:root {
  --ink: #090A0A;
  --charcoal: #3D3E36;
  --cream: #E0D5CB;
  --cream-soft: #F3EEE9;
  --white: #FFFFFF;
  --serif: Charter, "Bitstream Charter", "Charis SIL", Georgia, serif;
  --sans: Carlito, Calibri, "Segoe UI", system-ui, sans-serif;
}

* { box-sizing: border-box; }
html { font-size: 19px; scroll-behavior: smooth; scroll-padding-top: 90px; }
body { margin: 0; background: var(--white); color: var(--ink); font-family: var(--sans); font-size: 1rem; line-height: 1.55; }
img { max-width: 100%; height: auto; display: block; }
a { color: inherit; }
h1, h2 { font-family: var(--serif); font-weight: normal; line-height: 1.15; margin: 0 0 .5em; }
h1 { font-size: clamp(1.75rem, 4vw, 2.6rem); text-wrap: balance; }
h2 { font-size: clamp(1.5rem, 2.8vw, 1.95rem); text-wrap: balance; }
h3 { font-size: 1.05rem; margin: 0 0 .3em; }
p { margin: 0 0 1em; }

.wrap { max-width: 1120px; margin: 0 auto; padding: 0 16px; }
@media (min-width: 700px) { .wrap { padding: 0 32px; } }

.kicker, .label { font-size: .78rem; text-transform: uppercase; letter-spacing: .14em; color: var(--charcoal); font-weight: 700; margin: 0 0 .8em; }
.intro { max-width: 680px; font-size: 1.05rem; }

/* Buttons */
.btn { display: inline-block; background: var(--ink); color: var(--white); text-decoration: none; padding: .75em 1.4em; border: 1px solid var(--ink); border-radius: 2px; font: 700 .95rem var(--sans); letter-spacing: .04em; cursor: pointer; }
.btn:hover { background: var(--charcoal); border-color: var(--charcoal); }
.btn-ghost { background: transparent; color: var(--ink); }
.btn-ghost:hover { background: var(--ink); color: var(--white); }
.btn-sm { padding: .5em 1em; font-size: .85rem; }

/* Header */
.site-header { position: sticky; top: 0; z-index: 10; background: rgba(255,255,255,.96); border-bottom: 1px solid #e8e4df; }
.header-inner { display: flex; align-items: center; justify-content: space-between; height: 76px; }
.logo img { height: 52px; width: auto; }
.nav { display: flex; align-items: center; gap: 22px; font-size: .95rem; }
.nav a:not(.btn) { text-decoration: none; }
.nav a:not(.btn):hover { text-decoration: underline; }
@media (max-width: 560px) { .nav a:not(.btn) { display: none; } }

/* Hero */
.hero { padding: 56px 0 64px; }
.hero-inner { display: grid; gap: 40px; align-items: center; }
@media (min-width: 860px) { .hero-inner { grid-template-columns: 1.25fr 1fr; gap: 64px; } }
.lede { font-size: 1.15rem; max-width: 560px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin: 1.6em 0 1em; }
.hero-phone { font-size: .95rem; color: var(--charcoal); }
.hero-photo img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; object-position: 50% 25%; border-radius: 3px; }

/* Stats band */
.band { background: var(--cream); padding: 36px 0; }
.stats { display: grid; gap: 24px; grid-template-columns: repeat(auto-fit, minmax(200px, 1fr)); text-align: center; }
.big { display: block; font-family: var(--serif); font-size: 2.4rem; line-height: 1.1; }
.stat small { display: block; font-size: .8rem; text-transform: uppercase; letter-spacing: .08em; color: var(--charcoal); margin-top: 6px; }

/* Sections */
.section { padding: 80px 0; }
.section-alt { background: var(--cream-soft); }
.two-col { display: grid; gap: 48px; align-items: start; }
@media (min-width: 860px) { .two-col { grid-template-columns: 1fr 1fr; gap: 72px; } }

.decisions { list-style: none; counter-reset: d; padding: 0; margin: 40px 0; display: grid; gap: 28px 40px; }
@media (min-width: 760px) { .decisions { grid-template-columns: 1fr 1fr; } }
.decisions li { counter-increment: d; border-top: 1px solid var(--ink); padding-top: 14px; }
.decisions li::before { content: counter(d); font-family: var(--serif); font-size: 1.6rem; display: block; margin-bottom: 4px; }
.decisions p { margin: 0; }

.plan { border-left: 3px solid var(--ink); padding: 4px 0 4px 20px; margin: 0 0 36px; max-width: 720px; }
.plan ul { margin: 0; padding-left: 1.1em; }
.plan li { margin-bottom: .3em; }

.callout { background: var(--white); padding: 28px; border-top: 3px solid var(--ink); }
.steps { margin: 0; padding-left: 1.2em; }
.steps li { margin-bottom: .7em; }

/* Team */
.team { display: grid; gap: 48px; margin-top: 40px; }
@media (min-width: 860px) { .team { grid-template-columns: 1fr 1fr; } }
.person { display: grid; grid-template-columns: 140px 1fr; gap: 24px; align-items: start; }
@media (max-width: 480px) { .person { grid-template-columns: 1fr; } }
.headshot { width: 140px; aspect-ratio: 1; object-fit: cover; border-radius: 50%; }
.person h3 { font-family: var(--serif); font-weight: normal; font-size: 1.5rem; margin: 0; }
.role { font-size: .8rem; text-transform: uppercase; letter-spacing: .1em; color: var(--charcoal); margin-bottom: .8em; }

/* Contact */
.contact-block { font-style: normal; margin-top: 24px; line-height: 1.6; }
.form { background: var(--white); padding: 28px; border-top: 3px solid var(--ink); display: grid; gap: 16px; }
.form label { display: grid; gap: 6px; font-size: .9rem; font-weight: 700; }
.form input, .form select, .form textarea { font: 400 1rem var(--sans); padding: .65em .75em; border: 1px solid #bdb7ae; border-radius: 2px; background: var(--white); color: var(--ink); width: 100%; }
.form input:focus, .form select:focus, .form textarea:focus { outline: 2px solid var(--ink); outline-offset: 1px; }
.form .row { display: grid; gap: 16px; }
@media (min-width: 560px) { .form .row { grid-template-columns: 1fr 1fr; } }
.form .btn { justify-self: start; }
.hidden { display: none; }

/* Footer */
.site-footer { background: var(--ink); color: #d8d4cf; padding: 56px 0 40px; font-size: .9rem; }
.footer-inner { display: grid; gap: 36px; }
@media (min-width: 760px) { .footer-inner { grid-template-columns: 1fr 1.4fr; align-items: end; } }
.footer-logo { height: 70px; width: auto; }
.tagline { font-family: var(--serif); font-size: 1.1rem; margin-top: 14px; color: var(--white); }
.kw-logo { height: 30px; width: auto; margin-bottom: 14px; }
.fine { font-size: .78rem; color: #a9a49d; margin: 0; }

/* Simple pages */
.simple { min-height: 60vh; display: grid; place-items: center; text-align: center; padding: 80px 16px; }
.form select { appearance: none; -webkit-appearance: none; padding-right: 2.2em; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23090A0A' stroke-width='1.6'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right .8em center; }

/* Reviews */
.quotes { display: grid; gap: 28px; margin-top: 36px; }
@media (min-width: 760px) { .quotes { grid-template-columns: 1fr 1fr; gap: 36px 48px; } }
@media (min-width: 1040px) { .quotes { grid-template-columns: 1fr 1fr 1fr; } }
.quote { margin: 0; border-top: 1px solid var(--ink); padding-top: 18px; display: flex; flex-direction: column; justify-content: space-between; }
.quote blockquote { margin: 0 0 16px; font-family: var(--serif); font-size: 1.05rem; line-height: 1.5; }
.quote figcaption { font-weight: 700; font-size: .9rem; }
.quote figcaption span { display: block; font-weight: 400; font-size: .75rem; text-transform: uppercase; letter-spacing: .08em; color: var(--charcoal); margin-top: 2px; }

/* Recent sales */
.sales { display: grid; gap: 20px; margin-top: 32px; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); }
.sale { background: var(--white); border-top: 3px solid var(--ink); display: flex; flex-direction: column; }
.sale-body { padding: 18px 22px 22px; }
.sale-photo { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; display: block; }
.sale-photo-empty { background: var(--cream); display: grid; place-items: center; }
.sale-photo-empty img { width: 56px; height: auto; opacity: .35; }
.sale-city { margin: 0 0 10px; color: var(--charcoal); }
.sale-note { margin: 0; font-size: .92rem; border-top: 1px solid #e3ddd6; padding-top: 10px; }
.sale-tag { display: inline-block; background: var(--cream); font-size: .7rem; font-weight: 700; text-transform: uppercase; letter-spacing: .12em; padding: 3px 8px; margin-bottom: 12px; }
.sale h3 { font-family: var(--serif); font-weight: normal; font-size: 1.2rem; margin-bottom: 2px; }

/* Areas */
.areas { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: 1fr 1fr; gap: 0 24px; }
.areas li { border-bottom: 1px solid #d9d3cc; padding: 12px 0; font-family: var(--serif); font-size: 1.1rem; }

/* Form on a white section */
.section:not(.section-alt) .form { border: 1px solid #d9d3cc; border-top: 3px solid var(--ink); }

/* Call and text */
.nav-phone { font-weight: 700; letter-spacing: .02em; }
.contact-bar { position: fixed; left: 0; right: 0; bottom: 0; z-index: 20; display: grid; grid-template-columns: 1fr 1fr; gap: 8px; padding: 10px 16px calc(10px + env(safe-area-inset-bottom)); background: rgba(255,255,255,.97); border-top: 1px solid #e8e4df; }
.contact-bar-btn { display: block; text-align: center; padding: .8em 0; background: var(--ink); color: var(--white); text-decoration: none; font-weight: 700; letter-spacing: .04em; border-radius: 2px; }
.contact-bar-btn + .contact-bar-btn { background: var(--white); color: var(--ink); border: 1px solid var(--ink); }
@media (max-width: 859px) {
  .nav-phone { display: none; }
  body { padding-bottom: calc(76px + env(safe-area-inset-bottom)); }
}
@media (min-width: 860px) {
  .contact-bar { display: none; }
}

/* Consent checkbox */
.form label.check { display: flex; gap: 10px; align-items: flex-start; font-weight: 400; font-size: .82rem; line-height: 1.45; color: var(--charcoal); }
.form label.check input { width: auto; margin: 3px 0 0; flex: none; accent-color: var(--ink); }

/* Thank-you page */
.thanks-actions { display: flex; flex-wrap: wrap; justify-content: center; gap: 12px; margin: 28px 0 20px; }
.thanks-actions .btn { min-width: 140px; }
.simple .intro { margin: 0 auto; }

/* Privacy policy */
.legal { max-width: 760px; }
.legal h2 { margin-top: 1.8em; font-size: 1.5rem; }
.legal h3 { margin-top: 1.2em; }
.legal ul { padding-left: 1.2em; }
.legal li { margin-bottom: .4em; }
.updated { color: var(--charcoal); font-size: .9rem; }
.fine a { color: inherit; }
.stats-source { text-align: center; font-size: .72rem; color: var(--charcoal); margin: 22px auto 0; }

/* FAQ */
.faq { margin-top: 32px; max-width: 820px; border-top: 1px solid var(--ink); }
.faq-item { border-bottom: 1px solid #d9d3cc; }
.faq-item summary { cursor: pointer; list-style: none; padding: 18px 40px 18px 0; position: relative; font-family: var(--serif); font-size: 1.2rem; line-height: 1.35; }
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item summary::after { content: "+"; position: absolute; right: 4px; top: 14px; font-family: var(--sans); font-size: 1.6rem; color: var(--charcoal); }
.faq-item[open] summary::after { content: "\2212"; }
.faq-item summary:focus-visible { outline: 2px solid var(--ink); outline-offset: 2px; }
.faq-item p { margin: 0 0 20px; max-width: 700px; }


/* Closing day carousel */
.closings-head { display: flex; justify-content: space-between; align-items: flex-end; gap: 16px; }
.car-nav { display: none; gap: 8px; margin-bottom: .5em; }
@media (min-width: 760px) { .car-nav { display: flex; } }
.car-btn { width: 44px; height: 44px; border: 1px solid var(--ink); background: var(--white); color: var(--ink); font-size: 1.2rem; cursor: pointer; border-radius: 2px; }
.car-btn:hover { background: var(--ink); color: var(--white); }
.car-btn:focus-visible { outline: 2px solid var(--ink); outline-offset: 2px; }
.closings { display: flex; gap: 20px; margin-top: 24px; overflow-x: auto; scroll-snap-type: x mandatory; scroll-behavior: smooth; padding-bottom: 12px; scrollbar-width: thin; }
.closings:focus-visible { outline: 2px solid var(--ink); outline-offset: 4px; }
.closing { flex: 0 0 85%; scroll-snap-align: start; margin: 0; background: var(--white); display: flex; flex-direction: column; }
@media (min-width: 600px) { .closing { flex-basis: calc((100% - 20px) / 2); } }
@media (min-width: 960px) { .closing { flex-basis: calc((100% - 40px) / 3); } }
.closing img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; object-position: 50% 35%; display: block; }
.closing figcaption { padding: 12px 16px 16px; font-size: .95rem; line-height: 1.4; }
.closing-cta { justify-content: center; align-items: flex-start; gap: 18px; padding: 28px; text-decoration: none; color: var(--ink); border-top: 3px solid var(--ink); }
.closing-cta-title { font-family: var(--serif); font-size: 1.5rem; line-height: 1.25; }
@media (prefers-reduced-motion: reduce) { .closings { scroll-behavior: auto; } }
.section:not(.section-alt) .sale { border: 1px solid #e3ddd6; border-top: 3px solid var(--ink); }
.closing figcaption strong { font-weight: 700; }
.closing figcaption .with { display: block; font-size: .82rem; color: var(--charcoal); margin-top: 2px; }
.closing-quote { display: block; margin-top: 10px; padding-top: 10px; border-top: 1px solid #e3ddd6; font-family: var(--serif); font-size: .98rem; line-height: 1.4; }

/* Trusted pros */
.vendor-cat { margin-top: 44px; }
.vendor-cat h2 { border-bottom: 1px solid var(--ink); padding-bottom: 8px; }
.vendors { display: grid; gap: 20px; margin-top: 20px; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); }
.vendor { background: var(--cream-soft); border-top: 3px solid var(--ink); padding: 20px 22px; display: flex; flex-direction: column; gap: 6px; }
.vendor h3 { font-family: var(--serif); font-weight: normal; font-size: 1.3rem; margin: 0; }
.vendor-co { margin: 0; color: var(--charcoal); font-size: .95rem; }
.vendor-note { margin: 6px 0 0; font-size: .95rem; }
.vendor-links { margin: auto 0 0; padding-top: 10px; font-size: .95rem; }
.vendor-cta { margin-top: 56px; padding-top: 28px; border-top: 1px solid #d9d3cc; }
.muted-link { font-size: .95rem; color: var(--charcoal); margin-top: 4px; }