/* Global link reset — no browser blue */
a, a:where(:visited, :hover, :active) { color: inherit; text-decoration: none; }

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

:root {
  --white: #FFFFFF;
  --warm-1: #F2F3F1;
  --warm-2: #F2F3F1;
  --warm-3: #E8EDE5;
  --warm-4: #D0D0CE;
  --tan: #808080;
  --muted: #808080;
  --dark: #111111;
  --accent: #3A6B2A;
  --accent-light: #E8EDE5;
  --accent-hover: #1E4012;
  --text: #444444;
  --rule: #D0D0CE;
}

html { scroll-behavior: smooth; }
body {
  background: var(--warm-1);
  color: var(--text);
  font-family: 'DM Sans', sans-serif;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
}

/* NAV */
nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  background: rgba(255,255,255,0.96);
  backdrop-filter: blur(16px);
  border-bottom: 1px solid var(--rule);
  padding: 0 var(--mobile-gutter, 52px); height: 66px;
  display: flex; align-items: center; justify-content: space-between;
}
.nav-logo-name {
  font-size: 17px; font-weight: 700; color: var(--dark); letter-spacing: -0.2px;
}
.nav-logo-sub {
  font-size: 10px; letter-spacing: 2px; text-transform: uppercase;
  color: var(--muted); font-weight: 400; margin-top: 1px;
}
.nav-links { display: flex; gap: 28px; }
.nav-links a {
  font-size: 13px; font-weight: 500; color: var(--text);
  text-decoration: none; opacity: 0.7; transition: opacity 0.2s;
}
.nav-links a:hover { opacity: 1; }
.nav-cta {
  font-size: 13px; font-weight: 600; color: var(--white);
  background: var(--dark); padding: 10px 22px; border-radius: 100px;
  text-decoration: none; transition: background 0.2s;
}
.nav-cta:hover { background: #333333; }

/* HERO */
.hero {
  min-height: 100vh; padding-top: 66px;
  background: var(--warm-1);
  display: flex; flex-direction: column; justify-content: flex-end;
  position: relative; overflow: hidden;
}
.hero-bg { display: none; }
.hero-overlay {
  position: absolute; inset: 0;
  background: rgba(10,18,8,0.72);
}
.hero-photo-placeholder {
  position: absolute; inset: 0;
  display: flex; align-items: center; justify-content: center;
}
.hero-photo-placeholder-label {
  font-size: 11px; letter-spacing: 2px; text-transform: uppercase;
  color: rgba(255,255,255,0.2); text-align: center; line-height: 2;
}
.hero-content {
  position: relative; z-index: 2;
  max-width: 1200px; margin: 0 auto; width: 100%;
  padding: 0 var(--mobile-gutter, 52px) var(--mobile-gutter, 52px);
}
.hero-eyebrow {
  font-size: 12px; font-weight: 600; letter-spacing: 2px; text-transform: uppercase;
  color: #fff; margin-bottom: 16px;
  display: inline-flex; align-items: center; gap: 8px;
}
.hero-eyebrow::before { display: none; }
.hero-headline {
  font-size: 62px; font-weight: 700; line-height: 1.1;
  color: #fff; margin-bottom: 18px; max-width: 680px; letter-spacing: -0.5px;
}
.hero-headline em { font-style: italic; font-weight: 400; color: rgba(255,255,255,0.82); }
.hero-sub {
  font-size: 17px; line-height: 1.75; color: rgba(255,255,255,0.72);
  max-width: 500px; margin-bottom: 36px; font-weight: 400;
}
.hero-btns { display: flex; gap: 12px; margin-bottom: var(--mobile-gutter, 52px); }
.btn-white {
  font-family: 'DM Sans', sans-serif;
  font-size: 14px; font-weight: 600; color: var(--dark);
  background: #fff; border: none; padding: 14px 28px; border-radius: 100px;
  cursor: pointer; transition: background 0.2s;
}
.btn-white:hover { background: var(--accent-light); }
.btn-ghost-white {
  font-family: 'DM Sans', sans-serif;
  font-size: 14px; font-weight: 500; color: #fff;
  background: rgba(255,255,255,0.15); border: 1.5px solid rgba(255,255,255,0.35);
  padding: 14px 28px; border-radius: 100px;
  cursor: pointer; transition: background 0.2s;
}
.btn-ghost-white:hover { background: rgba(255,255,255,0.25); }
.hero-stats {
  display: flex; gap: 12px; margin-top: 20px; flex-wrap: wrap;
}
.hero-stat {
  flex: 1; min-width: 120px; max-width: 190px;
  background: rgba(255,255,255,0.10);
  backdrop-filter: blur(12px);
  border: 1px solid rgba(255,255,255,0.18);
  border-radius: 14px;
  padding: 20px 24px;
  transition: background 0.2s;
}
.hero-stat:hover { background: rgba(255,255,255,0.15); }
.hero-stat-num {
  font-size: 28px; font-weight: 700; color: #fff;
  margin-bottom: 4px; letter-spacing: -0.5px; line-height: 1;
}
.hero-stat-num-sub {
  font-size: 16px; font-weight: 600; letter-spacing: 0.5px; color: rgba(255,255,255,0.8);
  text-transform: uppercase;
}
.hero-stat-label {
  font-size: 11px; font-weight: 500; letter-spacing: 1px;
  color: rgba(255,255,255,0.55); text-transform: uppercase;
}

/* SHARED */
.section-eyebrow {
  display: inline-flex; align-items: center; gap: 8px;
  font-size: 11px; font-weight: 600; letter-spacing: 2px; text-transform: uppercase;
  color: var(--accent); margin-bottom: 14px;
}
.section-eyebrow::before {
  content: ''; width: 5px; height: 5px; border-radius: 50%;
  background: var(--accent); flex-shrink: 0;
}
.section-heading {
  font-size: 40px; font-weight: 700; line-height: 1.18;
  color: var(--dark); letter-spacing: -0.3px;
}

.btn-accent {
  font-family: 'DM Sans', sans-serif;
  font-size: 14px; font-weight: 600; color: #fff;
  background: #111111; border: none; padding: 14px 28px; border-radius: 100px;
  cursor: pointer; transition: background 0.2s; white-space: nowrap;
}
.btn-accent:hover { background: #333333; }
.btn-text {
  font-family: 'DM Sans', sans-serif;
  font-size: 14px; font-weight: 500; color: var(--accent);
  background: none; border: none; cursor: pointer;
  text-decoration: underline; text-underline-offset: 4px; transition: color 0.2s;
}
.btn-text:hover { color: var(--dark); }

/* INTRO */
.intro-section {
  background: var(--white);
  padding: 0;
  overflow: hidden;
}
.intro-inner {
  max-width: 1400px; margin: 0 auto;
  display: grid; grid-template-columns: 1fr 480px; align-items: stretch;
  min-height: 620px;
}
.intro-photo {
  position: relative; overflow: hidden;
  min-height: 620px;
  margin: 40px var(--mobile-gutter, 52px) 40px 0;
  border-radius: 24px;
}
.intro-photo img {
  width: 100%; height: 100%; object-fit: cover; object-position: center top;
  display: block; border-radius: 24px;
}
.intro-photo-overlay { display: none; }
.intro-photo-badge {
  position: absolute; bottom: 28px; right: 28px;
  background: var(--white); color: var(--dark);
  padding: 12px 18px; border-radius: 12px;
  font-size: 13px; font-weight: 600;
  box-shadow: 0 4px 20px rgba(20,28,18,0.12);
  display: flex; align-items: center; gap: 8px;
}
.intro-photo-badge::before {
  content: '';
  width: 8px; height: 8px; border-radius: 50%;
  background: var(--accent); flex-shrink: 0;
}
.intro-text {
  padding: 80px 72px; display: flex; flex-direction: column; justify-content: center;
  background: var(--white);
}
.intro-lead {
  font-size: 28px; font-weight: 400; line-height: 1.5;
  color: var(--dark); margin-bottom: 24px;
}
.intro-lead strong { font-weight: 700; color: var(--accent); }
.intro-body {
  font-size: 15px; line-height: 1.9; color: var(--text);
  margin-bottom: 16px;
}
.intro-divider {
  width: 40px; height: 3px; background: var(--accent);
  border-radius: 2px; margin: 28px 0;
}
.intro-credentials {
  display: flex; flex-direction: column; gap: 12px; margin-bottom: 32px;
}
.intro-credential {
  display: flex; align-items: center; gap: 12px;
  font-size: 14px; font-weight: 500; color: var(--text);
}
.intro-credential::before {
  content: '';
  width: 6px; height: 6px; border-radius: 50%;
  background: var(--accent); flex-shrink: 0;
}
.badge {
  display: inline-flex; align-items: center; gap: 8px;
  background: var(--accent-light); border: 1px solid var(--warm-3);
  padding: 8px 16px; border-radius: 100px;
  font-size: 12px; font-weight: 600; letter-spacing: 1px;
  text-transform: uppercase; color: var(--accent);
}

/* SERVICES */
.services-section {
  background: var(--warm-2);
  padding: 96px var(--mobile-gutter, 52px);
}
.services-inner { max-width: 1200px; margin: 0 auto; }
.services-header {
  display: flex; align-items: flex-end; justify-content: space-between;
  margin-bottom: 56px;
}
.services-header-text {}
.services-header-cta { flex-shrink: 0; }

/* Primary cards — Buy & Sell */
.services-primary-grid {
  display: grid; grid-template-columns: 1fr 1fr; gap: 20px; margin-bottom: 20px;
}
.service-primary-card {
  background: var(--warm-2); border-radius: 20px;
  padding: 0; position: relative; overflow: hidden;
  border: 1px solid var(--rule);
  transition: transform 0.2s, box-shadow 0.2s;
  min-height: 420px;
}
.service-primary-card:hover { transform: translateY(-3px); box-shadow: 0 12px 40px rgba(20,28,18,0.14); }
.service-card-img {
  position: absolute; inset: 0;
  width: 100%; height: 100%; object-fit: cover; object-position: center;
  border-radius: 20px;
}
.service-card-overlay {
  position: absolute; inset: 0; border-radius: 20px;
  background: linear-gradient(to top, rgba(10,18,8,0.80) 0%, rgba(10,18,8,0.35) 50%, rgba(10,18,8,0.10) 100%);
  transition: background 0.3s ease;
}
.service-primary-card:hover .service-card-overlay {
  background: linear-gradient(to top, rgba(10,18,8,0.92) 0%, rgba(10,18,8,0.65) 55%, rgba(10,18,8,0.25) 100%);
}
.service-card-content {
  position: absolute; bottom: 0; left: 0; right: 0;
  z-index: 2;
  padding: 40px;
  display: flex; flex-direction: column;
  transition: transform 0.35s ease;
}
.service-primary-card:hover .service-card-content {
  transform: translateY(-14px);
}
.service-num {
  font-size: 11px; font-weight: 700; letter-spacing: 2px;
  color: var(--body); text-transform: uppercase; margin-bottom: 0;
}
.service-primary-card.featured .service-num { color: var(--body); }
.service-icon {
  width: var(--mobile-gutter, 52px); height: var(--mobile-gutter, 52px); border-radius: 14px;
  background: rgba(255,255,255,0.15); margin-bottom: 20px; margin-top: 0;
  display: flex; align-items: center; justify-content: center;
  backdrop-filter: blur(8px);
}
.service-primary-card.featured .service-icon { background: rgba(255,255,255,0.15); }
.service-icon svg { width: 24px; height: 24px; }
.service-primary-name {
  font-size: 36px; font-weight: 700; color: #fff;
  margin-bottom: 10px; letter-spacing: -0.3px;
}
.service-primary-card.featured .service-primary-name { color: #fff; }
.service-primary-desc {
  font-size: 14px; color: rgba(255,255,255,0.72); line-height: 1.75;
  opacity: 0; max-height: 0; overflow: hidden; margin: 0;
  transition: opacity 0.35s ease, max-height 0.35s ease, margin 0.35s ease;
}
.service-primary-card:hover .service-primary-desc {
  opacity: 1; max-height: 120px; margin-bottom: 12px;
}
.service-primary-card.featured .service-primary-desc { color: rgba(255,255,255,0.72); }
.service-primary-link {
  display: inline-flex; align-items: center; gap: 6px;
  font-size: 13px; font-weight: 600; color: rgba(255,255,255,0.85);
  text-decoration: none; margin-top: 12px;
  max-height: 0; overflow: hidden; opacity: 0;
  transition: max-height 0.35s ease 0.05s, opacity 0.3s ease 0.05s;
}
.service-primary-card:hover .service-primary-link { max-height: 40px; opacity: 1; }
.service-primary-link:hover { gap: 10px; color: #fff; }
.service-primary-card.featured .service-primary-link { color: rgba(255,255,255,0.85); }

/* Secondary strip */
/* ALSO SECTION */
.also-section {
  background: var(--white);
  overflow: hidden;
}
.also-inner {
  max-width: 100%;
  display: grid; grid-template-columns: 420px 1fr; align-items: stretch;
  min-height: 560px;
}
.also-left {
  background: var(--dark);
  padding: 80px 56px;
  display: flex; flex-direction: column; justify-content: center;
}
.also-left-eyebrow {
  font-size: 11px; font-weight: 600; letter-spacing: 2px; text-transform: uppercase;
  color: rgba(255,255,255,0.55); margin-bottom: 14px;
  display: flex; align-items: center; gap: 8px;
}
.also-left-eyebrow::before {
  content: ''; width: 5px; height: 5px; border-radius: 50%;
  background: rgba(255,255,255,0.5); flex-shrink: 0;
}
.also-left-heading {
  font-size: 34px; font-weight: 700; line-height: 1.2;
  color: #fff; letter-spacing: -0.3px; margin-bottom: 20px;
}
.also-left-body {
  font-size: 15px; line-height: 1.8; color: rgba(255,255,255,0.65);
  margin-bottom: 36px;
}
.btn-white-outline {
  font-family: 'DM Sans', sans-serif;
  font-size: 14px; font-weight: 600; color: #fff;
  background: #111111;
  border: none;
  padding: 14px 28px; border-radius: 100px;
  cursor: pointer; transition: background 0.2s;
  display: inline-block; width: fit-content;
}
.btn-white-outline:hover { background: rgba(255,255,255,0.15); }
.also-right {
  background: var(--warm-2);
  padding: 64px 56px;
  display: flex; flex-direction: column; justify-content: center; gap: 16px;
  position: relative; overflow: hidden;
}
.also-right-bg {
  position: absolute; inset: 0;
  width: 100%; height: 100%; object-fit: cover; object-position: center;
}
.also-right-overlay {
  position: absolute; inset: 0;
  background: rgba(10, 18, 8, 0.65);
}
.also-right > *:not(.also-right-bg):not(.also-right-overlay) {
  position: relative; z-index: 2;
}
.also-card {
  background: rgba(255,255,255,0.10);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  border: 1px solid rgba(255,255,255,0.18);
  border-radius: 16px;
  padding: 28px 32px;
  display: grid; grid-template-columns: 44px 1fr; gap: 20px; align-items: start;
  transition: background 0.2s, transform 0.2s, border-color 0.2s;
}
.also-card:hover {
  background: rgba(255,255,255,0.16);
  border-color: rgba(255,255,255,0.28);
  transform: translateX(4px);
}
.also-card-icon {
  width: 44px; height: 44px; border-radius: 12px;
  background: rgba(255,255,255,0.12);
  backdrop-filter: blur(8px);
  display: flex; align-items: center; justify-content: center;
  flex-shrink: 0;
}
.also-card-icon svg { width: 20px; height: 20px; }
.also-card-body {}
.also-card-question {
  font-size: 10px; font-weight: 700; letter-spacing: 1.5px; text-transform: uppercase;
  color: rgba(255,255,255,0.55); margin-bottom: 4px;
}
.also-card-name {
  font-size: 17px; font-weight: 700; color: #fff; margin-bottom: 6px;
}
.also-card-desc {
  font-size: 13px; color: rgba(255,255,255,0.65); line-height: 1.72; margin-bottom: 10px;
}
.also-card-link {
  font-size: 13px; font-weight: 600; color: rgba(255,255,255,0.85);
  text-decoration: none; display: inline-flex; align-items: center; gap: 5px;
  transition: gap 0.2s, color 0.2s;
}
.also-card-link:hover { gap: 9px; color: #fff; }

/* TESTIMONIALS */
/* TESTIMONIALS CAROUSEL */
.testimonials-section {
  background: var(--warm-1);
  padding: 96px 0 80px;
  overflow: hidden;
}
.testimonials-inner { max-width: 1200px; margin: 0 auto; padding: 0 var(--mobile-gutter, 52px); }
.testimonials-header {
  display: flex; align-items: flex-end; justify-content: space-between;
  margin-bottom: 56px;
}
.testimonials-header .section-eyebrow { color: var(--accent); }
.testimonials-header .section-heading { color: var(--dark); }
.carousel-wrapper {
  position: relative; overflow: hidden;
  margin: 0 -var(--mobile-gutter, 52px); padding: 0 var(--mobile-gutter, 52px) 40px;
}
.carousel-track {
  display: flex; gap: 24px;
  transition: transform 0.5s cubic-bezier(0.25, 0.46, 0.45, 0.94);
  will-change: transform;
}
.tcard {
  background: var(--white);
  border: 1px solid var(--rule);
  border-radius: 20px;
  padding: 0;
  min-width: 420px; max-width: 420px;
  flex-shrink: 0;
  transition: box-shadow 0.25s, transform 0.25s;
  display: flex; flex-direction: column;
  overflow: hidden;
}
.tcard:hover {
  box-shadow: 0 12px 40px rgba(20,28,18,0.10);
  transform: translateY(-4px);
}
.tcard-top {
  background: var(--white);
  padding: 32px 32px 28px;
  position: relative;
}
.tcard-accent-bar { display: none; }
.tcard-quote {
  font-size: 15px; font-weight: 400; font-style: italic;
  color: var(--dark); line-height: 1.78;
}
.tcard-quotemark { display: none; }
.tcard-stars {
  display: flex; gap: 3px; margin-top: 20px;
}
.tcard-star {
  width: 12px; height: 12px; background: var(--accent);
  clip-path: polygon(50% 0%, 61% 35%, 98% 35%, 68% 57%, 79% 91%, 50% 70%, 21% 91%, 32% 57%, 2% 35%, 39% 35%);
}
.tcard-bottom {
  padding: 18px 32px;
  display: flex; align-items: center; gap: 12px;
  border-top: 1px solid var(--rule);
  background: var(--white);
  min-height: 76px;
  flex-wrap: nowrap;
}
.tcard-avatar { display: none; }
.tcard-avatar img { width: 100%; height: 100%; object-fit: cover; }
.tcard-info { flex: 1; min-width: 0; }
.tcard-name { font-size: 13px; font-weight: 700; color: var(--dark); white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
.tcard-loc { font-size: 11px; color: var(--muted); margin-top: 1px; white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
.tcard-tag {
  flex-shrink: 0;
  background: var(--accent-light); color: var(--accent);
  font-size: 10px; font-weight: 700; letter-spacing: 1px;
  text-transform: uppercase; padding: 5px 10px; border-radius: 100px;
  white-space: nowrap;
}
.carousel-controls {
  display: flex; align-items: center; gap: 16px; margin-top: 40px;
}
.carousel-btn {
  width: 44px; height: 44px; border-radius: 50%;
  background: var(--white);
  border: 1px solid var(--rule);
  display: flex; align-items: center; justify-content: center;
  cursor: pointer; transition: background 0.2s, box-shadow 0.2s;
  flex-shrink: 0;
}
.carousel-btn:hover { background: var(--warm-2); box-shadow: 0 2px 8px rgba(20,28,18,0.08); }
.carousel-btn svg { width: 18px; height: 18px; stroke: var(--dark); }
.carousel-dots { display: flex; gap: 8px; align-items: center; }
.carousel-dot {
  width: 6px; height: 6px; border-radius: 50%;
  background: var(--warm-4); cursor: pointer;
  transition: background 0.2s, transform 0.2s;
}
.carousel-dot.active { background: var(--accent); transform: scale(1.4); }
.carousel-progress {
  flex: 1; height: 2px; background: var(--warm-3); border-radius: 2px; overflow: hidden;
}
.carousel-progress-bar {
  height: 100%; background: var(--accent); border-radius: 2px;
  transition: width 0.5s ease;
}

/* PHOTO BAND */
.photo-band {
  height: 420px; background: var(--warm-3);
  overflow: hidden; position: relative;
}

/* PROCESS SECTION */
.values-section {
  background: var(--warm-1); padding: 0 var(--mobile-gutter, 52px);
}
.values-inner { max-width: 1200px; margin: 0 auto; }
.process-layout {
  display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: start;
}
.process-left {
  position: sticky; top: 96px;
  padding: 96px 0;
  align-self: start;
}
.process-left-eyebrow {
  font-size: 11px; font-weight: 600; letter-spacing: 2px; text-transform: uppercase;
  color: var(--accent); margin-bottom: 14px; display: flex; align-items: center; gap: 8px;
}
.process-left-eyebrow::before {
  content: ''; width: 5px; height: 5px; border-radius: 50%; background: var(--accent);
}
.process-left-heading {
  font-size: 40px; font-weight: 700; color: var(--dark);
  line-height: 1.18; letter-spacing: -0.3px; margin-bottom: 20px;
}
.process-left-body {
  font-size: 15px; color: var(--text); line-height: 1.85; margin-bottom: 40px;
}
.process-step-dots {
  display: flex; flex-direction: column; gap: 0; margin-bottom: 40px;
}
.process-dot-item {
  display: flex; align-items: center; gap: 14px;
  padding: 10px 0; cursor: pointer; transition: opacity 0.2s;
  position: relative;
}
.process-dot-item:not(:last-child)::after {
  content: '';
  position: absolute; left: 11px; top: 34px;
  width: 2px; height: calc(100% - 14px);
  background: var(--rule);
}
.process-dot-circle {
  width: 24px; height: 24px; border-radius: 50%; flex-shrink: 0;
  background: var(--warm-3); border: 2px solid var(--rule);
  display: flex; align-items: center; justify-content: center;
  font-size: 11px; font-weight: 700; color: var(--muted);
  transition: background 0.3s, border-color 0.3s, color 0.3s;
  z-index: 1; position: relative;
}
.process-dot-item.active .process-dot-circle {
  background: var(--accent); border-color: var(--accent); color: #fff;
}
.process-dot-label {
  font-size: 14px; font-weight: 600; color: var(--muted); transition: color 0.2s;
}
.process-dot-item.active .process-dot-label { color: var(--dark); }

/* Right scrolling steps */
.process-right { padding: 96px 0 96px; padding-top: 40vh; }
.process-steps { position: relative; display: flex; flex-direction: column; gap: 12px; }
.process-step {
  display: grid; grid-template-columns: 48px 1fr; gap: 0;
  position: relative;
  opacity: 0; transform: translateY(20px);
  transition: opacity 0.5s ease, transform 0.5s ease;
}
.process-step.visible { opacity: 1; transform: translateY(0); }

/* Vertical line runs through the indicator column */
.process-step-indicator {
  display: flex; flex-direction: column; align-items: center;
  position: relative; padding-top: 28px;
}
.process-step-indicator::after {
  content: ''; position: absolute;
  top: 68px; left: 50%; transform: translateX(-50%);
  width: 2px; bottom: -12px; background: var(--rule); z-index: 0;
}
.process-step:last-child .process-step-indicator::after { display: none; }

.process-dot-circle {
  width: 40px; height: 40px; border-radius: 50%; flex-shrink: 0;
  background: var(--white); border: 2px solid var(--rule);
  display: flex; align-items: center; justify-content: center;
  font-size: 13px; font-weight: 700; color: var(--muted);
  position: relative; z-index: 1;
  transition: background 0.4s, border-color 0.4s, color 0.4s;
}
.process-step.center-active .process-dot-circle {
  background: var(--accent); border-color: var(--accent); color: #fff;
}

/* Card container */
.process-step-content {
  background: var(--white);
  border: 1px solid var(--rule);
  border-radius: 16px;
  padding: 28px 32px;
  margin-left: 16px;
  margin-bottom: 0;
  transition: box-shadow 0.4s, border-color 0.4s, opacity 0.4s;
  opacity: 0.4;
}
.process-step.center-active .process-step-content {
  opacity: 1;
  border-color: var(--warm-4);
  box-shadow: 0 8px 32px rgba(20,28,18,0.08);
}

/* Inactive state — muted text */
.process-step-num {
  font-size: 11px; font-weight: 600; letter-spacing: 2px;
  text-transform: uppercase; color: var(--muted); margin-bottom: 6px;
  transition: color 0.4s;
}
.process-step.center-active .process-step-num { color: var(--accent); }

.process-step-title {
  font-size: 22px; font-weight: 700; color: var(--dark);
  line-height: 1.2; margin-bottom: 0; letter-spacing: -0.2px;
  transition: color 0.4s;
}
/* Show desc and bullets always — just muted when inactive */
.process-step-desc {
  font-size: 15px; color: var(--text); line-height: 1.85;
  margin-top: 12px; opacity: 0.35;
  transition: opacity 0.4s ease;
}
.process-step.center-active .process-step-desc {
  opacity: 1;
}
.process-step-bullets {
  display: flex; flex-direction: column; gap: 6px;
  margin-top: 12px; opacity: 0.35;
  transition: opacity 0.4s ease;
}
.process-step.center-active .process-step-bullets {
  opacity: 1;
}
.process-step-bullet {
  display: flex; align-items: flex-start; gap: 10px;
  font-size: 14px; color: var(--text); line-height: 1.6;
}
.process-step-bullet::before {
  content: ''; width: 5px; height: 5px; border-radius: 50%;
  background: var(--accent); flex-shrink: 0; margin-top: 7px;
}
.process-cta { margin-top: 0; }
.process-left-img {
  margin-top: 32px;
  border-radius: 16px; overflow: hidden;
  width: 100%; aspect-ratio: 4/3;
}
.process-left-img img {
  width: 100%; height: 100%; object-fit: cover; object-position: center;
  display: block;
}

/* DENVER */
.denver-section { background: var(--white); padding: 0; overflow: hidden; }
.denver-top {
  max-width: 1200px; margin: 0 auto; padding: 80px var(--mobile-gutter, 52px) 32px;
}
.denver-title { font-size: 34px; font-weight: 700; color: var(--dark); line-height: 1.2; margin-bottom: 12px; }
.denver-body { font-size: 15px; color: var(--text); line-height: 1.85; margin-bottom: 28px; max-width: 600px; }
.denver-map-row {
  display: flex; align-items: stretch; height: 560px;
}
.denver-map-row .denver-finder {
  width: 260px; flex-shrink: 0;
  border-radius: 0; border: none; border-right: 1px solid var(--rule);
  overflow-y: auto; padding: 24px 20px;
  background: var(--white);
}
.denver-map-wrap {
  position: relative; flex: 1;
}
#denver-map { width: 100%; height: 100%; }
.denver-map-overlay {
  position: absolute; top: 0; right: 0; bottom: 0; z-index: 1000;
  width: 300px; background: var(--white);
  box-shadow: -4px 0 20px rgba(20,28,18,0.08);
  border-left: 1px solid var(--rule);
  overflow-y: auto; overflow-x: hidden;
}
.nb-default { padding: 32px 20px; text-align: center; display: flex; flex-direction: column; align-items: center; justify-content: center; height: 100%; }
.nb-default svg { opacity: 0.25; margin-bottom: 10px; }
.denver-map-overlay-title { font-size: 13px; font-weight: 600; color: var(--muted); margin-bottom: 4px; }
.denver-map-overlay-sub { font-size: 12px; color: var(--muted); line-height: 1.5; }
.nb-panel-body { padding: 20px; }
.nb-panel-tag { font-size: 10px; font-weight: 700; letter-spacing: 1.5px; text-transform: uppercase; color: var(--accent); margin-bottom: 4px; }
.nb-panel-name { font-size: 22px; font-weight: 700; color: var(--dark); margin-bottom: 12px; letter-spacing: -0.2px; line-height: 1.1; }
.nb-panel-desc { font-size: 13px; color: var(--text); line-height: 1.72; margin-bottom: 16px; }
.nb-panel-divider { height: 1px; background: var(--rule); margin-bottom: 14px; }
.nb-panel-stats { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; margin-bottom: 14px; }
.nb-panel-stat { background: var(--warm-1); border-radius: 10px; padding: 10px 12px; }
.nb-panel-stat-label { font-size: 9px; font-weight: 700; letter-spacing: 1px; text-transform: uppercase; color: var(--muted); margin-bottom: 3px; }
.nb-panel-stat-val { font-size: 13px; font-weight: 700; color: var(--dark); }
.nb-panel-pills { display: flex; flex-wrap: wrap; gap: 5px; margin-bottom: 16px; }
.nb-panel-pill { font-size: 11px; font-weight: 500; color: var(--text); background: var(--warm-1); border: 1px solid var(--rule); padding: 4px 10px; border-radius: 100px; }
.nb-panel-cta { font-family: 'DM Sans', sans-serif; font-size: 13px; font-weight: 600; color: #fff; background: #111111; border: none; padding: 12px 16px; border-radius: 100px; cursor: pointer; width: 100%; transition: background 0.2s; }
.nb-panel-cta:hover { background: #333333; }

/* Neighborhood finder */
.denver-finder {
  background: var(--white); border-radius: 16px;
  border: 1px solid var(--rule); padding: 20px 20px;
}
.denver-finder-title { font-size: 14px; font-weight: 700; color: var(--dark); margin-bottom: 2px; }
.denver-finder-sub { font-size: 12px; color: var(--muted); margin-bottom: 12px; }
.denver-finder-group { border-bottom: 1px solid var(--rule); }
.denver-finder-group:last-of-type { border-bottom: none; }
.denver-finder-toggle {
  display: flex; align-items: center; justify-content: space-between;
  padding: 9px 0; cursor: pointer; user-select: none;
}
.denver-finder-label {
  font-size: 10px; font-weight: 700; letter-spacing: 1.5px;
  text-transform: uppercase; color: var(--muted); margin-bottom: 0;
  transition: color 0.15s;
}
.denver-finder-group.open .denver-finder-label { color: var(--dark); }
.denver-finder-chevron {
  font-size: 8px; color: var(--muted);
  transition: transform 0.2s; display: inline-block;
}
.denver-finder-group.open .denver-finder-chevron { transform: rotate(180deg); }
.denver-finder-options {
  display: none; flex-wrap: wrap; gap: 5px; padding-bottom: 10px;
}
.denver-finder-group.open .denver-finder-options { display: flex; }
.denver-finder-option {
  font-size: 11px; font-weight: 500; color: var(--text);
  background: var(--warm-1); border: 1.5px solid var(--rule);
  padding: 4px 10px; border-radius: 100px;
  cursor: pointer; transition: all 0.15s; user-select: none;
}
.denver-finder-option:hover { border-color: #3A6B2A; color: #1E4012; }
.denver-finder-option.selected {
  background: #E8EDE5; border-color: #3A6B2A; color: #1E4012; font-weight: 700;
}

/* MARKET */
.market-section { background: var(--warm-2); padding: 96px var(--mobile-gutter, 52px); }
.market-inner {
  max-width: 1200px; margin: 0 auto;
  display: grid; grid-template-columns: 1fr 1fr; gap: 72px; align-items: center;
}
.market-title { font-size: 36px; font-weight: 700; color: var(--dark); line-height: 1.2; margin-bottom: 16px; }
.market-body { font-size: 15px; color: var(--text); line-height: 1.85; margin-bottom: 28px; }
.market-subscribe { display: flex; gap: 0; max-width: 380px; }
.market-subscribe input {
  flex: 1; font-family: 'DM Sans', sans-serif; font-size: 14px;
  border: 1.5px solid var(--rule); border-right: none;
  background: var(--white); color: var(--dark);
  padding: 12px 16px; border-radius: 100px 0 0 100px;
  outline: none; transition: border-color 0.2s;
}
.market-subscribe input:focus { border-color: var(--accent); }
.market-subscribe input::placeholder { color: var(--muted); }
.market-subscribe button {
  font-family: 'DM Sans', sans-serif; font-size: 13px; font-weight: 600;
  color: #fff; background: var(--dark); border: none;
  padding: 12px 20px; border-radius: 0 100px 100px 0;
  cursor: pointer; transition: background 0.2s; white-space: nowrap;
}
.market-subscribe button:hover { background: #333333; }
.market-note { font-size: 12px; color: var(--muted); font-style: italic; margin-top: 8px; }
.market-report-card {
  background: var(--white); border-radius: 20px;
  border: 1px solid var(--rule); overflow: hidden;
  box-shadow: 0 8px 32px rgba(20,28,18,0.07);
}
.market-report-img {
  width: 100%; height: 220px; background: var(--dark);
  position: relative; overflow: hidden;
}
.market-report-img-bg {
  position: absolute; inset: 0;
  background: url("../images/index-01.webp") center/cover no-repeat;
}
.market-report-badge {
  position: absolute; top: 16px; left: 16px;
  background: #111111; color: #fff;
  font-size: 10px; font-weight: 700; letter-spacing: 2px;
  text-transform: uppercase; padding: 4px 12px; border-radius: 100px;
}
.market-report-title-overlay {
  position: relative; z-index: 2; padding: 20px;
}
.market-report-issue {
  font-size: 10px; font-weight: 600; letter-spacing: 1.5px;
  text-transform: uppercase; color: rgba(255,255,255,0.45); margin-bottom: 5px;
}
.market-report-headline {
  font-size: 17px; font-weight: 700; color: #fff; line-height: 1.25;
}
.market-report-body { padding: 18px 20px; }
.market-report-desc {
  font-size: 13px; color: var(--text); line-height: 1.65; margin-bottom: 16px;
}
.market-report-cta {
  font-family: 'DM Sans', sans-serif; font-size: 13px; font-weight: 600;
  color: var(--dark); background: none; border: none;
  cursor: pointer; padding: 0; text-decoration: underline; text-underline-offset: 3px;
  transition: color 0.2s;
}
.market-report-cta:hover { color: var(--dark); }

/* YOUTUBE */
.youtube-section { background: var(--white); padding: 72px var(--mobile-gutter, 52px); border-top: 1px solid var(--rule); }
.youtube-inner {
  max-width: 1200px; margin: 0 auto;
  display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: center;
}
.youtube-thumb {
  width: 100%; aspect-ratio: 16/9;
  border-radius: 16px; flex-shrink: 0;
  display: flex; align-items: center; justify-content: center;
  position: relative; overflow: hidden;
}
.youtube-thumb-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(to bottom, rgba(20,28,18,0.2) 0%, rgba(20,28,18,0.55) 100%);
}
.play-btn {
  width: 64px; height: 64px; border-radius: 50%;
  background: #111111; display: flex; align-items: center; justify-content: center;
  cursor: pointer; transition: background 0.2s, transform 0.2s;
  position: relative; z-index: 2;
  box-shadow: 0 8px 24px rgba(0,0,0,0.3);
}
.play-btn:hover { background: #333333; transform: scale(1.08); }
.play-tri {
  width: 0; height: 0; border-style: solid;
  border-width: 10px 0 10px 18px;
  border-color: transparent transparent transparent #fff;
  margin-left: 4px;
}
.youtube-eyebrow { font-size: 10px; font-weight: 600; letter-spacing: 2px; text-transform: uppercase; color: var(--accent); margin-bottom: 10px; display: inline-flex; align-items: center; gap: 8px; }
.youtube-eyebrow::before { content: ''; width: 5px; height: 5px; border-radius: 50%; background: var(--accent); flex-shrink: 0; }
.youtube-title { font-size: 28px; font-weight: 700; color: var(--dark); margin-bottom: 12px; line-height: 1.2; }
.youtube-desc { font-size: 15px; color: var(--muted); line-height: 1.75; }

/* CTA */
.cta-section {
  position: relative; overflow: hidden;
  padding: 120px var(--mobile-gutter, 52px); text-align: center;
  background-image: url('../images/index-02.webp');
  background-size: cover; background-position: center 40%;
}
.cta-overlay {
  position: absolute; inset: 0;
  background: rgba(20,28,18,0.68);
}
.cta-inner { position: relative; z-index: 2; max-width: 640px; margin: 0 auto; }
.cta-inner { max-width: 560px; margin: 0 auto; }
.cta-eyebrow { font-size: 11px; font-weight: 600; letter-spacing: 2px; text-transform: uppercase; color: var(--accent); margin-bottom: 18px; }
.cta-title { font-size: 48px; font-weight: 700; color: #fff; line-height: 1.1; margin-bottom: 18px; letter-spacing: -0.3px; }
.cta-body { font-size: 16px; color: rgba(255,255,255,0.65); line-height: 1.8; margin-bottom: 36px; }
.cta-note { font-size: 13px; color: rgba(255,255,255,0.35); margin-top: 16px; font-style: italic; }

/* FOOTER */
.footer-overlay {
  position: absolute; inset: 0;
  background: rgba(20,28,18,0.72);
}
.footer-inner-wrap { position: relative; z-index: 2; }

@keyframes fadeUp {
  from { opacity: 0; transform: translateY(18px); }
  to { opacity: 1; transform: translateY(0); }
}
.hero-eyebrow { animation: fadeUp 0.6s ease both 0.2s; }
.hero-headline { animation: fadeUp 0.65s ease both 0.32s; }
.hero-sub { animation: fadeUp 0.65s ease both 0.44s; }
.hero-btns { animation: fadeUp 0.6s ease both 0.54s; }


/* NAV DROPDOWN */
.nav-dropdown { position: relative; }
.nav-dropdown-toggle { display: flex; align-items: center; gap: 4px; cursor: pointer; font-size: 13px; font-weight: 500; color: var(--text, #444); opacity: .6; transition: opacity .2s; background: none; border: none; font-family: inherit; padding: 0; }
.nav-dropdown-toggle:hover, .nav-dropdown-toggle.open { opacity: 1; color: var(--dark, #111); }
.nav-dropdown-toggle.active, .nav-dropdown-toggle.active.open { opacity: 1; color: var(--dark, #111); }
.nav-dropdown-toggle svg { transition: transform .2s; }
.nav-dropdown-toggle.open svg { transform: rotate(180deg); }
.nav-dropdown-menu { position: absolute; top: calc(100% + 10px); left: 50%; transform: translateX(-50%); background: #fff; border: 1px solid #D0D0CE; border-radius: 12px; box-shadow: 0 8px 28px rgba(0,0,0,0.12); padding: 8px; min-width: 210px; display: none; z-index: 400; }
.nav-dropdown-menu.open { display: block; }
.nav-dropdown-menu a { display: block; padding: 11px 16px; font-size: 13px; font-weight: 500; color: #444; border-radius: 7px; opacity: 1 !important; white-space: nowrap; transition: background .15s; }
.nav-dropdown-menu a:hover { background: #F2F3F1; color: #111; }
.nav-dropdown-menu a.external { display: flex; align-items: center; gap: 8px; }
.nav-dropdown-menu a.external svg { opacity: .4; flex-shrink: 0; }
.nav-dropdown-menu a.active { color: #3A6B2A; font-weight: 600; }

footer { background: #fff; border-top: 1px solid var(--rule, #D0D0CE); padding: 48px var(--mobile-gutter, 52px); }
.footer-inner { max-width: 1200px; margin: 0 auto; display: flex; justify-content: space-between; align-items: flex-start; gap: 40px; }
.footer-legal { font-size: 11px; line-height: 1.6; color: var(--muted, #808080); margin-top: 8px; }
.footer-links { display: flex; gap: 22px; flex-wrap: wrap; justify-content: flex-end; font-size: 12px; }
.footer-links a { color: var(--text, #444); opacity: .6; transition: opacity .2s; }
.footer-links a:hover { opacity: 1; }

/* Converted CTA buttons from <button> to <a> for real navigation. */
a.btn-white, a.btn-ghost-white, a.btn-accent, a.btn-dark, a.btn-ghost,
a.btn-outline, a.btn-primary, a.hero-btn, a.cta-btn {
  display: inline-block;
  text-align: center;
  text-decoration: none;
}