:root {
  --teal-900: #0b4a44;
  --teal-700: #0f766e;
  --teal-600: #14b8a6;
  --teal-100: #e6fbf8;
  --ink-900: #10221f;
  --ink-700: #384845;
  --ink-500: #64726f;
  --paper: #ffffff;
  --paper-soft: #f5faf9;
  --border: #e1ece9;
  --danger: #d64545;
  --radius: 14px;
  --shadow: 0 10px 30px rgba(15, 118, 110, 0.10);
  --max-width: 1160px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: "Segoe UI", -apple-system, BlinkMacSystemFont, Roboto, Helvetica, Arial, sans-serif;
  color: var(--ink-900);
  background: var(--paper);
  line-height: 1.55;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
h1, h2, h3, h4 { line-height: 1.2; margin: 0 0 .5em; }
p { margin: 0 0 1em; color: var(--ink-700); }
ul { padding: 0; margin: 0; list-style: none; }

.container {
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 0 24px;
}

.eyebrow {
  display: inline-block;
  font-size: 13px;
  font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--teal-700);
  margin-bottom: 10px;
}
.eyebrow-light { color: var(--teal-100); }

.section-heading {
  max-width: 640px;
  margin: 0 auto 44px;
  text-align: center;
}
.section-heading h2 { font-size: clamp(26px, 3.4vw, 36px); }
.section-heading p { margin-bottom: 0; }

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  padding: 14px 26px;
  border-radius: 999px;
  font-weight: 600;
  font-size: 15px;
  text-decoration: none;
  border: 2px solid transparent;
  cursor: pointer;
  transition: transform .15s ease, box-shadow .15s ease, background .15s ease;
}
.btn:hover { transform: translateY(-2px); }
.btn-primary {
  background: var(--teal-700);
  color: #fff;
  box-shadow: var(--shadow);
}
.btn-primary:hover { background: var(--teal-900); }
.btn-ghost {
  background: transparent;
  color: var(--teal-700);
  border-color: var(--teal-700);
}
.btn-ghost:hover { background: var(--teal-100); }
.btn-light {
  background: #fff;
  color: var(--teal-900);
}
.btn-block { width: 100%; }

/* Header */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255,255,255,.92);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--border);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 72px;
}
.logo {
  display: flex;
  align-items: center;
  gap: 8px;
  text-decoration: none;
  color: var(--ink-900);
}
.logo-mark {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 36px;
  height: 36px;
  border-radius: 10px;
  background: var(--teal-700);
  color: #fff;
}
.logo-text { font-size: 19px; font-weight: 500; }
.logo-text strong { color: var(--teal-700); }

.main-nav { display: flex; align-items: center; gap: 28px; }
.main-nav a {
  text-decoration: none;
  font-weight: 600;
  font-size: 15px;
  color: var(--ink-700);
}
.main-nav a:hover { color: var(--teal-700); }
.nav-cta {
  background: var(--teal-700);
  color: #fff !important;
  padding: 10px 20px;
  border-radius: 999px;
}
.nav-cta:hover { background: var(--teal-900); }
.nav-social {
  display: inline-flex;
  color: var(--ink-700);
}
.nav-social:hover { color: var(--teal-700); }

.nav-toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  background: none;
  border: none;
  cursor: pointer;
  padding: 8px;
}
.nav-toggle span {
  width: 24px;
  height: 2px;
  background: var(--ink-900);
  display: block;
}

/* Hero */
.hero {
  background: linear-gradient(180deg, var(--teal-100) 0%, #fff 100%);
  padding: 72px 0 60px;
}
.hero-inner {
  display: grid;
  grid-template-columns: 1.1fr .9fr;
  gap: 40px;
  align-items: center;
}
.hero-copy h1 {
  font-size: clamp(34px, 5vw, 54px);
  letter-spacing: -0.01em;
}
.accent { color: var(--teal-700); }
.hero-copy p { font-size: 18px; max-width: 520px; }
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; margin-bottom: 26px; }
.hero-trust {
  display: flex;
  flex-direction: column;
  gap: 8px;
  font-weight: 600;
  color: var(--teal-900);
  font-size: 14px;
}

.hero-visual {
  position: relative;
  min-height: 320px;
}
.hero-card {
  position: absolute;
  background: #fff;
  border: 1px solid var(--border);
  box-shadow: var(--shadow);
  border-radius: var(--radius);
  padding: 18px 22px;
  font-weight: 700;
  font-size: 15px;
  color: var(--teal-900);
}
.card-1 { top: 10%; left: 5%; }
.card-2 { top: 45%; right: 0; }
.card-3 { bottom: 5%; left: 20%; }

/* Services */
.services { padding: 90px 0; }
.services-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(260px, 1fr));
  gap: 22px;
}
.service-card {
  background: var(--paper-soft);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 26px;
  transition: transform .15s ease, box-shadow .15s ease;
}
.service-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.service-card.featured {
  background: var(--teal-900);
  color: #fff;
  border-color: var(--teal-900);
}
.service-card.featured h3, .service-card.featured p { color: #fff; }
.service-icon { font-size: 30px; margin-bottom: 10px; }
.service-card h3 { font-size: 19px; display: flex; align-items: center; gap: 8px; flex-wrap: wrap; }
.badge {
  background: var(--teal-600);
  color: #06231f;
  font-size: 11px;
  font-weight: 800;
  padding: 3px 9px;
  border-radius: 999px;
  text-transform: uppercase;
}
.service-select {
  background: none;
  border: 2px solid var(--teal-700);
  color: var(--teal-700);
  border-radius: 999px;
  padding: 9px 18px;
  font-weight: 700;
  font-size: 14px;
  cursor: pointer;
  margin-top: 8px;
}
.service-select:hover { background: var(--teal-700); color: #fff; }
.featured .service-select { border-color: #fff; color: #fff; }
.featured .service-select:hover { background: #fff; color: var(--teal-900); }

/* Realtor banner */
.realtor-banner {
  background: var(--teal-700);
  color: #fff;
  padding: 60px 0;
}
.realtor-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 30px;
  flex-wrap: wrap;
}
.realtor-inner h2 { color: #fff; }
.realtor-inner p { color: var(--teal-100); max-width: 520px; margin-bottom: 0; }

/* Service area */
.area { padding: 90px 0; background: var(--paper-soft); }
.area-list {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(150px, 1fr));
  gap: 12px;
  max-width: 820px;
  margin: 0 auto;
}
.area-list li {
  background: #fff;
  border: 1px solid var(--border);
  border-radius: 10px;
  padding: 12px 16px;
  text-align: center;
  font-weight: 600;
  color: var(--teal-900);
}
.area-note { text-align: center; margin-top: 24px; }
.area-note a { color: var(--teal-700); font-weight: 700; }

/* Why us */
.why { padding: 90px 0; }
.why-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(230px, 1fr));
  gap: 22px;
}
.why-item {
  padding: 24px;
  border-radius: var(--radius);
  border: 1px solid var(--border);
}
.why-item h3 { font-size: 18px; }
.why-item p { margin: 0; }

/* Quote form */
.quote { padding: 90px 0 110px; background: var(--teal-100); }
.quote-inner { max-width: 720px; }
.quote-form {
  background: #fff;
  border-radius: var(--radius);
  border: 1px solid var(--border);
  box-shadow: var(--shadow);
  padding: 36px;
}
.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}
.form-group { margin-bottom: 20px; }
label { display: block; font-weight: 700; font-size: 14px; margin-bottom: 7px; color: var(--ink-900); }
input[type="text"], input[type="email"], input[type="tel"], input[type="date"], textarea {
  width: 100%;
  padding: 12px 14px;
  border: 1.5px solid var(--border);
  border-radius: 10px;
  font-size: 15px;
  font-family: inherit;
  color: var(--ink-900);
  background: #fcfefe;
}
input:focus, textarea:focus {
  outline: none;
  border-color: var(--teal-600);
  box-shadow: 0 0 0 3px rgba(20,184,166,.18);
}
textarea { resize: vertical; }

.checkbox-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(220px, 1fr));
  gap: 10px;
}
.checkbox-item {
  display: flex;
  align-items: flex-start;
  gap: 9px;
  font-weight: 500;
  font-size: 14.5px;
  color: var(--ink-700);
  background: var(--paper-soft);
  border: 1px solid var(--border);
  border-radius: 10px;
  padding: 10px 12px;
  cursor: pointer;
}
.checkbox-item input { margin-top: 3px; accent-color: var(--teal-700); }
.checkbox-item.consent {
  background: none;
  border: none;
  padding: 0;
  font-size: 13.5px;
  color: var(--ink-500);
}
.checkbox-item.consent a { color: var(--teal-700); font-weight: 700; text-decoration: underline; }

.field-error {
  display: none;
  color: var(--danger);
  font-size: 13px;
  font-weight: 600;
  margin-top: 8px;
}
.field-error.show { display: block; }

.form-note { text-align: center; font-size: 14px; color: var(--ink-500); margin: 16px 0 0; }
.form-note a { color: var(--teal-700); font-weight: 700; }
.form-status {
  text-align: center;
  font-weight: 700;
  margin: 12px 0 0;
  min-height: 20px;
}
.form-status.success { color: var(--teal-700); }
.form-status.error { color: var(--danger); }

/* Footer */
.site-footer { background: var(--ink-900); color: #cfe4e0; padding: 60px 0 0; }
.footer-inner {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr;
  gap: 30px;
  padding-bottom: 40px;
  border-bottom: 1px solid rgba(255,255,255,.1);
}
.footer-brand p { color: #a9c2bd; }
.footer-brand a { color: var(--teal-600); text-decoration: none; }
.footer-social {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  margin-top: 6px;
  color: #a9c2bd;
  font-size: 14.5px;
  font-weight: 600;
}
.footer-social:hover { color: #fff; }
.footer-links h4 { color: #fff; font-size: 15px; margin-bottom: 14px; }
.footer-links a {
  display: block;
  color: #a9c2bd;
  text-decoration: none;
  margin-bottom: 10px;
  font-size: 14.5px;
}
.footer-links a:hover { color: #fff; }
.footer-bottom {
  padding: 22px 24px;
  font-size: 13px;
  color: #7f9c96;
  text-align: center;
}

/* Legal pages */
.legal-page { padding: 60px 0 100px; }
.legal-page .container { max-width: 820px; }
.legal-page h1 { font-size: 34px; }
.legal-page h2 { font-size: 22px; margin-top: 34px; }
.legal-page p, .legal-page li { color: var(--ink-700); }
.legal-page ul { list-style: disc; padding-left: 22px; margin-bottom: 1em; }
.legal-updated { color: var(--ink-500); font-size: 14px; margin-bottom: 30px; }
.back-home { display: inline-block; margin-bottom: 24px; color: var(--teal-700); font-weight: 700; text-decoration: none; }

/* Responsive */
@media (max-width: 900px) {
  .hero-inner { grid-template-columns: 1fr; }
  .hero-visual { display: none; }
  .footer-inner { grid-template-columns: 1fr; }
}
@media (max-width: 760px) {
  .main-nav {
    position: absolute;
    top: 72px;
    left: 0;
    right: 0;
    background: #fff;
    border-bottom: 1px solid var(--border);
    flex-direction: column;
    align-items: flex-start;
    padding: 20px 24px 26px;
    gap: 18px;
    display: none;
  }
  .main-nav.open { display: flex; }
  .nav-toggle { display: flex; }
  .nav-cta { align-self: flex-start; }
  .form-row { grid-template-columns: 1fr; }
  .realtor-inner { flex-direction: column; align-items: flex-start; }
}