;font-size:var(--text-lg);font-weight:700}
.contact-info dd a{text-decoration:none;color:var(--red)}
.form{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:clamp(1.25rem,4vw,2.25rem);display:grid;gap:1.1rem}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:1.1rem}
.field label{display:block;font-weight:600;font-size:var(--text-sm);margin-bottom:.4rem}
.field input,.field select,.field textarea{width:100%;font:inherit;font-size:1rem;color:var(--charcoal);background:var(--paper);border:1.5px solid var(--line);border-radius:8px;padding:.75rem .85rem;transition:border-color .15s}
.field textarea{resize:vertical;min-height:120px}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--charcoal);background:#fff}
.field .invalid{border-color:var(--red)}
.form-hint{font-size:.8125rem;color:var(--muted);margin:-.25rem 0 0}
.form .btn{justify-self:start}
.form-status{margin:0;font-weight:600;font-size:var(--text-sm);min-height:1.4em}
.form-status.ok{color:#1F7A45}
.form-status.err{color:var(--red-dark)}
.hp{position:absolute;left:-9999px}

/* Footer */
.site-footer{background:#16191D;color:rgba(255,255,255,.75);padding:3rem 0 6rem;font-size:var(--text-sm)}
.footer-inner{display:flex;align-items:center;justify-content:space-between;gap:2rem;flex-wrap:wrap}
.footer-inner img{height:44px;width:auto}
.footer-inner p{margin:0}
.copy{color:rgba(255,255,255,.5)}

.mobile-call{display:none}

/* Responsive */
@media (max-width:1150px){
  .nav ul{gap:1.1rem}
  .nav a{white-space:nowrap}
  .header-inner{gap:1rem}
}
@media (min-width:961px) and (max-width:1060px){
  .header-call{padding:.75rem 1rem}
  .brand img{height:46px}
}
@media (max-width:1024px){
  .services{grid-template-columns:repeat(2,1fr)}
  .steps{grid-template-columns:repeat(2,1fr)}
  .projects{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:960px){
  .header-call{display:none}
  .nav-toggle{display:flex;flex-direction:column;gap:6px;background:none;border:0;padding:.75rem;cursor:pointer}
  .nav-toggle .bar{width:24px;height:2px;background:var(--charcoal);transition:transform .2s}
  .nav-toggle[aria-expanded="true"] .bar:first-of-type{transform:translateY(4px) rotate(45deg)}
  .nav-toggle[aria-expanded="true"] .bar:last-of-type{transform:translateY(-4px) rotate(-45deg)}
  .nav ul{display:none;position:absolute;left:0;right:0;top:72px;flex-direction:column;gap:0;background:var(--paper);border-bottom:1px solid var(--line);padding:.5rem var(--pad) 1rem}
  .nav ul.open{display:flex}
  .nav li a{display:block;padding:.85rem 0;font-size:var(--text-base);border-bottom:1px solid var(--line)}
  .about,.contact{grid-template-columns:1fr}
  .partners{flex-direction:column;align-items:flex-start;padding:1.5rem}
  .mobile-call{display:flex;position:fixed;left:1rem;right:1rem;bottom:1rem;z-index:60;justify-content:center;padding:1rem;background:var(--red);color:#fff;font-weight:700;text-decoration:none;border-radius:999px;box-shadow:0 8px 24px rgba(0,0,0,.25)}
}
@media (max-width:600px){
  .header-inner{height:64px}
  .brand img{height:44px}
  .nav ul{top:64px}
  .services,.steps,.projects,.field-row{grid-template-columns:1fr}
  .hero{min-height:620px}
  .hero-shade{background:linear-gradient(0deg,rgba(20,23,27,.92) 0%,rgba(20,23,27,.7) 55%,rgba(20,23,27,.3) 100%)}
  .hero-actions .btn{flex:1 1 100%}
  .form .btn{justify-self:stretch}
  .footer-inner{flex-direction:column;align-items:flex-start}
}

/* ---------- Selling / renting page ---------- */
.nav a[aria-current="page"]{color:var(--red)}
.hero-sub{min-height:min(70vh,620px)}
.hero-sub h1{max-width:16ch}
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:1.25rem}
.stat{background:#fff;border:1px solid var(--line);border-top:4px solid var(--red);border-radius:var(--radius);padding:1.5rem}
.stat-num{font-size:clamp(2.25rem,1.8rem + 2vw,3.25rem);font-weight:800;color:var(--red);line-height:1;margin:0 0 .75rem}
.stat p{margin-bottom:.75rem}
.stat-src{font-size:var(--text-sm);color:var(--muted);margin:0}
.stat-src a{color:inherit}
.fine{font-size:var(--text-sm);color:var(--muted);margin-top:1.5rem;max-width:70ch}
.updates{display:grid;grid-template-columns:repeat(3,1fr);gap:1.25rem}
.update{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:1.6rem;display:flex;flex-direction:column}
.update-num{font-weight:800;color:var(--red);font-size:var(--text-sm);letter-spacing:.1em}
.update h3{font-size:var(--text-lg);margin:.5rem 0 .6rem}
.update p{color:var(--muted);margin-bottom:1rem}
.update .update-tag{margin:auto 0 0;font-size:var(--text-sm);font-weight:700;color:var(--charcoal);text-transform:uppercase;letter-spacing:.08em}
.tracks{display:grid;grid-template-columns:1fr 1fr;gap:1.5rem}
.track{border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;background:#fff}
.track img{width:100%;aspect-ratio:4/3;object-fit:cover;display:block}
.track-body{padding:1.6rem}
.track-body h3{font-size:var(--text-xl);margin-bottom:.35rem}
.track-goal{color:var(--muted);font-weight:600}
.checks{list-style:none;padding:0;margin:0 0 1rem}
.checks li{position:relative;padding:.5rem 0 .5rem 1.9rem;border-bottom:1px solid var(--line)}
.checks li:last-child{border-bottom:0}
.checks li::before{content:"";position:absolute;left:.2rem;top:.85rem;width:.7rem;height:.4rem;border-left:3px solid var(--red);border-bottom:3px solid var(--red);transform:rotate(-45deg)}
.skip-grid{display:grid;grid-template-columns:1fr 1.4fr;gap:clamp(1.5rem,5vw,4rem);align-items:start}
.skip-grid p{color:rgba(255,255,255,.85);font-size:var(--text-lg)}
.skip-grid a:not(.btn){color:#fff}
.sources-title{font-size:var(--text-lg);margin-bottom:.75rem}
.sources{padding-left:1.1rem;color:var(--muted);font-size:var(--text-sm)}
.sources li{margin-bottom:.4rem}
.sources a{color:var(--charcoal)}
/* homepage band */
.sell-band{background:var(--tint);padding:clamp(3rem,7vw,5.5rem) 0}
.sell-band-inner{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(1.5rem,5vw,4rem);align-items:center}
.sell-band img{width:100%;aspect-ratio:16/10;object-fit:cover;border-radius:var(--radius);display:block}
.sell-band h2{margin-bottom:.9rem}
.sell-band p{color:var(--muted);font-size:var(--text-lg)}
.eyebrow-dark{color:var(--charcoal);border-left-color:var(--red)}
@media (max-width:900px){
  .stats,.updates,.tracks,.skip-grid,.sell-band-inner{grid-template-columns:1fr}
}
@media (min-width:601px) and (max-width:900px){.updates{grid-template-columns:1fr 1fr}}

/* Photo upload */
.field .label{display:block;font-weight:600;font-size:var(--text-sm);margin-bottom:.4rem}
.file-input{position:absolute;width:1px;height:1px;opacity:0;pointer-events:none}
.drop{display:flex!important;align-items:center;gap:.9rem;margin:0!important;padding:1rem 1.1rem;border:1.5px dashed #BDB7AD;border-radius:8px;background:var(--paper);cursor:pointer;font-weight:400!important;transition:border-color .15s,background .15s}
.drop:hover{border-color:var(--charcoal);background:#fff}
.file-input:focus-visible + .drop{outline:2px solid var(--charcoal);outline-offset:2px}
.drop svg{flex:none;color:var(--red)}
.drop strong{display:block;font-weight:700;color:var(--charcoal)}
.drop-sub{font-size:.8125rem;color:var(--muted)}
.drop.full{opacity:.5;pointer-events:none}
.thumbs{list-style:none;margin:.75rem 0 0;padding:0;display:flex;flex-wrap:wrap;gap:.6rem}
.thumbs:empty{display:none}
.thumbs li{position:relative;width:84px;height:84px}
.thumbs img{width:100%;height:100%;object-fit:cover;border-radius:6px;border:1px solid var(--line)}
.thumbs button{position:absolute;top:-8px;right:-8px;width:26px;height:26px;border-radius:50%;border:2px solid #fff;background:var(--charcoal);color:#fff;font-size:1rem;line-height:1;cursor:pointer;display:grid;place-items:center;padding:0}
.thumbs button:hover{background:var(--red)}

/* FAQ */
.faq{max-width:860px}
.faq-list{border-top:1px solid var(--line)}
.faq-item{border-bottom:1px solid var(--line)}
.faq-item summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:1rem;padding:1.15rem 0;font-weight:700;font-size:var(--text-lg)}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";flex:none;width:2rem;height:2rem;border-radius:50%;display:grid;place-items:center;background:var(--red);color:#fff;font-weight:700;font-size:1.25rem;line-height:1;transition:transform .2s}
.faq-item[open] summary::after{transform:rotate(45deg)}
.faq-item summary:hover{color:var(--red)}
.faq-item p{margin:0 0 1.25rem;color:var(--muted);max-width:65ch}
.faq-item a{color:var(--red-dark);font-weight:600}

/* Before-and-after slider */
.ba{position:relative;overflow:hidden;aspect-ratio:4/3;background:#111;user-select:none}
.ba img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.ba .ba-before{clip-path:inset(0 calc(100% - var(--pos)) 0 0)}
.ba::after{content:"";position:absolute;top:0;bottom:0;left:var(--pos);width:3px;margin-left:-1.5px;background:#fff;box-shadow:0 0 0 1px rgba(0,0,0,.2);pointer-events:none}
.ba-range{position:absolute;inset:0;width:100%;height:100%;margin:0;opacity:0;cursor:ew-resize}
.ba-tag{position:absolute;top:.75rem;padding:.3rem .65rem;border-radius:999px;font-size:.75rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;background:rgba(20,23,27,.75);color:#fff;pointer-events:none}
.ba-tag-before{left:.75rem}.ba-tag-after{right:.75rem;background:var(--red)}