/* ==========================================================================
   EOD Home Buying — "Open House" concept
   Bright modular: white ground, sand and forest-green panels, amber CTA.
   ========================================================================== */

:root{
  --white:#FFFFFF;
  --sand:#F5F0E7;
  --sand-2:#FBEFDF;
  --mint:#EFF3F0;
  --line:#E3E9E6;
  --line-2:#D5DEDA;
  --line-3:#D8D0C0;
  --ink:#16211D;
  --ink-2:#5A6660;
  --ink-3:#6E7A74;
  --green:#124C3E;
  --green-2:#14664F;
  --green-dk:#0C4436;
  --amber:#F2A94B;
  --amber-ink:#A0590F;
  --on-green:#C7DBD2;

  --display:'Bricolage Grotesque',ui-sans-serif,system-ui,sans-serif;
  --body:'Work Sans',ui-sans-serif,system-ui,-apple-system,'Segoe UI',sans-serif;

  --gut:40px;
  --max:1440px;
  --r:24px;
  --r-lg:32px;
  --r-sm:16px;
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}

body{
  margin:0;background:var(--white);color:var(--ink);
  font-family:var(--body);font-size:17px;line-height:1.62;
  -webkit-font-smoothing:antialiased;overflow-x:hidden;
}

img{max-width:100%;display:block}
a{color:var(--green-2);text-decoration:none}
a:hover{color:var(--green-dk)}
h1,h2,h3,h4{font-family:var(--display);font-weight:700;letter-spacing:-0.03em;line-height:1.06;margin:0}
p{margin:0}
ul{margin:0;padding:0;list-style:none}
:focus-visible{outline:3px solid var(--green-2);outline-offset:3px}

.skip{position:absolute;left:-9999px;top:0;background:var(--green);color:#fff;padding:12px 18px;border-radius:999px;z-index:200}
.skip:focus{left:8px;top:8px}

/* ---------- layout ------------------------------------------------------ */

.wrap{width:100%;max-width:var(--max);margin:0 auto;padding-inline:var(--gut)}
.section{padding-block:80px}
.section-tight{padding-block:48px}
.section-flush{padding-block:0 60px}

.panel{border-radius:var(--r-lg);padding:56px 48px;overflow:hidden}
.panel-sand{background:var(--sand)}
.panel-mint{background:var(--mint)}
.panel-green{background:var(--green);color:#fff}
.panel-green h1,.panel-green h2,.panel-green h3{color:#fff}
.panel-green p{color:var(--on-green)}
.panel-amber{background:var(--amber);color:#14211B}
.panel-amber h2{color:#14211B}
.panel-amber p{color:#3A2D14}
.panel-flush{padding:0}

.stack{display:flex;flex-direction:column}
.row{display:flex;flex-wrap:wrap;gap:14px;align-items:center}

.grid{display:grid;gap:20px}
.g2{grid-template-columns:repeat(2,minmax(0,1fr))}
.g3{grid-template-columns:repeat(3,minmax(0,1fr))}
.g4{grid-template-columns:repeat(4,minmax(0,1fr))}
.gap-lg{gap:28px}

.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:56px;align-items:start}
.split-60{grid-template-columns:minmax(0,1.3fr) minmax(0,1fr)}
.split-40{grid-template-columns:minmax(0,1fr) minmax(0,1.3fr)}
.split-center{align-items:center}

.head{display:flex;align-items:flex-end;justify-content:space-between;gap:48px;flex-wrap:wrap}
.head>*:first-child{flex:1 1 440px}
.head p{max-width:400px}

/* ---------- type -------------------------------------------------------- */

.tag{display:inline-flex;align-items:center;padding:7px 14px;border-radius:999px;background:var(--mint);font-size:13px;font-weight:700;color:var(--green-2)}
.tag-sand{background:var(--sand-2);color:var(--amber-ink)}
.tag-white{background:#fff;color:var(--amber-ink)}
.tag-onGreen{background:rgba(242,169,75,.2);color:#F7C783}

.h-xl{font-size:clamp(38px,5.6vw,72px);line-height:1.02;letter-spacing:-0.034em}
.h-lg{font-size:clamp(32px,4vw,48px);line-height:1.04}
.h-md{font-size:clamp(26px,2.9vw,42px);line-height:1.06}
.h-sm{font-size:clamp(21px,1.9vw,27px);line-height:1.16;letter-spacing:-0.025em}

.lede{font-size:clamp(16.5px,1.3vw,19px);line-height:1.62;color:var(--ink-2)}
.small{font-size:15.5px;line-height:1.66;color:var(--ink-2)}
.fine{font-size:13px;line-height:1.5;color:var(--ink-3)}
.measure{max-width:58ch}
.measure-tight{max-width:44ch}
.panel-green .lede,.panel-green .small{color:var(--on-green)}
.panel-green .fine{color:#A9C5B9}

.ph{color:var(--amber-ink);font-variant-numeric:tabular-nums}
.panel-green .ph,.footer-brand .ph{color:#F7C783}

/* ---------- buttons ----------------------------------------------------- */

.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:10px;
  min-height:52px;padding:0 28px;border-radius:999px;border:1.5px solid transparent;
  font-family:var(--body);font-size:16px;font-weight:600;line-height:1;cursor:pointer;text-align:center;
}
.btn-green{background:var(--green);color:#fff}
.btn-green:hover{background:var(--green-dk);color:#fff}
.btn-amber{background:var(--amber);color:#14211B;font-weight:700}
.btn-amber:hover{background:#E79B36;color:#14211B}
.btn-white{background:#fff;color:var(--ink)}
.btn-white:hover{background:#fff;color:var(--green-dk)}
.btn-ghost{border-color:var(--line-2);color:var(--ink)}
.btn-ghost:hover{border-color:var(--green);color:var(--green-dk)}
.btn-ghost-sand{border-color:var(--line-3);color:var(--ink)}
.btn-ghost-light{background:rgba(255,255,255,.14);border-color:rgba(255,255,255,.4);color:#fff}
.btn-ghost-light:hover{background:rgba(255,255,255,.22);color:#fff}
.btn-sm{min-height:46px;padding:0 22px;font-size:15px}
.btn-block{width:100%}

.link-arrow{display:inline-flex;align-items:center;gap:8px;font-size:15.5px;font-weight:700}
.link-arrow svg{flex:0 0 auto}

/* ---------- header ------------------------------------------------------ */

.site-header{position:sticky;top:0;z-index:100;background:rgba(255,255,255,.94);backdrop-filter:blur(8px)}
.header-in{display:flex;align-items:center;gap:32px;min-height:92px}
.brand{display:flex;align-items:center;flex:0 0 auto}
.brand img{width:118px;height:38px;object-fit:contain}

.header-menu{display:flex;align-items:center;gap:24px;flex:1 1 auto}
.nav{display:flex;align-items:center;gap:4px;flex:1 1 auto}
.nav a{padding:10px 16px;border-radius:999px;font-size:15px;font-weight:500;color:var(--ink-2)}
.nav a:hover{background:var(--mint);color:var(--ink)}
.nav a[aria-current="page"]{background:var(--mint);font-weight:600;color:var(--ink)}
.header-cta{display:flex;gap:10px;flex:0 0 auto}
.nav-toggle{display:none}

/* ---------- photo placeholders ------------------------------------------ */

.photo{position:relative;overflow:hidden;border-radius:var(--r);background:var(--mint)}
.photo::before{content:"";position:absolute;inset:0;background:radial-gradient(120% 110% at 34% 26%,#DFE9E1 0%,#A8C0B1 44%,#5B7E6C 100%)}
.photo-a::before{background:radial-gradient(120% 110% at 74% 26%,#DCE7DF 0%,#A9C0B2 30%,#5C8271 58%,#1E4A3B 100%)}
.photo-b::before{background:radial-gradient(110% 110% at 62% 32%,#EAE2D3 0%,#C6B79A 44%,#7F7058 100%)}
.photo-c::before{background:radial-gradient(110% 110% at 46% 38%,#E2E8EA 0%,#B1C2C8 44%,#6C7F87 100%)}
.photo-d::before{background:radial-gradient(110% 110% at 30% 30%,#E6EDE4 0%,#AFC5B4 42%,#5E7F6D 100%)}
.photo-e::before{background:radial-gradient(110% 110% at 58% 24%,#EFE6D6 0%,#CDBA9A 44%,#84755C 100%)}
.photo-f::before{background:radial-gradient(110% 110% at 40% 44%,#DEE7EA 0%,#A9BDC4 44%,#5F757E 100%)}

.photo .photo-label,.hero-photo-note .photo-label{
  position:absolute;left:16px;bottom:16px;right:16px;
  display:inline-flex;align-items:flex-start;gap:9px;width:fit-content;max-width:calc(100% - 32px);
  padding:10px 16px;border-radius:999px;background:rgba(9,24,19,.86);
  font-size:11.5px;font-weight:600;color:#fff;line-height:1.45;letter-spacing:0;text-transform:none;
}
.photo-label svg{flex:0 0 auto;margin-top:2px}

.photo-stretch{aspect-ratio:auto;height:100%;min-height:440px}
.ratio-16-9{aspect-ratio:16/9}
.ratio-4-3{aspect-ratio:4/3}
.ratio-1-1{aspect-ratio:1/1}
.ratio-3-4{aspect-ratio:3/4}

/* ---------- hero -------------------------------------------------------- */

.hero-shell{padding:0 var(--gut) 40px}
.hero{position:relative;border-radius:var(--r-lg);overflow:hidden;min-height:560px;display:flex;align-items:center}
.hero-home{min-height:720px}
.hero::before{content:"";position:absolute;inset:0;background:radial-gradient(120% 110% at 74% 26%,#DCE7DF 0%,#A9C0B2 30%,#5C8271 58%,#1E4A3B 100%)}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(92deg,rgba(14,34,28,.88) 0%,rgba(14,34,28,.52) 48%,rgba(14,34,28,.06) 78%)}
.hero-inner{position:relative;z-index:2;width:100%;padding:88px 56px 120px}
.hero h1{color:#fff}
.hero .lede{color:#E3EDE7}
.hero-photo-note{position:absolute;z-index:3;right:26px;bottom:24px;left:26px;display:flex;justify-content:flex-end}
.hero-photo-note .photo-label{position:static;max-width:min(100%,640px)}

.badge{display:inline-flex;align-items:flex-start;gap:9px;padding:9px 16px;border-radius:999px;background:rgba(255,255,255,.16);border:1px solid rgba(255,255,255,.32);font-size:13px;font-weight:600;color:#fff}
.badge .dot{margin-top:7px;width:7px;height:7px;border-radius:999px;background:var(--amber)}

.crumbs{display:flex;align-items:center;gap:10px;font-size:13.5px;color:var(--on-green)}
.crumbs a{color:var(--on-green)}
.crumbs a:hover{color:#fff}
.crumbs .sep{opacity:.6}
.crumbs [aria-current]{color:#fff;font-weight:600}

/* ---------- cards ------------------------------------------------------- */

.card{background:#fff;border:1.5px solid var(--line);border-radius:var(--r);padding:30px 28px;display:flex;flex-direction:column;gap:12px;height:100%}
.card-sand{background:var(--sand);border-color:transparent}
.card-mint{background:var(--mint);border-color:transparent}
.card-green{background:var(--green);border-color:transparent;color:#fff}
.card-green h3{color:#fff}
.card-green p{color:var(--on-green)}
.card-plain{background:transparent;border:0;padding:0}
.card .spacer{flex:1 1 auto}
.card-media{padding:0;overflow:hidden}
.card-media .photo{border-radius:0}
.card-media .card-body{padding:22px}

.numdot{width:44px;height:44px;border-radius:999px;background:var(--green);color:#fff;display:flex;align-items:center;justify-content:center;font-family:var(--display);font-size:19px;font-weight:700;flex:0 0 auto}
.numdot-amber{background:var(--amber);color:#14211B}
.numdot-onGreen{background:rgba(255,255,255,.14);color:#fff}

.icon-tile{width:46px;height:46px;border-radius:999px;background:var(--mint);display:flex;align-items:center;justify-content:center;flex:0 0 auto}

/* ---------- stats ------------------------------------------------------- */

.stat-card{border-radius:var(--r);padding:28px 26px;display:flex;flex-direction:column;justify-content:space-between;gap:24px;min-height:180px}
.stat-n{font-family:var(--display);font-size:clamp(38px,3.8vw,52px);font-weight:700;line-height:1;letter-spacing:-.03em}
.stat-l{font-size:15.5px;line-height:1.5;color:var(--ink-2)}
.stat-card.panel-green .stat-l{color:var(--on-green)}

/* ---------- ticks / lists ----------------------------------------------- */

.ticks{display:flex;flex-direction:column;gap:14px}
.ticks li{display:flex;align-items:flex-start;gap:12px;font-size:15.5px;line-height:1.55;color:#26322C}
.ticks svg{flex:0 0 auto;margin-top:3px}
.panel-green .ticks li{color:var(--on-green)}

.feature-list{display:flex;flex-direction:column;gap:14px}
.feature-list li{display:flex;align-items:center;gap:14px;padding:16px 20px;border-radius:var(--r-sm);background:rgba(255,255,255,.08)}
.feature-list b{display:block;font-size:16.5px;font-weight:600;color:#fff}
.feature-list span.sub{display:block;margin-top:2px;font-size:14.5px;color:#A9C5B9}

.roster li{display:flex;justify-content:space-between;gap:24px;padding:16px 0;border-bottom:1px solid var(--line);font-size:16px}
.roster li span:last-child{color:var(--ink-2);text-align:right}
.panel-green .roster li{border-bottom-color:rgba(255,255,255,.16);color:#fff}
.panel-green .roster li span:last-child{color:var(--on-green)}

/* ---------- table ------------------------------------------------------- */

.table-scroll{overflow-x:auto;-webkit-overflow-scrolling:touch}
table.cmp{width:100%;min-width:780px;border-collapse:separate;border-spacing:0;font-size:15.5px}
table.cmp th,table.cmp td{text-align:left;vertical-align:top}
table.cmp thead th{padding:0 18px 14px 4px;font-family:var(--body);font-size:13px;font-weight:700;color:var(--ink-3)}
table.cmp thead th:first-child{width:26%}
table.cmp thead th.hi{padding:16px 20px;color:#fff;background:var(--green);border-radius:var(--r-sm) var(--r-sm) 0 0}
table.cmp tbody th{padding:18px 18px 18px 4px;font-weight:600;color:var(--ink);border-bottom:1px solid var(--line)}
table.cmp tbody td{padding:18px;color:var(--ink-2);border-bottom:1px solid var(--line)}
table.cmp tbody td.hi{background:var(--green);color:#E9F2EE;border-bottom:0}
table.cmp tbody td.hi strong{color:#fff}
table.cmp tbody tr:last-child td.hi{border-radius:0 0 var(--r-sm) var(--r-sm)}

/* ---------- forms ------------------------------------------------------- */

.field{display:block}
.field>label{display:block;font-size:13.5px;font-weight:700;color:var(--ink)}
.field input,.field select,.field textarea{
  margin-top:9px;width:100%;min-height:50px;padding:13px 18px;
  border:1.5px solid var(--line-2);border-radius:999px;background:#fff;
  font-family:var(--body);font-size:16px;color:var(--ink);
}
.field textarea{border-radius:var(--r-sm);min-height:120px;resize:vertical}
.field input::placeholder,.field textarea::placeholder{color:#93A19B}
.form-card{background:#fff;border-radius:var(--r);padding:26px}
.form-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}

/* ---------- people / posts ---------------------------------------------- */

.person .photo{margin-bottom:18px}
.person h3{font-size:22px}
.person .role{margin-top:4px;font-size:14px;font-weight:600;color:var(--green-2)}
.person p{margin-top:12px;font-size:15px;line-height:1.65;color:var(--ink-2)}

.post .photo{margin-bottom:18px}
.post .meta{font-size:13px;font-weight:700;color:var(--amber-ink)}
.post h3{margin-top:10px;font-size:23px;line-height:1.22}
.post h3 a{color:var(--ink)}
.post h3 a:hover{color:var(--green-2)}
.post p{margin-top:10px;font-size:15px;line-height:1.62;color:var(--ink-2)}

.chips{display:flex;flex-wrap:wrap;gap:10px}
.chip{display:inline-flex;align-items:center;min-height:44px;padding:0 18px;border-radius:999px;border:1.5px solid var(--line-2);font-size:14.5px;font-weight:600;color:var(--ink-2)}
.chip:hover{border-color:var(--green);color:var(--green-dk)}
.chip[aria-current="true"]{background:var(--green);border-color:var(--green);color:#fff}

.feature{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);gap:48px;align-items:center}

/* ---------- bars -------------------------------------------------------- */

.bars{display:flex;flex-direction:column;gap:18px}
.bar-head{display:flex;justify-content:space-between;gap:16px;font-size:15.5px;font-weight:600}
.bar-track{margin-top:8px;height:12px;border-radius:999px;background:#E4DCCB;position:relative;overflow:hidden}
.panel-mint .bar-track{background:#DCE5E0}
.bar-fill{position:absolute;inset:0 auto 0 0;border-radius:999px;background:var(--green)}
.bar-fill.f2{background:#E08A2E}
.bar-fill.f3{background:#8A948E}

/* ---------- quote ------------------------------------------------------- */

.quote blockquote{margin:20px 0 0;font-family:var(--display);font-size:clamp(22px,2.4vw,30px);font-weight:500;line-height:1.32;letter-spacing:-.022em;color:var(--ink)}
.byline{margin-top:26px;display:flex;align-items:center;gap:14px}
.byline .av{width:52px;height:52px;border-radius:999px;background:radial-gradient(110% 110% at 40% 30%,#DCE7DF,#6C8B7B);flex:0 0 auto}
.byline .who{flex:1 1 auto}
.byline .who b{display:block;font-size:16px;font-weight:700}
.byline .who .sub{display:block;margin-top:3px;font-size:14.5px;color:var(--ink-2)}

/* ---------- cta --------------------------------------------------------- */

.cta-in{display:grid;grid-template-columns:minmax(0,1fr) 380px;gap:56px;align-items:center}

/* ---------- footer ------------------------------------------------------ */

.site-footer{background:#12211C;color:#C2CEC9;padding-top:56px;margin-top:0}
.footer-top{display:grid;grid-template-columns:340px minmax(0,1fr);gap:56px;padding-bottom:48px}
.footer-brand img{width:150px;height:48px;object-fit:contain}
.footer-brand p{margin-top:22px;font-size:15px;line-height:1.65;color:#9CAAA4}
.social{margin-top:22px;display:flex;gap:10px}
.social a{width:44px;height:44px;border-radius:999px;border:1px solid rgba(255,255,255,.22);display:flex;align-items:center;justify-content:center}
.social a:hover{border-color:#fff}
.footer-cols{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:28px}
.footer-cols h2{font-family:var(--body);font-size:13px;font-weight:700;letter-spacing:0;color:var(--amber)}
.footer-cols ul{margin-top:18px;display:flex;flex-direction:column;gap:11px}
.footer-cols a{font-size:15px;color:#C2CEC9}
.footer-cols a:hover{color:#fff}
.footer-bottom{border-top:1px solid rgba(255,255,255,.14);padding-block:26px;display:flex;flex-wrap:wrap;gap:20px;align-items:center}
.footer-bottom a,.footer-bottom span{font-size:13.5px;color:#8C9A94}
.footer-bottom a:hover{color:#C2CEC9}
.disclosure{flex:1 1 380px;font-size:12.5px;line-height:1.5;color:#7D8B85;text-align:right}

/* ==========================================================================
   Responsive
   ========================================================================== */

@media (max-width:1180px){
  .nav a{padding:10px 12px;font-size:14px}
  .header-in{gap:20px}
  .brand img{width:104px;height:34px}
  .panel{padding:44px 36px}
  .split{gap:40px}
  .footer-top{grid-template-columns:280px minmax(0,1fr);gap:40px}
}

@media (max-width:1040px){
  .header-menu{display:none}
  .nav-toggle{
    display:inline-flex;align-items:center;justify-content:center;gap:9px;
    margin-left:auto;min-height:48px;padding:0 18px;border-radius:999px;
    background:var(--mint);border:0;font-family:var(--body);font-size:15px;font-weight:600;color:var(--ink);cursor:pointer;
  }
  .site-header[data-open="true"] .header-menu{
    display:block;position:absolute;left:var(--gut);right:var(--gut);top:calc(100% - 8px);
    background:#fff;border:1.5px solid var(--line);border-radius:var(--r);
    padding:16px;box-shadow:0 24px 48px rgba(18,33,28,.16);
  }
  .site-header[data-open="true"] .nav{flex-direction:column;align-items:stretch;gap:2px}
  .site-header[data-open="true"] .nav a{padding:14px 16px}
  .site-header[data-open="true"] .header-cta{display:flex;flex-direction:column;margin-top:14px;gap:10px}
  .site-header[data-open="true"] .header-cta .btn{width:100%}

  .g4{grid-template-columns:repeat(2,minmax(0,1fr))}
  .g3{grid-template-columns:repeat(2,minmax(0,1fr))}
  .split,.split-60,.split-40{grid-template-columns:minmax(0,1fr);gap:36px}
  .feature{grid-template-columns:minmax(0,1fr);gap:28px}
  .cta-in{grid-template-columns:minmax(0,1fr);gap:32px}
  .section{padding-block:60px}
  .hero,.hero-home{min-height:0}
  .hero-inner{padding:64px 36px 130px}
  .hero::after{background:linear-gradient(180deg,rgba(11,30,24,.9) 0%,rgba(11,30,24,.76) 50%,rgba(11,30,24,.9) 100%)}
  .hero-photo-note{justify-content:flex-start}
  .footer-top{grid-template-columns:minmax(0,1fr);gap:36px}
  .footer-cols{grid-template-columns:repeat(2,minmax(0,1fr))}
  .disclosure{text-align:left}
}

@media (max-width:720px){
  :root{--gut:18px;--r:20px;--r-lg:24px}
  body{font-size:16px}
  .section{padding-block:48px}
  .section-flush{padding-block:0 40px}
  .panel{padding:32px 22px}
  .grid{gap:16px}
  .g2,.g3,.g4{grid-template-columns:minmax(0,1fr)}
  .form-grid{grid-template-columns:minmax(0,1fr);gap:16px}
  .card{padding:24px 20px}
  .hero-shell{padding:0 var(--gut) 24px}
  .hero-inner{padding:48px 22px 150px}
  .stat-n{font-size:40px}
  .stat-card{min-height:0;gap:16px}
  .footer-cols{grid-template-columns:minmax(0,1fr);gap:26px}
  .head{gap:22px}
  .btn{width:100%}
  .row .btn{width:auto;flex:1 1 210px}
  .photo-label{font-size:11px;padding:8px 13px}
  .roster li{flex-direction:column;gap:4px}
  .roster li span:last-child{text-align:left}
  .site-header[data-open="true"] .header-menu{left:var(--gut);right:var(--gut)}
}

@media (prefers-reduced-motion:reduce){
  *{animation:none!important;transition:none!important;scroll-behavior:auto!important}
}

@media print{
  .site-header,.nav-toggle{display:none}
  body{background:#fff}
}