:root{--img-hero:url(/img/hero-bg.webp);--img-how:url(/img/how-bg.webp);--img-book:url(/img/book-bg.webp);--img-hero-multifamily:url(/img/hero-multifamily.webp);--img-hero-student:url(/img/hero-student.webp);--img-hero-hoa:url(/img/hero-hoa.webp);--img-hero-retail:url(/img/hero-retail.webp);--img-hero-office:url(/img/hero-office.webp);}
:root{
  --primary:#3D4F6B; --bg:#F5F0E8; --accent:#D97706; --accent-light:#F2A94F;
  --secondary:#8896AA; --muted:#566379; --dark:#1E2A3A; --white:#FFFFFF; --success:#2F7D5A; --green:#34AB53;
  --line:rgba(30,42,58,0.10);
}
*{box-sizing:border-box; margin:0; padding:0;}
html{scroll-behavior:smooth;}
body{font-family:'Inter',-apple-system,'Segoe UI',Roboto,sans-serif; color:var(--dark); background:var(--bg); line-height:1.5;}
h1,h2,h3{font-family:'Baloo 2','Inter',sans-serif; font-weight:600; line-height:1.15;}
.shell{max-width:1180px; margin:0 auto; padding:0 24px;}
a{color:inherit;}
section[id]{scroll-margin-top:72px;}
.eyebrow{color:var(--accent); font-weight:700; font-size:12.5px; letter-spacing:.05em; text-transform:uppercase; margin-bottom:10px;}

/* ---- Header ---- */
.site-header{position:sticky; top:0; z-index:50; background:rgba(245,240,232,0.96); backdrop-filter:saturate(1.4) blur(8px); -webkit-backdrop-filter:saturate(1.4) blur(8px); border-bottom:1px solid var(--line);}
.nav{display:flex; align-items:center; justify-content:space-between; gap:16px; padding-top:12px; padding-bottom:12px;}
.logo-link{display:inline-flex;}
.logo-img{height:34px; width:auto; display:block;}
.nav-links{display:flex; gap:28px; font-size:14px; font-weight:600; color:var(--primary);}
.nav-links a{color:inherit; text-decoration:none;}
.nav-links a:hover{color:var(--accent);}
.nav-cta{background:var(--accent); color:#fff; padding:10px 20px; border-radius:10px; font-weight:700; font-size:14px; text-decoration:none; white-space:nowrap;}
.nav-cta:hover{filter:brightness(1.06);}

/* ---- Buttons ---- */
.btn-primary{background:var(--accent); color:#fff; padding:14px 26px; border-radius:12px; font-weight:700; font-size:15px; display:inline-block; text-decoration:none; box-shadow:0 12px 24px -10px rgba(217,119,6,0.5);}
.btn-primary:hover{filter:brightness(1.06);}
.btn-ghost{background:#fff; color:var(--dark); padding:14px 26px; border-radius:12px; font-weight:700; font-size:15px; border:1.5px solid var(--line); display:inline-block; text-decoration:none;}

/* ---- Hero ---- */
.hero{padding:50px 0 0; position:relative; overflow:hidden;}
.section-bg{position:absolute; top:0; left:0; right:0; bottom:0; z-index:0; background-size:cover; background-position:center;}
.hero .section-bg{background-image:linear-gradient(rgba(30,42,58,0.82), rgba(30,42,58,0.82)), var(--img-hero);}
.hero-mf .section-bg{background-image:linear-gradient(rgba(30,42,58,0.76), rgba(30,42,58,0.76)), var(--img-hero-multifamily);}
.hero-sh .section-bg{background-image:linear-gradient(rgba(30,42,58,0.74), rgba(30,42,58,0.74)), var(--img-hero-student); background-position:center 50%;}
.hero-hoa .section-bg{background-image:linear-gradient(rgba(30,42,58,0.72), rgba(30,42,58,0.72)), var(--img-hero-hoa);}
.hero-retail .section-bg{background-image:linear-gradient(rgba(30,42,58,0.80), rgba(30,42,58,0.80)), var(--img-hero-retail);}
.hero-office .section-bg{background-image:linear-gradient(rgba(30,42,58,0.78), rgba(30,42,58,0.78)), var(--img-hero-office);}
.hero-grid{display:flex; gap:50px; align-items:flex-end; flex-wrap:wrap; position:relative; z-index:1;}
.hero-left{flex:1 1 460px; padding-bottom:56px;}
.hero-eyebrow{display:inline-block; background:var(--accent); color:#fff; font-weight:700; font-size:12.5px; padding:6px 14px; border-radius:20px; margin-bottom:18px;}
.hero h1{text-wrap:balance; font-size:38px; margin-bottom:16px; letter-spacing:-.01em; color:#fff;}
.hero h1 .hl{color:var(--accent);}
.hero p.sub{font-size:16.5px; color:#C7D0DB; line-height:1.65; max-width:540px; margin-bottom:28px;}
.hero-actions{display:flex; gap:12px; flex-wrap:wrap;}
.trust-line{font-size:13px; color:#B9C2CF; margin-top:14px;}
.hero-right{flex:1 1 380px; position:relative; display:flex; justify-content:center;}
.hero-hand-img{max-width:330px; width:100%; height:auto; filter:drop-shadow(0 30px 50px rgba(0,0,0,0.35));}
.hero-sub{padding-top:34px;}
.hero-sub h1{font-size:34px;}
.crumbs{font-size:12.5px; color:#B9C2CF; margin-bottom:14px;}
.crumbs a{color:#B9C2CF; text-decoration:none;}
.crumbs a:hover{text-decoration:underline;}

/* ---- Benefit strip ---- */
.benefit-strip{background:var(--dark); padding:44px 0;}
.benefit-grid{display:flex; gap:24px; flex-wrap:wrap;}
.benefit-item{flex:1 1 280px; display:flex; align-items:flex-start; gap:14px;}
.benefit-icon{width:46px; height:46px; border-radius:12px; flex:none; display:flex; align-items:center; justify-content:center; background:var(--accent);}
.benefit-item h3{color:#fff; font-size:16px; margin-bottom:4px;}
.benefit-item p{color:#B9C2CF; font-size:13.5px; line-height:1.5;}

/* ---- Sections ---- */
.section{padding:70px 0;}
.section-head{text-align:center; max-width:640px; margin:0 auto 40px;}
.section-head h2{font-size:30px; margin-bottom:10px;}
.section-head p{color:var(--muted); font-size:15px;}

/* ---- Who we serve (cards are links) ---- */
.serve-grid{display:flex; gap:16px; flex-wrap:wrap; justify-content:center;}
.serve-card{display:block; text-decoration:none; color:inherit; flex:1 1 190px; max-width:222px; background:#fff; border-radius:18px; padding:26px 20px; text-align:center; border:1.5px solid var(--line); transition:transform .15s ease, box-shadow .15s ease; position:relative; overflow:hidden;}
.serve-card::before{content:''; position:absolute; top:0; left:0; right:0; height:4px; background:linear-gradient(90deg, var(--accent), var(--green)); transform:scaleX(0); transform-origin:left; transition:transform .2s ease;}
.serve-card:hover{transform:translateY(-4px); box-shadow:0 20px 36px -18px rgba(30,42,58,0.25);}
.serve-card:hover::before{transform:scaleX(1);}
.serve-icon{width:56px; height:56px; border-radius:16px; margin:0 auto 14px; display:flex; align-items:center; justify-content:center; background:linear-gradient(135deg, var(--primary), #2A3A52); color:#fff;}
.serve-icon svg{width:26px; height:26px;}
.serve-card h3{font-size:16px; margin-bottom:6px;}
.serve-card p{font-size:12.8px; color:var(--muted); line-height:1.5; margin-bottom:12px;}
.serve-card .tap-hint{font-size:12px; color:var(--accent); font-weight:700;}

/* ---- How it works (dark photo section with the sign) ---- */
.photo-section{padding-bottom:0; position:relative; overflow:hidden;}
.photo-section .section-bg{background-image:linear-gradient(rgba(30,42,58,0.85), rgba(30,42,58,0.85)), var(--img-how);}
.photo-grid{display:flex; gap:50px; align-items:flex-end; flex-wrap:wrap-reverse; position:relative; z-index:1;}
.photo-illustration{flex:1 1 280px; display:flex; justify-content:center; align-self:flex-end;}
.sign-post-img{max-width:300px; width:100%; height:auto; display:block;}
.photo-copy{flex:1 1 420px; padding-bottom:70px;}
.photo-copy h2{font-size:28px; margin-bottom:14px; color:#fff;}
.steps-list{max-width:640px; margin:0 auto;}
.step-item{display:flex; gap:18px; align-items:flex-start; padding:16px 0; border-bottom:1px solid var(--line);}
.step-item:last-child{border-bottom:none;}
.step-num{flex:none; width:34px; height:34px; border-radius:50%; background:var(--accent); color:#fff; font-weight:700; font-size:15px; display:flex; align-items:center; justify-content:center;}
.step-text{font-size:15.5px; font-weight:600; color:var(--dark); padding-top:6px;}
.steps-list-dark{max-width:none; margin:0;}
.steps-list-dark .step-item{border-bottom-color:rgba(255,255,255,0.15); padding:13px 0;}
.steps-list-dark .step-text{color:#fff; font-size:15px;}

/* ---- Earn ---- */
.earn-section{background:#fff;}
.earn-grid{display:flex; gap:20px; flex-wrap:wrap;}
.earn-card{flex:1 1 260px; background:var(--bg); border-radius:18px; padding:26px; border:1.5px solid var(--line);}
.earn-card h3{font-size:19px; margin-bottom:8px;}
.earn-card p{font-size:14.5px; color:var(--muted); line-height:1.6;}
.earn-cta{text-align:center; margin-top:34px;}

/* ---- Support ---- */
.support-section{background:var(--bg);}
.support-grid{display:flex; gap:50px; align-items:center; flex-wrap:wrap;}
.support-copy{flex:1 1 400px;}
.support-list{list-style:none;}
.support-list li{display:flex; gap:16px; align-items:flex-start; margin-bottom:26px;}
.support-icon{width:42px; height:42px; border-radius:12px; flex:none; background:linear-gradient(135deg, var(--primary), #2A3A52); display:flex; align-items:center; justify-content:center;}
.support-icon svg{width:20px; height:20px;}
.support-list h3{font-size:16px; margin-bottom:4px;}
.support-list p{font-size:14px; color:var(--muted); line-height:1.55;}
.support-photo-card{flex:1 1 380px; max-width:480px; border-radius:20px; overflow:hidden; box-shadow:0 30px 60px -20px rgba(30,42,58,0.35);}
.support-photo-card img{width:100%; height:auto; display:block;}

/* ---- Property-type pages ---- */
.helps-section{background:#fff;}
.helps-grid{display:grid; grid-template-columns:repeat(auto-fit,minmax(290px,1fr)); gap:18px;}
.help-card{display:flex; gap:14px; align-items:flex-start; background:var(--bg); border:1.5px solid var(--line); border-radius:16px; padding:22px;}
.help-check{flex:none; width:28px; height:28px; border-radius:50%; background:rgba(52,171,83,0.16); color:var(--green); display:flex; align-items:center; justify-content:center;}
.help-card h3{font-size:16.5px; margin-bottom:5px;}
.help-card p{font-size:14px; color:var(--muted); line-height:1.6;}
.chips-row{display:flex; flex-wrap:wrap; gap:10px; align-items:center; justify-content:center; margin-top:36px; font-size:14px; color:var(--muted);}
.chip{background:#fff; border:1.5px solid var(--line); border-radius:999px; padding:8px 16px; font-weight:600; text-decoration:none; color:var(--dark);}
.chip:hover{border-color:var(--accent); color:var(--accent);}

/* ---- FAQ ---- */
.faq-section{background:var(--bg);}
.faq{max-width:820px; margin:0 auto;}
.faq-item{background:#fff; border:1.5px solid var(--line); border-radius:14px; margin-bottom:12px; overflow:hidden;}
.faq-item summary{cursor:pointer; list-style:none; padding:18px 22px; font-weight:700; font-size:16px; display:flex; justify-content:space-between; align-items:center; gap:16px;}
.faq-item summary::-webkit-details-marker{display:none;}
.faq-item summary::after{content:'+'; flex:none; width:26px; height:26px; border-radius:50%; background:var(--bg); color:var(--accent); display:flex; align-items:center; justify-content:center; font-size:18px; font-weight:700;}
.faq-item[open] summary::after{content:'\2013';}
.faq-a{padding:0 22px 20px;}
.faq-a p{color:var(--muted); font-size:15px; line-height:1.7;}

/* ---- Booking ---- */
.book-section{position:relative; overflow:hidden; background:var(--dark); color:#fff;}
.book-section .section-bg{background-image:linear-gradient(rgba(30,42,58,0.87), rgba(30,42,58,0.87)), var(--img-book);}
.book-section > .shell{position:relative; z-index:1;}
.book-grid{display:flex; gap:48px; align-items:stretch; flex-wrap:wrap;}
.book-copy{flex:1 1 340px; align-self:center;}
.book-copy h2{font-size:32px; color:#fff; margin-bottom:12px;}
.book-copy p{color:#C7D0DB; font-size:15.5px; line-height:1.65; margin-bottom:20px;}
.book-points{list-style:none; margin-bottom:28px;}
.book-points li{display:flex; align-items:center; gap:10px; font-weight:600; font-size:15px; margin-bottom:10px;}
.book-points li svg{flex:none; color:var(--green);}
.contact-label{color:#8896AA; font-size:12px; font-weight:700; text-transform:uppercase; letter-spacing:.04em; margin-bottom:6px;}
.contact-link{color:#fff; font-weight:700; font-size:16px; text-decoration:underline;}
.book-panel{flex:1 1 460px; background:#fff; color:var(--dark); border-radius:22px; overflow:hidden; min-height:440px; display:flex; flex-direction:column;}
.book-panel iframe{width:100%; flex:1; min-height:640px; border:0; display:block;}
.book-fallback{margin:auto; text-align:center; padding:36px 30px; max-width:430px;}
.cal-glyph{width:64px; height:64px; border-radius:18px; background:linear-gradient(135deg, var(--primary), #2A3A52); margin:0 auto 18px; display:flex; align-items:center; justify-content:center;}
.book-fallback h3{font-size:22px; margin-bottom:8px;}
.book-fallback p{color:var(--muted); font-size:15px; line-height:1.6; margin-bottom:22px;}
.book-mini{font-size:12px; color:var(--secondary); margin-top:12px;}
.book-mini-pad{padding:10px 16px; text-align:center;}
.preview-note{margin-top:18px; font-size:11.5px; color:var(--secondary); border:1px dashed var(--line); padding:7px 10px; border-radius:8px; line-height:1.45;}
.alt-form{margin-top:30px;}
.alt-form summary{cursor:pointer; color:#fff; font-weight:600; font-size:14.5px; text-decoration:underline; text-underline-offset:3px; list-style:none; text-align:center;}
.alt-form summary::-webkit-details-marker{display:none;}
.lead-form{max-width:640px; margin:18px auto 0; background:#fff; color:var(--dark); border-radius:22px; padding:30px; text-align:left;}
.lead-form .field-row{display:flex; gap:14px; flex-wrap:wrap;}
.fl{display:block; flex:1 1 220px; margin-bottom:16px;}
.fl span{display:block; font-size:12.5px; font-weight:700; margin-bottom:6px;}
.fl em{font-weight:400; font-style:normal; color:var(--secondary);}
.fl input, .fl select{width:100%; padding:11px 12px; border:1.5px solid var(--line); border-radius:10px; font-size:14px; font-family:inherit; color:var(--dark); background:#fff;}
.fl input::placeholder{color:#A9B2BE;}
.form-submit{width:100%; margin-top:6px; background:var(--accent); color:#fff; border:none; padding:14px; border-radius:12px; font-weight:700; font-size:15px; cursor:pointer; font-family:inherit;}
.form-submit:disabled{opacity:0.6; cursor:default;}
.form-msg{margin-top:12px; font-size:13.5px; font-weight:600; text-align:center;}
.form-msg.error{color:#C0392B;}
.form-msg.success{color:var(--green);}

/* ---- Footer ---- */
footer{background:var(--bg); text-align:center; padding:40px 24px;}
footer .logo-link{margin:0 auto 14px;}
footer .logo-img{height:28px; width:auto;}
.footer-links{font-size:13px; margin:0 0 12px; color:var(--primary); line-height:1.9;}
.footer-links a{text-decoration:none; font-weight:600;}
.footer-links a:hover{color:var(--accent);}
.footer-attribution{font-size:11.5px; color:var(--muted); margin-top:6px;}
.footer-attribution a{color:inherit;}

/* ---- Floating book button (phones) ---- */
.sticky-cta{display:none;}

@media (max-width:760px){
  .nav-links{display:none;}
  .hero h1{font-size:30px;}
  .hero-sub h1{font-size:28px;}
  .book-copy h2{font-size:27px;}
  .section{padding:54px 0;}
  body{padding-bottom:84px;}
  .sticky-cta{display:flex; position:fixed; left:14px; right:14px; bottom:calc(14px + env(safe-area-inset-bottom, 0px)); z-index:60; background:var(--accent); color:#fff; font-weight:800; font-size:16px; padding:15px; border-radius:14px; align-items:center; justify-content:center; text-decoration:none; box-shadow:0 14px 30px -10px rgba(217,119,6,0.65);}
  body.book-visible .sticky-cta{display:none;}
}

/* How it works: the sign stands on the bottom edge on every screen size */
.photo-section{padding-bottom:0}
.photo-illustration{align-self:flex-start}

/* ---- Demo request form (replaces the calendar embed) ---- */
.book-panel .lead-form{max-width:none; margin:0; border-radius:0; padding:32px;}
.form-title{font-size:23px; margin-bottom:6px;}
.form-sub{color:var(--muted); font-size:14.5px; line-height:1.55; margin-bottom:22px;}
.fl textarea{width:100%; padding:11px 12px; border:1.5px solid var(--line); border-radius:10px; font-size:14px; font-family:inherit; color:var(--dark); background:#fff; resize:vertical; min-height:84px; line-height:1.5;}
.fl textarea::placeholder{color:#A9B2BE;}
.fl input:focus, .fl select:focus, .fl textarea:focus{outline:2px solid var(--accent); outline-offset:1px; border-color:var(--accent);}
.fl.invalid input, .fl.invalid select, .fl.invalid textarea{border-color:#C0392B;}
.hp{position:absolute; left:-9999px; top:auto; width:1px; height:1px; overflow:hidden;}
.form-done{margin:auto; text-align:center; padding:56px 32px; max-width:440px;}
.form-done[hidden], .lead-form[hidden]{display:none;}
.done-tick{width:54px; height:54px; border-radius:50%; background:rgba(52,171,83,0.12); color:var(--green); display:flex; align-items:center; justify-content:center; margin:0 auto 16px;}
.form-done h3{font-size:24px; margin-bottom:8px;}
.form-done p{color:var(--muted); font-size:15px; line-height:1.6;}
.form-done a{color:var(--primary); font-weight:700;}
@media (max-width:600px){ .book-panel .lead-form{padding:24px 20px;} }