:root {
  --ink: #102231;
  --muted: #5d6d78;
  --paper: #f7f5ef;
  --white: #ffffff;
  --sand: #d7bd8b;
  --sand-deep: #a97f3f;
  --teal: #0f5f67;
  --line: rgba(16, 34, 49, 0.14);
  --shadow: 0 24px 70px rgba(16, 34, 49, 0.12);
  --max: 1200px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Arial, Helvetica, sans-serif;
  line-height: 1.6;
}

a {
  color: inherit;
}

.skip-link {
  position: fixed;
  top: 0.75rem;
  left: 0.75rem;
  z-index: 100;
  padding: 0.75rem 1rem;
  color: var(--white);
  background: var(--ink);
  transform: translateY(-180%);
}

.skip-link:focus {
  transform: translateY(0);
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  border-bottom: 1px solid var(--line);
  background: color-mix(in srgb, var(--paper) 92%, transparent);
  backdrop-filter: blur(16px);
}

.site-header__inner,
.site-footer__inner {
  width: min(calc(100% - 2rem), var(--max));
  margin: 0 auto;
}

.site-header__inner {
  display: flex;
  min-height: 5rem;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
}

.wordmark {
  display: inline-flex;
  flex: 0 0 auto;
  align-items: center;
  text-decoration: none;
}

.wordmark__image {
  display: block;
  width: 9.4rem;
  height: auto;
}

.primary-nav {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-end;
  gap: 0.25rem 1.2rem;
}

.primary-nav a {
  padding: 0.45rem 0;
  text-decoration: none;
  font-size: 0.92rem;
  font-weight: 650;
}

.primary-nav a:hover,
.primary-nav a:focus-visible {
  color: var(--teal);
}

.primary-nav a[aria-current="page"] {
  color: var(--teal);
  text-decoration: underline;
  text-decoration-color: var(--sand-deep);
  text-decoration-thickness: 2px;
  text-underline-offset: 0.45rem;
}

.menu-toggle {
  display: none;
}

.hero {
  display: grid;
  width: min(calc(100% - 2rem), var(--max));
  min-height: 670px;
  margin: 0 auto;
  grid-template-columns: minmax(0, 1.35fr) minmax(300px, 0.65fr);
  align-items: center;
  gap: clamp(2rem, 7vw, 7rem);
  padding: 5rem 0;
}

.hero h1 {
  max-width: 820px;
  margin: 0.4rem 0 1.5rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(3.2rem, 7vw, 6.8rem);
  font-weight: 500;
  line-height: 0.95;
  letter-spacing: -0.055em;
}

.hero__lead {
  max-width: 680px;
  color: var(--muted);
  font-size: clamp(1.08rem, 2vw, 1.35rem);
}

.eyebrow {
  margin: 0;
  color: var(--sand-deep);
  font-size: 0.76rem;
  font-weight: 800;
  letter-spacing: 0.17em;
  text-transform: uppercase;
}

.hero__panel {
  position: relative;
  overflow: hidden;
  min-height: 420px;
  padding: 3rem;
  color: var(--white);
  background:
    radial-gradient(
      circle at 90% 10%,
      rgba(215, 189, 139, 0.42),
      transparent 34%
    ),
    linear-gradient(145deg, #123947, #0a202a);
  box-shadow: var(--shadow);
}

.hero__panel::after {
  position: absolute;
  right: -7rem;
  bottom: -7rem;
  width: 19rem;
  height: 19rem;
  border: 1px solid rgba(255, 255, 255, 0.28);
  border-radius: 50%;
  content: "";
}

.hero__panel h2 {
  max-width: 320px;
  margin: 7rem 0 1rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 2.4rem;
  font-weight: 500;
  line-height: 1.05;
}

.hero__panel p {
  max-width: 330px;
  color: rgba(255, 255, 255, 0.74);
}

.hero__signal {
  display: inline-grid;
  width: 4.5rem;
  height: 4.5rem;
  place-items: center;
  border: 1px solid rgba(255, 255, 255, 0.48);
  border-radius: 50%;
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.14em;
}

.button-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.9rem;
  margin-top: 2rem;
}

.button {
  display: inline-flex;
  min-height: 3.1rem;
  align-items: center;
  justify-content: center;
  padding: 0.75rem 1.35rem;
  border: 1px solid var(--ink);
  text-decoration: none;
  font-size: 0.9rem;
  font-weight: 750;
}

.button--primary {
  color: var(--white);
  background: var(--ink);
}

.button--ghost {
  background: transparent;
}

.button--light {
  border-color: var(--white);
  color: var(--ink);
  background: var(--white);
}

.button:hover,
.button:focus-visible {
  transform: translateY(-2px);
}

.section {
  width: min(calc(100% - 2rem), var(--max));
  margin: 0 auto;
  padding: 6rem 0;
}

.section h2 {
  margin: 0.4rem 0 1.5rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.3rem, 4vw, 4.2rem);
  font-weight: 500;
  line-height: 1.02;
  letter-spacing: -0.04em;
}

.section--intro {
  border-top: 1px solid var(--line);
}

.intent-grid,
.property-grid {
  display: grid;
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.intent-grid {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.intent-card {
  min-height: 260px;
  padding: 2rem;
  text-decoration: none;
  background: var(--paper);
}

.intent-card:hover,
.intent-card:focus-visible {
  background: var(--white);
}

.intent-card span {
  color: var(--sand-deep);
  font-size: 0.75rem;
  font-weight: 800;
}

.intent-card h3 {
  margin: 4rem 0 0.6rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 2rem;
  font-weight: 500;
}

.intent-card p,
.section-heading > p,
.property-card p,
.content-page__lead {
  color: var(--muted);
}

.section-heading {
  display: grid;
  grid-template-columns: 1fr 0.65fr;
  align-items: end;
  gap: 3rem;
  margin-bottom: 2rem;
}

.property-grid {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.property-card {
  display: flex;
  flex-direction: column;
  min-height: 330px;
  padding: 2rem;
  background: var(--white);
}

.property-card__meta,
.property-card__facts {
  display: flex;
  flex-wrap: wrap;
  gap: 0.7rem 1rem;
  font-size: 0.78rem;
  font-weight: 750;
  letter-spacing: 0.05em;
  text-transform: uppercase;
}

.property-card__meta {
  color: var(--teal);
}

.property-card h3 {
  margin: 4.5rem 0 0.4rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.7rem;
  font-weight: 500;
}

.property-card__price {
  margin: 1.4rem 0;
  color: var(--ink) !important;
  font-size: 1.15rem;
  font-weight: 750;
}

.property-card .text-link {
  margin-top: auto;
  padding-top: 1.5rem;
}

.text-link {
  width: fit-content;
  color: var(--teal);
  font-size: 0.88rem;
  font-weight: 800;
  text-decoration-thickness: 1px;
  text-underline-offset: 0.3em;
}

.text-link:hover,
.text-link:focus-visible {
  color: var(--sand-deep);
}

.nia-promo {
  display: grid;
  grid-template-columns: 1fr 0.75fr auto;
  align-items: center;
  gap: 3rem;
  width: min(calc(100% - 2rem), var(--max));
  margin-bottom: 6rem;
  padding: clamp(2.5rem, 6vw, 5rem);
  color: var(--white);
  background: var(--teal);
}

.nia-promo .eyebrow,
.nia-promo p {
  color: rgba(255, 255, 255, 0.74);
}

.nia-promo h2 {
  font-size: clamp(2rem, 4vw, 3.5rem);
}

.content-page {
  width: min(calc(100% - 2rem), 920px);
  min-height: 620px;
  margin: 0 auto;
  padding: 7rem 0;
}

.content-page h1 {
  margin: 0.4rem 0 1.5rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(3rem, 7vw, 6.2rem);
  font-weight: 500;
  line-height: 0.98;
  letter-spacing: -0.05em;
}

.content-page__lead {
  max-width: 700px;
  font-size: 1.25rem;
}

.listing-hero,
.detail-hero,
.article-header {
  width: min(calc(100% - 2rem), var(--max));
  margin: 0 auto;
}

.listing-hero {
  max-width: 980px;
  padding: 7rem 0 3rem;
  text-align: center;
}

.listing-hero h1,
.detail-hero h1,
.article-header h1 {
  margin: 0.5rem 0 1.5rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(3rem, 7vw, 6rem);
  font-weight: 500;
  line-height: 0.98;
  letter-spacing: -0.05em;
}

.listing-hero > p:last-child {
  max-width: 720px;
  margin-right: auto;
  margin-left: auto;
  color: var(--muted);
  font-size: 1.2rem;
}

.listing-section {
  padding-top: 3rem;
}

.property-filters {
  display: grid;
  grid-template-columns: 1.5fr repeat(3, minmax(150px, 0.7fr));
  gap: 1px;
  margin-bottom: 1.2rem;
  border: 1px solid var(--line);
  background: var(--line);
}

.property-filters label {
  display: grid;
  gap: 0.45rem;
  padding: 1rem;
  color: var(--muted);
  background: var(--white);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.07em;
  text-transform: uppercase;
}

.property-filters input,
.property-filters select {
  width: 100%;
  min-height: 2.8rem;
  padding: 0.55rem 0.65rem;
  border: 1px solid var(--line);
  border-radius: 0;
  color: var(--ink);
  background: var(--paper);
  font: inherit;
  font-size: 0.88rem;
  font-weight: 500;
  letter-spacing: 0;
  text-transform: none;
}

.results-toolbar {
  display: flex;
  min-height: 3rem;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  color: var(--muted);
  font-size: 0.85rem;
}

.filter-reset {
  padding: 0;
  border: 0;
  color: var(--teal);
  background: transparent;
  cursor: pointer;
  font: inherit;
  font-weight: 800;
  text-decoration: underline;
  text-underline-offset: 0.25em;
}

.detail-hero {
  display: grid;
  grid-template-columns: minmax(0, 1.15fr) minmax(320px, 0.55fr);
  align-items: end;
  gap: clamp(3rem, 8vw, 8rem);
  padding: 7rem 0;
}

.detail-hero__lead,
.article-header__excerpt {
  max-width: 700px;
  color: var(--muted);
  font-size: 1.2rem;
}

.fact-panel {
  margin: 0;
  padding: 2rem;
  color: var(--white);
  background: var(--teal);
  box-shadow: var(--shadow);
}

.fact-panel > div {
  display: flex;
  justify-content: space-between;
  gap: 2rem;
  padding: 0.85rem 0;
  border-bottom: 1px solid rgba(255, 255, 255, 0.2);
}

.fact-panel > div:last-child {
  border-bottom: 0;
}

.fact-panel dt {
  color: rgba(255, 255, 255, 0.7);
}

.fact-panel dd {
  margin: 0;
  font-weight: 750;
  text-align: right;
}

.detail-copy,
.nia-rules {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(3rem, 8vw, 8rem);
}

.detail-copy {
  border-top: 1px solid var(--line);
}

.detail-copy > div:last-child > p:first-child {
  margin-top: 0;
}

.detail-copy .button {
  margin-top: 1rem;
}

.editorial-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  border-top: 1px solid var(--line);
}

.editorial-card {
  position: relative;
  min-height: 380px;
  padding: 2.2rem;
  border-right: 1px solid var(--line);
}

.editorial-card:last-child {
  border-right: 0;
}

.editorial-card__number {
  display: block;
  margin-bottom: 5rem;
  color: var(--sand-deep);
  font-size: 0.8rem;
  font-weight: 800;
}

.editorial-card h3,
.article-card h3,
.form-success h2,
.nia-rules h2 {
  margin: 0.45rem 0 1rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 2rem;
  font-weight: 500;
  line-height: 1.08;
}

.editorial-card > p:not(.eyebrow),
.article-card > div > p:not(.eyebrow) {
  color: var(--muted);
}

.editorial-card .text-link {
  position: absolute;
  bottom: 2rem;
}

.plain-list {
  margin: 1.2rem 0;
  padding: 0;
  list-style: none;
}

.plain-list li {
  padding: 0.7rem 0;
  border-bottom: 1px solid currentColor;
}

.review-note,
.citation,
.form-note {
  color: var(--muted);
  font-size: 0.78rem;
}

.fact-panel .eyebrow,
.fact-panel .review-note {
  color: rgba(255, 255, 255, 0.72);
}

.empty-state {
  padding: 3rem;
  border: 1px solid var(--line);
  color: var(--muted);
  background: var(--white);
}

.empty-state h3 {
  margin: 0 0 0.4rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.6rem;
  font-weight: 500;
}

.empty-state p {
  color: var(--muted);
}

.return-link {
  display: block;
  margin-top: 3rem;
}

.article-list {
  border-top: 1px solid var(--line);
}

.article-card {
  display: grid;
  grid-template-columns: minmax(0, 1fr) 240px;
  gap: 4rem;
  padding: 2.5rem 0;
  border-bottom: 1px solid var(--line);
}

.article-card__meta {
  display: flex;
  align-items: flex-start;
  flex-direction: column;
  gap: 0.55rem;
  color: var(--muted);
  font-size: 0.82rem;
}

.article-card__meta .text-link {
  margin-top: auto;
}

.article-page {
  padding-bottom: 6rem;
}

.article-header {
  max-width: 960px;
  padding: 7rem 0 4rem;
}

.article-byline {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem 1.5rem;
  margin-top: 2rem;
  color: var(--muted);
  font-size: 0.82rem;
}

.article-body {
  width: min(calc(100% - 2rem), 760px);
  margin: 0 auto;
  padding-top: 3rem;
  border-top: 1px solid var(--line);
}

.article-body section {
  margin-bottom: 3rem;
}

.article-body h2 {
  margin-bottom: 0.7rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 2rem;
  font-weight: 500;
}

.nia-demo {
  max-width: 740px;
  margin-top: 3rem;
  padding: 1.5rem;
  border: 1px solid var(--line);
  background: var(--white);
}

.nia-demo__heading {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  padding-bottom: 1.3rem;
  border-bottom: 1px solid var(--line);
  color: var(--muted);
  font-size: 0.8rem;
}

.nia-status {
  padding: 0.35rem 0.65rem;
  color: var(--teal);
  background: rgba(15, 95, 103, 0.1);
  font-weight: 800;
}

.nia-message {
  max-width: 82%;
  margin-top: 1.3rem;
  padding: 1rem 1.2rem;
}

.nia-message--user {
  margin-left: auto;
  color: var(--white);
  background: var(--ink);
}

.nia-message--assistant {
  background: var(--paper);
}

.nia-message--assistant p:last-child {
  margin-bottom: 0;
}

.nia-rules {
  margin-top: 4rem;
}

.nia-rules article {
  padding-top: 2rem;
  border-top: 1px solid var(--line);
}

.contact-form,
.form-success {
  margin-top: 3rem;
  padding: clamp(1.5rem, 4vw, 3rem);
  border: 1px solid var(--line);
  background: var(--white);
}

.field-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.2rem;
}

.contact-form label {
  display: grid;
  gap: 0.45rem;
  margin-bottom: 1.2rem;
  font-size: 0.83rem;
  font-weight: 750;
}

.contact-form input,
.contact-form select,
.contact-form textarea {
  width: 100%;
  min-height: 3rem;
  padding: 0.7rem 0.8rem;
  border: 1px solid var(--line);
  border-radius: 0;
  color: var(--ink);
  background: var(--paper);
  font: inherit;
}

.contact-form textarea {
  resize: vertical;
}

.contact-form .consent-field {
  display: grid;
  grid-template-columns: auto 1fr;
  align-items: start;
  font-weight: 500;
}

.about-statement {
  display: grid;
  grid-template-columns: 0.45fr 1fr;
  gap: 3rem;
  margin-top: 5rem;
  padding: 3rem 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.about-statement > p:last-child {
  margin: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.7rem, 3vw, 2.5rem);
  line-height: 1.2;
}

.about-principles {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  margin-top: 4rem;
  border: 1px solid var(--line);
  background: var(--line);
}

.about-principles article {
  min-height: 300px;
  padding: 1.8rem;
  background: var(--white);
}

.about-principles span {
  color: var(--sand-deep);
  font-size: 0.75rem;
  font-weight: 800;
}

.about-principles h2,
.about-boundary h2 {
  margin: 5rem 0 0.8rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.7rem;
  font-weight: 500;
  line-height: 1.08;
}

.about-principles p,
.about-boundary > div:last-child > p {
  color: var(--muted);
}

.about-boundary {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4rem;
  margin-top: 5rem;
  padding: clamp(2rem, 5vw, 4rem);
  color: var(--white);
  background: var(--teal);
}

.about-boundary .eyebrow,
.about-boundary > div:last-child > p {
  color: rgba(255, 255, 255, 0.74);
}

.about-boundary h2 {
  margin-top: 0.5rem;
  font-size: 2.3rem;
}

.home-editorial,
.home-journal {
  border-top: 1px solid var(--line);
}

.consent-field input {
  width: 1rem;
  min-height: 1rem;
  margin-top: 0.35rem;
}

.boundary-note {
  margin-top: 3rem;
  padding: 1.5rem;
  border-left: 4px solid var(--sand-deep);
  background: var(--white);
}

.site-footer {
  color: rgba(255, 255, 255, 0.78);
  background: var(--ink);
}

.site-footer__inner {
  display: grid;
  grid-template-columns: 0.8fr 1.2fr;
  gap: clamp(3rem, 9vw, 9rem);
  padding: 4rem 0;
}

.site-footer__links {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 3rem;
}

.site-footer h2 {
  margin: 0 0 1rem;
  color: var(--white);
  font-size: 0.72rem;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.site-footer nav {
  display: flex;
  align-items: flex-start;
  flex-direction: column;
  gap: 0.65rem;
}

.site-footer a {
  text-decoration: none;
}

.site-footer a:hover,
.site-footer a:focus-visible {
  color: var(--sand);
}

.site-footer span[aria-disabled="true"] {
  opacity: 0.58;
}

.site-footer__logo {
  display: block;
  width: 7.8rem;
  height: auto;
}

:focus-visible {
  outline: 3px solid #f1c56e;
  outline-offset: 4px;
}

@media (max-width: 900px) {
  .site-header__inner {
    display: grid;
    min-height: 4.8rem;
    grid-template-columns: 1fr auto;
    gap: 0.8rem 1.5rem;
    padding: 0.7rem 0;
  }

  .wordmark__image {
    width: 8.4rem;
  }

  .menu-toggle {
    display: inline-flex;
    min-height: 2.8rem;
    align-items: center;
    gap: 0.8rem;
    padding: 0.55rem 0.75rem;
    border: 1px solid var(--line);
    color: var(--ink);
    background: transparent;
    cursor: pointer;
    font: inherit;
    font-size: 0.78rem;
    font-weight: 800;
    letter-spacing: 0.08em;
    text-transform: uppercase;
  }

  .menu-toggle__icon {
    display: grid;
    width: 1rem;
    gap: 0.3rem;
  }

  .menu-toggle__icon i {
    display: block;
    height: 1px;
    background: currentColor;
  }

  .primary-nav {
    display: none;
    width: 100%;
    grid-column: 1 / -1;
    align-items: stretch;
    flex-direction: column;
    justify-content: flex-start;
    gap: 0;
    padding-top: 0.5rem;
    border-top: 1px solid var(--line);
  }

  .primary-nav[data-open="true"] {
    display: flex;
  }

  .primary-nav a {
    padding: 0.72rem 0;
    border-bottom: 1px solid var(--line);
  }

  .primary-nav a:last-child {
    border-bottom: 0;
  }

  .hero,
  .section-heading,
  .nia-promo,
  .detail-hero,
  .detail-copy,
  .nia-rules {
    grid-template-columns: 1fr;
  }

  .hero {
    min-height: auto;
    padding-top: 4rem;
  }

  .intent-grid,
  .property-grid,
  .editorial-grid,
  .about-principles {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .property-filters {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 600px) {
  .hero h1 {
    font-size: 3.4rem;
  }

  .hero__panel {
    min-height: 360px;
    padding: 2rem;
  }

  .intent-grid,
  .property-grid,
  .editorial-grid,
  .article-card,
  .field-grid,
  .property-filters,
  .about-principles,
  .about-statement,
  .about-boundary,
  .site-footer__links,
  .site-footer__inner {
    grid-template-columns: 1fr;
  }

  .section {
    padding: 4rem 0;
  }

  .editorial-card {
    border-right: 0;
    border-bottom: 1px solid var(--line);
  }

  .article-card {
    gap: 1.5rem;
  }

  .article-card__meta .text-link {
    margin-top: 1rem;
  }
}

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