/* =====================================================================
   Becca's Land Consulting — stylesheet
   Palette: deep forest green + warm ochre on a bone paper base
   ===================================================================== */

:root {
  --forest-900: #16281f;
  --forest-800: #1e3529;
  --forest-700: #274735;
  --forest-600: #2f5a3d;
  --forest-500: #3d7350;
  --forest-100: #e3ece5;
  --forest-050: #f1f6f2;

  --ochre-600: #a76a1f;
  --ochre-500: #c88a33;
  --ochre-200: #f0dfc4;
  --ochre-100: #f8eeda;

  --clay-500: #a4553a;
  --clay-100: #f6e6e0;

  --bone: #fbf9f4;
  --bone-dark: #f2eee4;
  --paper: #ffffff;

  --ink-900: #1b1f1c;
  --ink-700: #3a423c;
  --ink-500: #5c665e;
  --ink-400: #7a847c;

  --line: #e2e0d6;
  --line-dark: #cfcdc1;

  --radius-sm: 6px;
  --radius: 12px;
  --radius-lg: 20px;

  --shadow-sm: 0 1px 2px rgba(22, 40, 31, .06), 0 2px 6px rgba(22, 40, 31, .05);
  --shadow: 0 4px 12px rgba(22, 40, 31, .07), 0 12px 28px rgba(22, 40, 31, .06);
  --shadow-lg: 0 8px 24px rgba(22, 40, 31, .10), 0 24px 56px rgba(22, 40, 31, .10);

  --font-display: "Fraunces", Georgia, "Times New Roman", serif;
  --font-body: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Helvetica, Arial, sans-serif;

  --wrap: 1180px;
}

/* ---------- reset ---------- */
*, *::before, *::after { box-sizing: border-box; }

html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }

body {
  margin: 0;
  background: var(--bone);
  color: var(--ink-700);
  font-family: var(--font-body);
  font-size: 17px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; display: block; }

h1, h2, h3, h4 {
  font-family: var(--font-display);
  color: var(--forest-900);
  line-height: 1.15;
  margin: 0 0 .6em;
  font-weight: 600;
  letter-spacing: -0.01em;
}

h1 { font-size: clamp(2.1rem, 4.6vw, 3.5rem); font-weight: 700; }
h2 { font-size: clamp(1.6rem, 3vw, 2.3rem); }
h3 { font-size: 1.2rem; }
h4 { font-size: 1rem; letter-spacing: 0; }

p { margin: 0 0 1.1em; }

a { color: var(--forest-600); text-decoration: none; }
a:hover { color: var(--forest-800); text-decoration: underline; text-underline-offset: 3px; }

ul, ol { margin: 0 0 1.1em; padding-left: 1.2em; }

code {
  font-family: ui-monospace, SFMono-Regular, Menlo, Consolas, monospace;
  font-size: .87em;
  background: var(--bone-dark);
  border: 1px solid var(--line);
  border-radius: 4px;
  padding: .12em .4em;
  color: var(--forest-800);
}

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 24px; }

.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0;
}

.skip {
  position: absolute; left: -9999px; top: 0; z-index: 999;
  background: var(--forest-900); color: #fff; padding: 12px 18px; border-radius: 0 0 var(--radius-sm) 0;
}
.skip:focus { left: 0; }

:focus-visible {
  outline: 2px solid var(--ochre-600);
  outline-offset: 3px;
  border-radius: 3px;
}

/* ---------- eyebrow / lede ---------- */
.eyebrow {
  font-family: var(--font-body);
  font-size: .78rem;
  font-weight: 600;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--ochre-600);
  margin: 0 0 .9em;
}

.lede { font-size: 1.08rem; color: var(--ink-500); max-width: 62ch; }

/* ---------- header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 100;
  background: rgba(251, 249, 244, .92);
  backdrop-filter: saturate(180%) blur(12px);
  -webkit-backdrop-filter: saturate(180%) blur(12px);
  border-bottom: 1px solid var(--line);
}

.header-inner {
  display: flex; align-items: center; justify-content: space-between;
  gap: 24px; min-height: 76px;
}

.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; }
.brand:hover { text-decoration: none; }

.brand-mark {
  width: 42px; height: 42px; flex: none;
  color: var(--forest-600);
  background: var(--forest-050);
  border: 1px solid var(--forest-100);
  border-radius: 11px;
  display: grid; place-items: center; padding: 7px;
}
.brand-mark svg { width: 100%; height: 100%; }

.brand-text { display: flex; flex-direction: column; line-height: 1.2; }
.brand-text strong {
  font-family: var(--font-display);
  font-size: 1.06rem; font-weight: 700; color: var(--forest-900);
}
.brand-text em {
  font-style: normal; font-size: .7rem; letter-spacing: .07em;
  text-transform: uppercase; color: var(--ink-400); margin-top: 3px;
}

.site-nav ul {
  display: flex; align-items: center; gap: 4px;
  list-style: none; margin: 0; padding: 0;
}
.site-nav a {
  display: block; padding: 9px 13px; border-radius: var(--radius-sm);
  font-size: .93rem; font-weight: 500; color: var(--ink-700); text-decoration: none;
}
.site-nav a:hover { background: var(--forest-050); color: var(--forest-800); text-decoration: none; }
.site-nav a[aria-current="page"] { color: var(--forest-800); background: var(--forest-100); }

.nav-cta {
  background: var(--forest-700) !important;
  color: #fff !important;
  margin-left: 8px;
  padding: 10px 18px !important;
}
.nav-cta:hover { background: var(--forest-900) !important; }

.nav-toggle {
  display: none;
  width: 44px; height: 44px;
  background: transparent; border: 1px solid var(--line-dark); border-radius: var(--radius-sm);
  cursor: pointer; padding: 0; position: relative;
}
.nav-toggle-bar, .nav-toggle-bar::before, .nav-toggle-bar::after {
  position: absolute; left: 50%; width: 20px; height: 2px; background: var(--forest-800);
  border-radius: 2px; transform: translateX(-50%);
}
.nav-toggle-bar { top: 50%; margin-top: -1px; }
.nav-toggle-bar::before { content: ""; top: -6px; left: 0; transform: none; }
.nav-toggle-bar::after { content: ""; top: 6px; left: 0; transform: none; }
.nav-toggle[aria-expanded="true"] .nav-toggle-bar { background: transparent; }
.nav-toggle[aria-expanded="true"] .nav-toggle-bar::before { top: 0; transform: rotate(45deg); }
.nav-toggle[aria-expanded="true"] .nav-toggle-bar::after { top: 0; transform: rotate(-45deg); }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  font-family: var(--font-body); font-size: .95rem; font-weight: 600;
  padding: 13px 24px; border-radius: var(--radius-sm);
  border: 1px solid transparent; cursor: pointer;
  text-decoration: none; transition: background .16s ease, color .16s ease, border-color .16s ease, transform .16s ease;
  line-height: 1;
}
.btn:hover { text-decoration: none; }
.btn:active { transform: translateY(1px); }

.btn-primary { background: var(--forest-700); color: #fff; }
.btn-primary:hover { background: var(--forest-900); color: #fff; }

.btn-ghost { background: transparent; color: var(--forest-800); border-color: var(--line-dark); }
.btn-ghost:hover { background: var(--forest-050); border-color: var(--forest-500); color: var(--forest-800); }

.btn-ghost-light { background: transparent; color: #fff; border-color: rgba(255,255,255,.4); }
.btn-ghost-light:hover { background: rgba(255,255,255,.12); border-color: #fff; color: #fff; }

.btn-small { font-size: .86rem; padding: 9px 15px; }
.btn-wide { width: 100%; }

/* ---------- hero ---------- */
.hero {
  position: relative;
  background: var(--forest-900);
  color: #fff;
  overflow: hidden;
  padding: 96px 0 84px;
}
.hero-media {
  position: absolute; inset: 0;
  background:
    radial-gradient(1100px 520px at 78% 18%, rgba(200, 138, 51, .34), transparent 62%),
    radial-gradient(900px 620px at 12% 92%, rgba(47, 90, 61, .85), transparent 68%),
    linear-gradient(168deg, #12211a 0%, #1e3529 52%, #26412f 100%);
}
.hero-media::after {
  content: "";
  position: absolute; inset: 0;
  background-image:
    repeating-linear-gradient(115deg, rgba(255,255,255,.028) 0 1px, transparent 1px 46px);
  opacity: .9;
}
.hero-inner { position: relative; z-index: 2; max-width: 860px; }
.hero h1 { color: #fff; max-width: 20ch; }
.hero .eyebrow { color: var(--ochre-500); }
.hero-lede {
  font-size: 1.12rem; color: rgba(255,255,255,.82);
  max-width: 60ch; margin-bottom: 2em;
}
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; margin-bottom: 3.2em; }
.hero .btn-primary { background: var(--ochre-500); color: #23180a; }
.hero .btn-primary:hover { background: #fff; color: var(--forest-900); }

.hero-stats {
  display: flex; flex-wrap: wrap; gap: 48px;
  list-style: none; margin: 0; padding: 28px 0 0;
  border-top: 1px solid rgba(255,255,255,.16);
}
.hero-stats li { display: flex; flex-direction: column; }
.hero-stats strong {
  font-family: var(--font-display); font-size: 1.35rem; font-weight: 600; color: #fff;
}
.hero-stats span { font-size: .86rem; color: rgba(255,255,255,.6); }

/* ---------- page hero (inner pages) ---------- */
.page-hero {
  background: var(--forest-050);
  border-bottom: 1px solid var(--line);
  padding: 68px 0 60px;
}
.page-hero h1 { max-width: 22ch; }
.page-hero .lede { font-size: 1.1rem; }

/* ---------- sections ---------- */
.section { padding: 84px 0; }
.section-alt { background: var(--bone-dark); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }

.section-head { max-width: 68ch; margin-bottom: 48px; }
.section-head .lede { margin-bottom: 0; }

.grid { display: grid; gap: 24px; }
.grid-2 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.grid-3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }

/* ---------- cards ---------- */
.card {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 30px 28px 32px;
  box-shadow: var(--shadow-sm);
  transition: transform .18s ease, box-shadow .18s ease, border-color .18s ease;
}
.card:hover { transform: translateY(-3px); box-shadow: var(--shadow); border-color: var(--line-dark); }
.card h3 { margin-bottom: .5em; }
.card p:last-child { margin-bottom: 0; color: var(--ink-500); font-size: .97rem; }

.card-icon {
  width: 44px; height: 44px; margin-bottom: 18px;
  border-radius: 10px;
  background: var(--forest-050);
  border: 1px solid var(--forest-100);
  color: var(--forest-600);
  display: grid; place-items: center;
}
.card-icon svg { width: 22px; height: 22px; }

.card-accent {
  background: linear-gradient(160deg, var(--ochre-100) 0%, var(--paper) 70%);
  border-color: var(--ochre-200);
}
.card-accent .card-icon { background: #fff; border-color: var(--ochre-200); color: var(--ochre-600); }

/* ---------- panels ---------- */
.panel {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 26px 26px 28px;
}
.panel h3 { font-size: 1.1rem; }
.panel h4 {
  font-family: var(--font-body); font-size: .78rem; font-weight: 700;
  letter-spacing: .1em; text-transform: uppercase; color: var(--ink-400); margin-bottom: 1em;
}
.panel p:last-child, .panel ul:last-child, .panel ol:last-child { margin-bottom: 0; }
.panel-warn { background: var(--clay-100); border-color: #e6cec4; }
.panel-warn h4 { color: var(--clay-500); }

/* ---------- ticks ---------- */
.ticks { list-style: none; padding: 0; margin: 0 0 1.1em; }
.ticks li {
  position: relative; padding-left: 28px; margin-bottom: .55em;
  font-size: .97rem; color: var(--ink-700);
}
.ticks li::before {
  content: ""; position: absolute; left: 4px; top: .48em;
  width: 7px; height: 12px;
  border-right: 2px solid var(--forest-500);
  border-bottom: 2px solid var(--forest-500);
  transform: rotate(42deg);
}
.card-accent .ticks li::before,
.panel-warn .ticks li::before { border-color: var(--ochre-600); }

/* ---------- steps (home) ---------- */
.steps {
  list-style: none; margin: 0; padding: 0;
  display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 22px;
  counter-reset: step;
}
.steps li {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 28px 24px 30px;
  position: relative;
}
.step-num {
  font-family: var(--font-display); font-size: 1.7rem; font-weight: 700;
  color: var(--ochre-500); display: block; margin-bottom: 12px; line-height: 1;
}
.steps h3 { font-size: 1.08rem; margin-bottom: .5em; }
.steps p:last-child { margin-bottom: 0; font-size: .95rem; color: var(--ink-500); }

/* ---------- timeline (process page) ---------- */
.timeline { list-style: none; margin: 0; padding: 0; position: relative; }
.timeline::before {
  content: ""; position: absolute; left: 27px; top: 14px; bottom: 14px;
  width: 2px; background: var(--line-dark);
}
.timeline-item { display: grid; grid-template-columns: 56px 1fr; gap: 30px; padding-bottom: 48px; }
.timeline-item:last-child { padding-bottom: 0; }
.timeline-marker {
  position: relative; z-index: 2;
  width: 56px; height: 56px; border-radius: 50%;
  background: var(--forest-700); color: #fff;
  display: grid; place-items: center;
  font-family: var(--font-display); font-weight: 600; font-size: 1.02rem;
  border: 4px solid var(--bone);
  box-shadow: var(--shadow-sm);
}
.timeline-body {
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 32px 32px 34px; box-shadow: var(--shadow-sm);
}
.timeline-body h2 { font-size: 1.65rem; margin-bottom: .25em; }
.timeline-body .eyebrow { margin-bottom: .5em; }
.stage-time {
  font-size: .82rem; font-weight: 600; letter-spacing: .06em; text-transform: uppercase;
  color: var(--ink-400); margin-bottom: 1.3em;
}
.stage-out {
  margin: 1.4em 0 0; padding-top: 1.2em; border-top: 1px solid var(--line);
  font-size: .97rem; color: var(--forest-800); font-weight: 500;
}

/* ---------- service rows ---------- */
.service-row {
  display: grid; grid-template-columns: minmax(0, 1.9fr) minmax(0, 1fr); gap: 46px;
  padding: 52px 0; border-bottom: 1px solid var(--line);
}
.service-row:first-child { padding-top: 0; }
.service-row:last-child { border-bottom: 0; padding-bottom: 0; }
.service-copy h2 { margin-bottom: .5em; }
.service-copy .eyebrow { margin-bottom: .7em; }
.service-copy .ticks { margin-bottom: 0; }

.service-aside {
  background: var(--forest-050);
  border: 1px solid var(--forest-100);
  border-radius: var(--radius);
  padding: 26px 24px;
  align-self: start;
}
.service-aside h4 {
  font-family: var(--font-body); font-size: .76rem; font-weight: 700;
  letter-spacing: .1em; text-transform: uppercase; color: var(--forest-600); margin-bottom: .9em;
}
.service-aside p { font-size: .95rem; margin-bottom: 1em; }
.aside-meta {
  font-size: .87rem !important; color: var(--ink-500) !important;
  padding-top: .9em; border-top: 1px solid var(--forest-100); margin-bottom: 0 !important;
}
.aside-meta strong { color: var(--forest-800); }

.service-row-accent .service-aside { background: var(--ochre-100); border-color: var(--ochre-200); }
.service-row-accent .service-aside h4 { color: var(--ochre-600); }
.service-row-accent .aside-meta { border-top-color: var(--ochre-200); }

/* ---------- quotes ---------- */
.quote {
  margin: 0; background: var(--paper); border: 1px solid var(--line);
  border-radius: var(--radius); padding: 30px 28px;
  display: flex; flex-direction: column; justify-content: space-between;
  box-shadow: var(--shadow-sm);
}
.quote p { font-family: var(--font-display); font-size: 1.06rem; line-height: 1.5; color: var(--forest-900); }
.quote p::before { content: "\201C"; color: var(--ochre-500); font-size: 1.6em; line-height: 0; vertical-align: -.28em; margin-right: 2px; }
.quote p::after { content: "\201D"; color: var(--ochre-500); }
.quote footer { display: flex; flex-direction: column; margin-top: 18px; padding-top: 16px; border-top: 1px solid var(--line); }
.quote footer strong { font-size: .93rem; color: var(--forest-800); }
.quote footer span { font-size: .84rem; color: var(--ink-400); }

/* ---------- about ---------- */
.about-grid { display: grid; grid-template-columns: minmax(0, 1.8fr) minmax(0, 1fr); gap: 52px; align-items: start; }
.about-copy h2:not(:first-child) { margin-top: 1.6em; }
.about-aside { display: grid; gap: 20px; }
.about-aside .ticks li { font-size: .93rem; }

/* ---------- contact ---------- */
.contact-grid { display: grid; grid-template-columns: minmax(0, 1.5fr) minmax(0, 1fr); gap: 48px; align-items: start; }
.contact-aside { display: grid; gap: 20px; }

.contact-form-wrap {
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 38px 36px 34px; box-shadow: var(--shadow-sm);
}
.form-intro { color: var(--ink-500); font-size: .97rem; }

.field-row { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 20px; }
.field { margin-bottom: 20px; display: flex; flex-direction: column; }
.field label {
  font-size: .84rem; font-weight: 600; color: var(--forest-800);
  margin-bottom: 7px; letter-spacing: .01em;
}
.field input, .field select, .field textarea {
  font-family: var(--font-body); font-size: .97rem; color: var(--ink-900);
  background: var(--bone);
  border: 1px solid var(--line-dark); border-radius: var(--radius-sm);
  padding: 12px 14px; width: 100%;
  transition: border-color .16s ease, background .16s ease;
}
.field textarea { resize: vertical; line-height: 1.55; }
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--forest-500); background: #fff;
  box-shadow: 0 0 0 3px rgba(61, 115, 80, .14);
}
.field input:invalid:not(:placeholder-shown) { border-color: var(--clay-500); }
.field select { appearance: none; background-image: linear-gradient(45deg, transparent 50%, var(--ink-500) 50%), linear-gradient(135deg, var(--ink-500) 50%, transparent 50%); background-position: calc(100% - 19px) 50%, calc(100% - 14px) 50%; background-size: 5px 5px, 5px 5px; background-repeat: no-repeat; padding-right: 40px; }

.field-check { flex-direction: row; align-items: flex-start; gap: 11px; margin-bottom: 24px; }
.field-check input { width: 18px; height: 18px; flex: none; margin-top: 3px; accent-color: var(--forest-600); }
.field-check label { font-weight: 400; font-size: .92rem; color: var(--ink-500); margin: 0; }

.form-status { margin: 16px 0 0; font-size: .93rem; font-weight: 500; }
.form-status.is-ok { color: var(--forest-600); }
.form-status.is-err { color: var(--clay-500); }
.form-note {
  margin: 24px 0 0; padding-top: 18px; border-top: 1px dashed var(--line-dark);
  font-size: .85rem; color: var(--ink-400);
}
.form-note strong { color: var(--ink-500); }

.contact-list { list-style: none; padding: 0; margin: 0; }
.contact-list li { display: flex; flex-direction: column; margin-bottom: 14px; }
.contact-list li:last-child { margin-bottom: 0; }
.contact-list span { font-size: .78rem; letter-spacing: .06em; text-transform: uppercase; color: var(--ink-400); }
.contact-list a { font-size: 1.02rem; font-weight: 500; color: var(--forest-700); }

.mini-steps { padding-left: 1.1em; margin: 0; font-size: .94rem; }
.mini-steps li { margin-bottom: .5em; }

/* ---------- filters ---------- */
.notice {
  background: var(--ochre-100); border: 1px solid var(--ochre-200);
  border-left: 4px solid var(--ochre-500);
  border-radius: var(--radius-sm);
  padding: 16px 20px; margin-bottom: 30px; font-size: .93rem; color: var(--ink-700);
}
.notice strong { color: var(--ochre-600); }

.filters {
  display: grid;
  grid-template-columns: minmax(180px, 1.6fr) repeat(4, minmax(130px, 1fr)) auto;
  gap: 16px;
  align-items: end;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 22px 22px 20px;
  box-shadow: var(--shadow-sm);
}
.filter-field { display: flex; flex-direction: column; }
.filter-field label {
  font-size: .76rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase;
  color: var(--ink-400); margin-bottom: 7px;
}
.filter-field input, .filter-field select {
  font-family: var(--font-body); font-size: .93rem; color: var(--ink-900);
  background: var(--bone); border: 1px solid var(--line-dark); border-radius: var(--radius-sm);
  padding: 11px 13px; width: 100%;
}
.filter-field select {
  appearance: none;
  background-image: linear-gradient(45deg, transparent 50%, var(--ink-500) 50%), linear-gradient(135deg, var(--ink-500) 50%, transparent 50%);
  background-position: calc(100% - 18px) 50%, calc(100% - 13px) 50%;
  background-size: 5px 5px, 5px 5px; background-repeat: no-repeat; padding-right: 36px;
}
.filter-field input:focus, .filter-field select:focus {
  outline: none; border-color: var(--forest-500); background: #fff;
  box-shadow: 0 0 0 3px rgba(61, 115, 80, .14);
}
.filter-actions { display: flex; align-items: end; }

.results-count {
  font-size: .9rem; color: var(--ink-500); margin: 22px 0 20px;
}
.results-count strong { color: var(--forest-800); }

/* ---------- listing cards ---------- */
.listings-grid {
  display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 26px;
}

.listing {
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius);
  overflow: hidden; display: flex; flex-direction: column;
  box-shadow: var(--shadow-sm);
  transition: transform .18s ease, box-shadow .18s ease, border-color .18s ease;
}
.listing:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); border-color: var(--line-dark); }

.listing-media {
  position: relative; aspect-ratio: 16 / 10;
  background: linear-gradient(160deg, var(--forest-600), var(--forest-900));
  display: grid; place-items: center;
}
.listing-media::after {
  content: "";
  position: absolute; inset: 0;
  background-image: repeating-linear-gradient(120deg, rgba(255,255,255,.05) 0 1px, transparent 1px 30px);
}
.media-acres {
  position: relative; z-index: 1;
  font-family: var(--font-display); font-size: 2.3rem; font-weight: 700; color: #fff;
  line-height: 1; text-align: center;
}
.media-acres small { display: block; font-size: .74rem; font-family: var(--font-body); font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: rgba(255,255,255,.7); margin-top: 8px; }

.listing-status {
  position: absolute; top: 14px; left: 14px; z-index: 2;
  font-size: .7rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase;
  padding: 6px 11px; border-radius: 100px;
  background: rgba(255,255,255,.94); color: var(--forest-800);
}
.status-new { background: var(--ochre-500); color: #23180a; }
.status-under-contract { background: #3a423c; color: #fff; }
.status-sold { background: rgba(255,255,255,.9); color: var(--clay-500); }

.listing-body { padding: 22px 22px 24px; display: flex; flex-direction: column; flex: 1; }
.listing-loc {
  font-size: .8rem; font-weight: 600; letter-spacing: .07em; text-transform: uppercase;
  color: var(--ochre-600); margin: 0 0 .5em;
}
.listing-title { font-size: 1.14rem; margin-bottom: .45em; }
.listing-title a { color: inherit; } 
.listing-price {
  font-family: var(--font-display); font-size: 1.35rem; font-weight: 700;
  color: var(--forest-900); margin: 0 0 .7em;
}
.listing-price span { font-family: var(--font-body); font-size: .84rem; font-weight: 500; color: var(--ink-400); }

.listing-summary { font-size: .94rem; color: var(--ink-500); margin-bottom: 1em; }

.listing-tags { display: flex; flex-wrap: wrap; gap: 7px; list-style: none; padding: 0; margin: 0 0 1.2em; }
.listing-tags li {
  font-size: .76rem; font-weight: 600; letter-spacing: .03em;
  background: var(--forest-050); color: var(--forest-600);
  border: 1px solid var(--forest-100);
  padding: 5px 10px; border-radius: 100px;
}

.listing-meta {
  margin-top: auto; padding-top: 16px; border-top: 1px solid var(--line);
  font-size: .82rem; color: var(--ink-400);
  display: flex; justify-content: space-between; gap: 10px; flex-wrap: wrap;
}

.empty-state {
  text-align: center; padding: 72px 24px;
  background: var(--paper); border: 1px dashed var(--line-dark); border-radius: var(--radius);
}
.empty-state h3 { margin-bottom: .4em; }
.empty-state p { color: var(--ink-500); max-width: 48ch; margin: 0 auto 1.6em; }

.center-cta { text-align: center; margin: 42px 0 0; }

/* ---------- CTA band ---------- */
.cta-band { background: var(--forest-900); color: #fff; padding: 68px 0; position: relative; overflow: hidden; }
.cta-band::before {
  content: ""; position: absolute; inset: 0;
  background: radial-gradient(760px 380px at 84% 22%, rgba(200,138,51,.28), transparent 66%);
}
.cta-inner {
  position: relative; z-index: 1;
  display: flex; align-items: center; justify-content: space-between; gap: 40px; flex-wrap: wrap;
}
.cta-inner h2 { color: #fff; margin-bottom: .35em; max-width: 24ch; }
.cta-inner p { color: rgba(255,255,255,.78); margin: 0; max-width: 56ch; }
.cta-actions { display: flex; gap: 14px; flex-wrap: wrap; }
.cta-actions .btn-primary { background: var(--ochre-500); color: #23180a; }
.cta-actions .btn-primary:hover { background: #fff; color: var(--forest-900); }

/* ---------- footer ---------- */
.site-footer { background: var(--bone-dark); border-top: 1px solid var(--line); padding: 60px 0 26px; }
.footer-grid { display: grid; grid-template-columns: 2fr 1fr 1fr; gap: 40px; padding-bottom: 40px; }
.footer-brand { font-family: var(--font-display); font-size: 1.15rem; font-weight: 700; color: var(--forest-900); margin-bottom: .5em; }
.footer-note { font-size: .93rem; color: var(--ink-500); max-width: 44ch; margin: 0; }
.site-footer h4 {
  font-family: var(--font-body); font-size: .76rem; font-weight: 700;
  letter-spacing: .1em; text-transform: uppercase; color: var(--ink-400); margin-bottom: 1em;
}
.site-footer ul { list-style: none; padding: 0; margin: 0; }
.site-footer li { margin-bottom: .55em; font-size: .93rem; }
.site-footer a { color: var(--ink-700); }
.site-footer a:hover { color: var(--forest-800); }
.placeholder-note { font-size: .78rem; color: var(--clay-500); margin: .9em 0 0; }
.footer-bottom {
  display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap;
  border-top: 1px solid var(--line); padding-top: 24px;
}
.footer-bottom p { font-size: .82rem; color: var(--ink-400); margin: 0; }


/* ---------- listings source note ---------- */
.source-note {
  display: inline-flex; align-items: center; gap: 8px;
  font-size: .84rem; font-weight: 500;
  padding: 8px 14px; border-radius: 100px;
  margin: 0 0 22px;
  border: 1px solid var(--line-dark);
  background: var(--paper);
  color: var(--ink-500);
}
.source-note-live { background: var(--forest-050); border-color: var(--forest-100); color: var(--forest-600); }
.source-note-sample { background: var(--ochre-100); border-color: var(--ochre-200); color: var(--ochre-600); }
.source-note-fallback { background: var(--clay-100); border-color: #e6cec4; color: var(--clay-500); }
.source-note strong { color: inherit; }

/* ---------- listing detail modal ---------- */
.listing-title a { text-decoration: none; }
.listing-title a:hover { text-decoration: underline; }

.modal-backdrop {
  position: fixed; inset: 0; z-index: 1000;
  background: rgba(22, 40, 31, .55);
  backdrop-filter: blur(3px); -webkit-backdrop-filter: blur(3px);
  display: grid; place-items: center; padding: 24px;
}
.modal {
  background: var(--paper); border-radius: var(--radius-lg);
  max-width: 720px; width: 100%; max-height: 88vh; overflow-y: auto;
  box-shadow: var(--shadow-lg); position: relative;
}
.modal-close {
  position: absolute; top: 16px; right: 16px; z-index: 2;
  width: 38px; height: 38px; border-radius: 50%;
  background: rgba(255,255,255,.94); border: 1px solid var(--line);
  font-size: 1.3rem; line-height: 1; cursor: pointer; color: var(--ink-700);
}
.modal-close:hover { background: #fff; border-color: var(--line-dark); }
.modal-head {
  background: linear-gradient(160deg, var(--forest-600), var(--forest-900));
  color: #fff; padding: 34px 32px 30px;
}
.modal-head .listing-loc { color: var(--ochre-500); }
.modal-head h2 { color: #fff; margin-bottom: .3em; font-size: 1.7rem; }
.modal-head .listing-price { color: #fff; margin: 0; }
.modal-body { padding: 28px 32px 34px; }
.detail-grid {
  display: grid; grid-template-columns: repeat(2, minmax(0,1fr));
  gap: 1px; background: var(--line); border: 1px solid var(--line);
  border-radius: var(--radius); overflow: hidden; margin: 0 0 26px;
}
.detail-grid div { background: var(--paper); padding: 14px 18px; }
.detail-grid dt {
  font-size: .74rem; font-weight: 700; letter-spacing: .08em;
  text-transform: uppercase; color: var(--ink-400); margin-bottom: 4px;
}
.detail-grid dd { margin: 0; font-size: .97rem; color: var(--forest-900); font-weight: 500; }
.detail-yes { color: var(--forest-600); }
.detail-no { color: var(--ink-400); }
.modal-actions { display: flex; gap: 12px; flex-wrap: wrap; margin-top: 26px; }
@media (max-width: 620px) {
  .detail-grid { grid-template-columns: 1fr; }
  .modal-head, .modal-body { padding-left: 22px; padding-right: 22px; }
  .modal-actions .btn { width: 100%; }
}

/* ---------- responsive ---------- */
@media (max-width: 1080px) {
  .steps { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .listings-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .filters { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .filter-search { grid-column: 1 / -1; }
}

@media (max-width: 900px) {
  body { font-size: 16px; }

  .nav-toggle { display: block; }
  .site-nav {
    position: absolute; left: 0; right: 0; top: 100%;
    background: var(--bone); border-bottom: 1px solid var(--line);
    box-shadow: var(--shadow);
    display: none; padding: 12px 24px 20px;
  }
  .site-nav.is-open { display: block; }
  .site-nav ul { flex-direction: column; align-items: stretch; gap: 2px; }
  .site-nav a { padding: 12px 14px; font-size: .98rem; }
  .nav-cta { margin: 10px 0 0; text-align: center; }

  .hero { padding: 68px 0 60px; }
  .hero-stats { gap: 30px; }
  .section { padding: 60px 0; }
  .page-hero { padding: 48px 0 44px; }

  .service-row, .about-grid, .contact-grid { grid-template-columns: 1fr; gap: 28px; }
  .service-row { padding: 40px 0; }

  .timeline::before { left: 21px; }
  .timeline-item { grid-template-columns: 44px 1fr; gap: 20px; }
  .timeline-marker { width: 44px; height: 44px; font-size: .9rem; border-width: 3px; }
  .timeline-body { padding: 26px 24px 28px; }

  .footer-grid { grid-template-columns: 1fr 1fr; gap: 30px; }
}

@media (max-width: 620px) {
  .wrap { padding: 0 18px; }
  .steps { grid-template-columns: 1fr; }
  .grid-2, .grid-3 { grid-template-columns: 1fr; }
  .listings-grid { grid-template-columns: 1fr; }
  .filters { grid-template-columns: 1fr 1fr; }
  .filter-search, .filter-actions { grid-column: 1 / -1; }
  .filter-actions .btn { width: 100%; }
  .field-row { grid-template-columns: 1fr; gap: 0; }
  .contact-form-wrap { padding: 28px 22px 26px; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-bottom { flex-direction: column; gap: 8px; }
  .hero-actions .btn, .cta-actions .btn { width: 100%; }
  .cta-inner { flex-direction: column; align-items: flex-start; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; }
}

@media print {
  .site-header, .cta-band, .nav-toggle, .hero-actions { display: none; }
  body { background: #fff; font-size: 12pt; }
  .section, .page-hero { padding: 0 0 18pt; }
}