:root {
  --navy-950: #071426;
  --navy-900: #0b1c33;
  --navy-800: #122b4a;
  --navy-700: #1b426b;
  --gold: #c6a463;
  --gold-dark: #9d7938;
  --cream: #f6f3ec;
  --white: #ffffff;
  --ink: #172334;
  --muted: #607083;
  --line: #dce3e9;
  --success: #1e6b52;
  --shadow: 0 24px 70px rgba(7, 20, 38, 0.14);
  --radius: 18px;
  --max: 1180px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--white);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  -webkit-font-smoothing: antialiased;
}
body.menu-open { overflow: hidden; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button, input, select, textarea { font: inherit; }
button { cursor: pointer; }
button:disabled { cursor: not-allowed; opacity: .48; transform: none !important; }
:focus-visible { outline: 3px solid rgba(198,164,99,.48); outline-offset: 3px; }
.container { width: min(calc(100% - 40px), var(--max)); margin-inline: auto; }
.skip-link { position: fixed; left: 12px; top: -80px; z-index: 1000; padding: 10px 14px; background: var(--gold); color: var(--navy-950); }
.skip-link:focus { top: 12px; }

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  color: var(--gold-dark);
  font-size: .76rem;
  font-weight: 800;
  letter-spacing: .16em;
  text-transform: uppercase;
}
.eyebrow::before { width: 28px; height: 1px; content: ""; background: currentColor; }
h1, h2, h3 { margin: 0; color: var(--navy-900); line-height: 1.08; letter-spacing: -.035em; }
h1 { font-size: clamp(2.85rem, 6vw, 5.45rem); }
h2 { font-size: clamp(2rem, 4vw, 3.55rem); }
h3 { font-size: 1.25rem; }
p { margin: 0; line-height: 1.72; }
.lead { color: var(--muted); font-size: clamp(1rem, 1.5vw, 1.18rem); }
.section { padding: 104px 0; }
.section-soft { background: #f5f7f9; }
.section-navy { color: rgba(255,255,255,.78); background: var(--navy-900); }
.section-navy h2, .section-navy h3 { color: var(--white); }
.section-heading { max-width: 760px; margin-bottom: 46px; }
.section-heading .eyebrow { margin-bottom: 18px; }
.section-heading p { max-width: 660px; margin-top: 18px; }
.section-title { margin-top: 18px; }
.body-copy { margin-top: 18px; color: var(--muted); }

.topbar { padding: 9px 0; color: rgba(255,255,255,.72); background: var(--navy-950); font-size: .76rem; }
.topbar .container { display: flex; justify-content: space-between; gap: 24px; }
.topbar strong { color: var(--white); }
.topbar a { color: var(--white); font-weight: 800; }
.site-header { position: sticky; z-index: 100; top: 0; background: rgba(255,255,255,.96); border-bottom: 1px solid rgba(12,30,53,.08); backdrop-filter: blur(12px); }
.nav-wrap { min-height: 82px; display: flex; align-items: center; gap: 22px; }
.brand { flex: 0 0 auto; width: 230px; padding: 4px 7px; overflow: hidden; background: var(--navy-900); border-radius: 6px; }
.brand img { width: 100%; height: 52px; object-fit: cover; object-position: center; }
.nav-links { display: flex; align-items: center; justify-content: center; gap: 16px; margin-left: auto; color: var(--navy-900); font-size: .8rem; font-weight: 700; }
.nav-links a { position: relative; padding: 30px 0; }
.nav-links a::after { position: absolute; right: 0; bottom: 21px; left: 0; height: 2px; content: ""; background: var(--gold); transform: scaleX(0); transition: transform .2s ease; }
.nav-links a:hover::after, .nav-links a:focus-visible::after { transform: scaleX(1); }
.nav-links a[aria-current="page"]::after { transform: scaleX(1); }
.mobile-nav-cta { display: none; }
.nav-actions { display: flex; align-items: center; gap: 10px; }
.menu-toggle { display: none; width: 44px; height: 44px; color: var(--navy-900); background: transparent; border: 1px solid var(--line); border-radius: 50%; }

.btn {
  min-height: 48px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 9px;
  padding: 13px 20px;
  color: var(--navy-950);
  background: var(--gold);
  border: 1px solid var(--gold);
  border-radius: 3px;
  font-size: .83rem;
  font-weight: 850;
  letter-spacing: .04em;
  text-transform: uppercase;
  transition: transform .2s ease, background .2s ease, color .2s ease;
}
.btn:hover { background: #d4b776; transform: translateY(-2px); }
.btn-outline { color: var(--navy-900); background: transparent; border-color: var(--navy-900); }
.btn-outline:hover { color: var(--white); background: var(--navy-900); }
.btn-white { color: var(--white); background: transparent; border-color: rgba(255,255,255,.6); }
.btn-white:hover { color: var(--navy-900); background: var(--white); }
.text-link { color: var(--navy-800); font-size: .82rem; font-weight: 850; letter-spacing: .04em; text-transform: uppercase; }
.text-link::after { margin-left: 8px; content: "\2192"; color: var(--gold-dark); }

.hero { min-height: 740px; position: relative; display: grid; align-items: center; color: var(--white); background: var(--navy-950); overflow: hidden; }
.hero::before { position: absolute; inset: 0; content: ""; background: linear-gradient(90deg, rgba(7,20,38,.98) 0%, rgba(7,20,38,.86) 38%, rgba(7,20,38,.16) 73%), url("hero-property.jpg") center/cover no-repeat; }
.hero::after { position: absolute; right: 7%; bottom: -170px; width: 420px; height: 420px; content: ""; border: 1px solid rgba(198,164,99,.34); transform: rotate(45deg); }
.hero .container { position: relative; z-index: 1; }
.hero-layout { display: grid; grid-template-columns: minmax(0, 1.15fr) 390px; gap: 56px; align-items: center; }
.hero-copy { max-width: 760px; padding: 96px 0; }
.hero .eyebrow { margin-bottom: 22px; color: #e0c992; }
.hero h1 { max-width: 740px; color: var(--white); }
.hero .lead { max-width: 650px; margin-top: 24px; color: rgba(255,255,255,.78); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 34px; }
.hero-trust { display: flex; flex-wrap: wrap; gap: 26px; margin-top: 42px; padding-top: 26px; border-top: 1px solid rgba(255,255,255,.18); color: rgba(255,255,255,.68); font-size: .78rem; font-weight: 750; letter-spacing: .05em; text-transform: uppercase; }
.hero-trust span::before { content: "\2713"; margin-right: 8px; color: var(--gold); }
.hero-panel { padding: 30px; color: rgba(255,255,255,.76); background: rgba(7,20,38,.7); border: 1px solid rgba(198,164,99,.28); box-shadow: 0 26px 80px rgba(0,0,0,.24); backdrop-filter: blur(12px); }
.panel-kicker { display: block; margin-bottom: 17px; color: var(--gold); font-size: .72rem; font-weight: 850; letter-spacing: .16em; text-transform: uppercase; }
.hero-panel h2, .analyzer-results h2 { color: var(--white); font-size: clamp(1.55rem, 2vw, 2.15rem); }
.panel-list { display: grid; gap: 0; margin: 24px 0 26px; padding: 0; list-style: none; border-top: 1px solid rgba(255,255,255,.16); }
.panel-list li { display: grid; gap: 5px; padding: 16px 0; border-bottom: 1px solid rgba(255,255,255,.16); }
.panel-list strong { color: var(--white); }
.panel-list span { font-size: .9rem; }
.hero-panel .text-link { color: var(--white); }

.intro-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: 80px; align-items: start; }
.intro-grid h2 { max-width: 550px; margin-top: 18px; }
.intro-copy p + p { margin-top: 18px; }
.note-card { margin-top: 28px; padding: 24px; background: var(--cream); border-left: 3px solid var(--gold); }
.note-card strong { display: block; margin-bottom: 7px; color: var(--navy-900); }

.card-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.program-card { min-height: 280px; position: relative; padding: 30px; background: var(--white); border: 1px solid var(--line); overflow: hidden; transition: transform .25s ease, box-shadow .25s ease; }
.program-card:hover { z-index: 2; box-shadow: var(--shadow); transform: translateY(-6px); }
.program-card .number { color: var(--gold-dark); font-size: .72rem; font-weight: 850; letter-spacing: .15em; }
.program-card h3 { margin: 44px 0 14px; }
.program-card p { margin-bottom: 28px; color: var(--muted); font-size: .94rem; }
.program-card.featured { color: rgba(255,255,255,.76); background: var(--navy-900); border-color: var(--navy-900); }
.program-card.featured h3, .program-card.featured .text-link { color: var(--white); }
.program-card.featured::after { position: absolute; right: -45px; bottom: -70px; width: 160px; height: 160px; content: ""; border: 1px solid rgba(198,164,99,.35); transform: rotate(45deg); }

.photo-split { display: grid; grid-template-columns: 1.05fr .95fr; min-height: 600px; }
.photo-split .photo { min-height: 520px; background: url("construction-property.jpg") center/cover no-repeat; }
.photo-split .content { display: grid; align-content: center; padding: clamp(48px, 8vw, 100px); color: rgba(255,255,255,.74); background: var(--navy-900); }
.photo-split .content h2 { color: var(--white); }
.photo-split .content .eyebrow { margin-bottom: 18px; color: #dec589; }
.photo-split .content p { margin: 22px 0 30px; }

.steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; counter-reset: step; }
.step { min-height: 225px; padding: 34px 28px; border-top: 1px solid var(--line); border-right: 1px solid var(--line); counter-increment: step; }
.step:first-child { border-left: 1px solid var(--line); }
.step::before { display: block; margin-bottom: 42px; content: "0" counter(step); color: var(--gold-dark); font-size: .8rem; font-weight: 850; letter-spacing: .1em; }
.step h3 { margin-bottom: 12px; }
.step p { color: var(--muted); font-size: .91rem; }

.stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: rgba(255,255,255,.16); }
.stat { padding: 34px; background: var(--navy-900); }
.stat strong { display: block; margin-bottom: 8px; color: var(--gold); font-size: 1.2rem; }
.stat span { color: rgba(255,255,255,.68); font-size: .88rem; }

.capital-desk { background: radial-gradient(circle at 82% 10%, rgba(198,164,99,.14), transparent 30%), var(--navy-950); }
.capital-desk .eyebrow { color: #dfc58c; }
.advantage-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: rgba(255,255,255,.14); }
.advantage-card { min-height: 290px; padding: 30px; background: var(--navy-900); }
.advantage-card span, .scenario-card span { display: inline-block; margin-bottom: 46px; color: var(--gold); font-size: .72rem; font-weight: 850; letter-spacing: .14em; }
.advantage-card h3 { margin-bottom: 14px; color: var(--white); }
.advantage-card p { color: rgba(255,255,255,.67); font-size: .91rem; }

.scenario-strip { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
.scenario-card { min-height: 255px; padding: 30px; background: var(--white); border: 1px solid var(--line); border-bottom: 3px solid var(--gold); }
.scenario-card h3 { margin-bottom: 14px; }
.scenario-card p { color: var(--muted); font-size: .92rem; }

.resource-grid { display: grid; grid-template-columns: 1.4fr .8fr .8fr; gap: 18px; }
.resource-grid-four { grid-template-columns: repeat(4, 1fr); }
.resource-feature-row { margin-bottom: 30px; }
.resource-card { min-height: 250px; display: flex; flex-direction: column; justify-content: flex-end; padding: 30px; background: var(--cream); border: 1px solid transparent; }
.resource-card:hover { border-color: var(--gold); }
.resource-card:first-child { color: var(--white); background: var(--navy-800); }
.resource-card:first-child h3, .resource-card:first-child .text-link { color: var(--white); }
.resource-card .tag { margin-bottom: auto; color: var(--gold-dark); font-size: .7rem; font-weight: 850; letter-spacing: .13em; text-transform: uppercase; }
.resource-card h3 { margin-bottom: 12px; }
.resource-card p { margin-bottom: 22px; color: var(--muted); font-size: .9rem; }
.resource-card:first-child p { color: rgba(255,255,255,.7); }

.cta-band { padding: 70px 0; color: var(--white); background: var(--navy-800); }
.cta-band .container { display: flex; align-items: center; justify-content: space-between; gap: 34px; }
.cta-band h2 { max-width: 720px; color: var(--white); font-size: clamp(2rem, 4vw, 3.25rem); }
.cta-band p { margin-top: 12px; color: rgba(255,255,255,.72); }

.page-hero { padding: 95px 0 80px; color: var(--white); background: radial-gradient(circle at 80% 20%, #244c75 0, transparent 33%), var(--navy-900); }
.page-hero .eyebrow { margin-bottom: 18px; color: #dfc58c; }
.page-hero h1 { max-width: 900px; color: var(--white); font-size: clamp(2.65rem, 5vw, 4.8rem); }
.page-hero p { max-width: 720px; margin-top: 24px; color: rgba(255,255,255,.76); font-size: 1.08rem; }
.page-hero .hero-actions { margin-top: 30px; }
.construction-hero { background: linear-gradient(90deg, rgba(7,20,38,.96), rgba(7,20,38,.76)), url("construction-property.jpg") center 48%/cover no-repeat; }
.breadcrumb { margin-bottom: 30px; color: rgba(255,255,255,.55); font-size: .78rem; text-transform: uppercase; letter-spacing: .1em; }
.breadcrumb a { color: var(--gold); }

.two-col { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: start; }
.feature-list { display: grid; gap: 0; margin: 30px 0 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.feature-list li { padding: 16px 0; color: var(--muted); border-bottom: 1px solid var(--line); }
.feature-list li::before { margin-right: 11px; content: "\2713"; color: var(--gold-dark); font-weight: 900; }
.aside-card { padding: 34px; background: var(--cream); border-top: 3px solid var(--gold); }
.aside-card h3 { margin-bottom: 14px; }
.aside-card p { color: var(--muted); }
.aside-card .btn { width: 100%; margin-top: 24px; }

.value-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.value-grid article { min-height: 190px; padding: 30px; background: var(--white); border: 1px solid var(--line); border-top: 3px solid var(--gold); }
.value-grid h3 { margin-bottom: 14px; }
.value-grid p { color: var(--muted); font-size: .93rem; }

.process-list { border-top: 1px solid var(--line); }
.process-item { display: grid; grid-template-columns: 120px 1fr; gap: 35px; padding: 38px 0; border-bottom: 1px solid var(--line); }
.process-item > span { color: var(--gold-dark); font-size: .76rem; font-weight: 850; letter-spacing: .14em; }
.process-item h3 { margin-bottom: 11px; font-size: 1.55rem; }
.process-item p { max-width: 750px; color: var(--muted); }

.people-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.person-card { padding: 30px; border: 1px solid var(--line); }
.person-card .icon { width: 48px; height: 48px; display: grid; place-items: center; margin-bottom: 36px; color: var(--gold); background: var(--navy-900); border-radius: 50%; font-weight: 900; }
.person-card h3 { margin-bottom: 12px; }
.person-card p { color: var(--muted); font-size: .93rem; }

.about-grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: 80px; align-items: center; }
.brand-panel { padding: 44px; color: rgba(255,255,255,.72); background: var(--navy-900); box-shadow: var(--shadow); }
.brand-panel img { width: 100%; }
.brand-panel p { padding-top: 24px; text-align: center; font-size: .86rem; letter-spacing: .06em; text-transform: uppercase; }

.contact-grid { display: grid; grid-template-columns: .78fr 1.22fr; gap: 80px; align-items: start; }
.contact-details { margin: 34px 0; border-top: 1px solid var(--line); }
.contact-details div { display: grid; grid-template-columns: 110px 1fr; gap: 16px; padding: 17px 0; border-bottom: 1px solid var(--line); }
.contact-details strong { color: var(--navy-900); font-size: .8rem; text-transform: uppercase; letter-spacing: .08em; }
.contact-details span, .contact-details a { color: var(--muted); }
.contact-details a:hover { color: var(--gold-dark); }
.contact-card { padding: clamp(28px, 4vw, 46px); background: var(--white); border: 1px solid var(--line); box-shadow: var(--shadow); }
.contact-card h2 { margin: 10px 0 8px; }
.contact-card .btn { margin-top: 24px; }

.form-shell { width: min(calc(100% - 40px), 900px); margin: -40px auto 100px; position: relative; z-index: 2; padding: clamp(28px, 5vw, 52px); background: var(--white); box-shadow: var(--shadow); }
.form-shell h2 { margin-bottom: 10px; font-size: 2rem; }
.form-shell > p { margin-bottom: 30px; color: var(--muted); }
.form-step h3 { margin-bottom: 8px; }
.step-intro { margin-bottom: 24px; color: var(--muted); }
.form-progress { display: grid; grid-template-columns: repeat(4, 1fr); gap: 6px; margin-bottom: 36px; }
.progress-step { padding-top: 10px; color: #8a96a4; border-top: 3px solid var(--line); font-size: .72rem; font-weight: 800; text-transform: uppercase; }
.progress-step.active { color: var(--navy-900); border-color: var(--gold); }
.form-step { display: none; }
.form-step.active { display: block; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.field { display: grid; gap: 8px; }
.field.full { grid-column: 1 / -1; }
.field label { color: var(--navy-900); font-size: .8rem; font-weight: 800; }
.field small { color: var(--muted); }
input, select, textarea { width: 100%; min-height: 50px; padding: 12px 14px; color: var(--ink); background: var(--white); border: 1px solid #cbd4dc; border-radius: 2px; }
textarea { min-height: 120px; resize: vertical; }
input:focus, select:focus, textarea:focus { border-color: var(--gold-dark); outline: 3px solid rgba(198,164,99,.17); }
.form-nav { display: flex; justify-content: space-between; gap: 12px; margin-top: 30px; padding-top: 24px; border-top: 1px solid var(--line); }
.form-status { display: none; margin-top: 24px; padding: 18px; color: var(--success); background: #edf7f2; border: 1px solid #b9ddce; }
.form-status.show { display: block; }
.form-status.error { color: #7b251b; background: #fff1ef; border-color: #e4b2ab; }
.form-consent { margin-top: 22px; color: var(--muted); font-size: .82rem; line-height: 1.55; }
.check-field { display: flex; align-items: flex-start; gap: 10px; }
.check-field input { width: 18px; min-height: 18px; margin-top: 4px; }
.check-field span { flex: 1; }
.eligibility-alert { margin-top: 22px; padding: 18px; color: #7b251b; background: #fff1ef; border: 1px solid #e4b2ab; }
.secure-note { margin-top: 25px; padding: 18px; background: var(--cream); border-left: 3px solid var(--gold); }
.secure-note strong { color: var(--navy-900); }
.secure-note p { margin-top: 4px; color: var(--muted); font-size: .88rem; }
[data-submit] { display: none; }
.lead-form { margin-top: 26px; }
.lead-form .form-step { border: 0; padding: 0; }
.form-honeypot { position: absolute; width: 1px; height: 1px; margin: -1px; padding: 0; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0; }
.contact-card .form-nav .btn { margin-top: 0; }
.contact-card .form-status { text-align: left; }

.calculator-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.calculator { padding: 34px; background: var(--white); border: 1px solid var(--line); }
.calculator .tag, .guide-grid .number { display: inline-block; margin-bottom: 20px; color: var(--gold-dark); font-size: .7rem; font-weight: 850; letter-spacing: .13em; text-transform: uppercase; }
.calculator h3 { margin-bottom: 8px; }
.calculator > p { margin-bottom: 24px; color: var(--muted); font-size: .91rem; }
.calculator .field { margin-bottom: 15px; }
.calc-result { margin-top: 22px; padding: 22px; color: var(--white); background: var(--navy-900); }
.calc-result span { display: block; color: rgba(255,255,255,.65); font-size: .75rem; text-transform: uppercase; letter-spacing: .1em; }
.calc-result strong { display: block; margin-top: 4px; color: var(--gold); font-size: 1.9rem; }
.split-result { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.tool-disclaimer { max-width: 900px; margin-top: 22px; color: var(--muted); font-size: .8rem; }
.guide-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
.guide-grid article { padding: 28px; border: 1px solid var(--line); }
.guide-grid h3 { margin-bottom: 12px; }
.guide-grid p { color: var(--muted); font-size: .9rem; }
.resource-cta { margin-top: 28px; }

.analyzer-grid { display: grid; grid-template-columns: minmax(0, 1.2fr) 420px; gap: 30px; align-items: start; }
.analyzer-card { padding: clamp(28px, 4vw, 44px); background: var(--white); border: 1px solid var(--line); box-shadow: var(--shadow); }
.analyzer-card .lead { margin: 12px 0 28px; }
.analyzer-form { margin-top: 28px; }
.analyzer-results { position: sticky; top: 112px; padding: 32px; color: rgba(255,255,255,.74); background: var(--navy-900); border-top: 3px solid var(--gold); box-shadow: var(--shadow); }
.metric-list { display: grid; gap: 12px; margin: 25px 0; }
.metric { display: flex; align-items: center; justify-content: space-between; gap: 18px; padding: 15px 0; border-bottom: 1px solid rgba(255,255,255,.14); }
.metric span { color: rgba(255,255,255,.65); font-size: .78rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.metric strong { max-width: 100%; color: var(--gold); font-size: 1.35rem; text-align: right; white-space: nowrap; }
.metric strong[data-analyzer-result] { white-space: normal; overflow-wrap: anywhere; }
.watch-panel { margin-bottom: 24px; padding: 22px; background: rgba(255,255,255,.07); }
.watch-panel h3 { margin-bottom: 12px; color: var(--white); font-size: 1rem; }
.watch-list { display: grid; gap: 10px; margin: 0; padding-left: 18px; }
.watch-list li { color: rgba(255,255,255,.72); font-size: .9rem; line-height: 1.55; }
.analyzer-results .btn { width: 100%; }
.microcopy { margin-top: 14px; color: rgba(255,255,255,.54); font-size: .76rem; line-height: 1.5; }

.faq { border-top: 1px solid var(--line); }
.faq details { padding: 22px 0; border-bottom: 1px solid var(--line); }
.faq summary { color: var(--navy-900); font-weight: 800; cursor: pointer; }
.faq details p { max-width: 760px; margin-top: 14px; color: var(--muted); }
.legal-content { max-width: 920px; }
.legal-content h2 { margin-top: 42px; font-size: clamp(1.6rem, 3vw, 2.25rem); }
.legal-content h3 { margin-top: 28px; }
.legal-content p, .legal-content li { color: var(--muted); }
.legal-content p { margin-top: 14px; }
.legal-content ul { display: grid; gap: 12px; margin: 18px 0 0; padding-left: 22px; }
.legal-note { margin-bottom: 34px; padding: 18px; background: var(--cream); border-left: 3px solid var(--gold); color: var(--muted); }

.site-footer { color: rgba(255,255,255,.67); background: var(--navy-950); }
.footer-main { display: grid; grid-template-columns: 1.5fr .8fr .8fr 1fr; gap: 50px; padding: 70px 0 55px; }
.footer-brand img { width: 300px; margin-bottom: 20px; background: var(--navy-900); }
.footer-brand p { max-width: 360px; font-size: .87rem; }
.footer-col h3 { margin-bottom: 18px; color: var(--white); font-size: .82rem; letter-spacing: .12em; text-transform: uppercase; }
.footer-col a, .footer-col span { display: block; margin: 11px 0; font-size: .86rem; }
.footer-col a:hover { color: var(--gold); }
.footer-legal { padding: 24px 0 32px; border-top: 1px solid rgba(255,255,255,.11); }
.footer-legal p { font-size: .72rem; line-height: 1.6; }
.footer-legal .legal-operating { margin-bottom: 10px; color: rgba(255,255,255,.58); }
.footer-bottom { display: flex; justify-content: space-between; gap: 20px; margin-top: 22px; color: rgba(255,255,255,.43); font-size: .72rem; }
.footer-bottom a:hover { color: var(--gold); }

.modal { width: min(calc(100% - 30px), 590px); padding: 0; border: 0; box-shadow: var(--shadow); }
.modal::backdrop { background: rgba(7,20,38,.75); backdrop-filter: blur(5px); }
.modal-card { position: relative; padding: 38px; }
.modal-close { position: absolute; top: 15px; right: 15px; width: 38px; height: 38px; color: var(--navy-900); background: #eef1f4; border: 0; border-radius: 50%; }
.modal h2 { margin-bottom: 10px; font-size: 2rem; }
.modal p { margin-bottom: 24px; color: var(--muted); }

@media (max-width: 1180px) {
  .brand { width: 214px; }
  .nav-wrap { gap: 18px; }
  .nav-links { gap: 13px; font-size: .76rem; }
  .nav-actions .btn-outline { display: none; }
}

@media (max-width: 1020px) {
  .nav-links { position: fixed; inset: 82px 0 auto; display: none; padding: 28px 30px 36px; background: var(--white); box-shadow: var(--shadow); }
  .nav-links.open { display: grid; }
  .nav-links a { padding: 12px 0; font-size: 1rem; }
  .nav-links a::after { display: none; }
  .nav-links .mobile-nav-cta { min-height: 48px; display: inline-flex; align-items: center; justify-content: center; margin-top: 12px; padding: 13px 20px; color: var(--navy-950); background: var(--gold); border: 1px solid var(--gold); border-radius: 3px; font-size: .83rem; font-weight: 850; letter-spacing: .04em; text-transform: uppercase; }
  .menu-toggle { display: block; margin-left: auto; }
  .nav-actions .btn-outline { display: none; }
  .hero-layout { grid-template-columns: 1fr; gap: 0; }
  .hero-panel { max-width: 640px; margin-bottom: 70px; }
  .intro-grid, .two-col { gap: 48px; }
  .about-grid, .contact-grid { gap: 48px; }
  .card-grid { grid-template-columns: 1fr 1fr; }
  .resource-grid { grid-template-columns: 1fr 1fr; }
  .resource-card:first-child { grid-column: 1 / -1; }
  .steps { grid-template-columns: 1fr 1fr; }
  .step:nth-child(3) { border-left: 1px solid var(--line); }
  .advantage-grid, .scenario-strip { grid-template-columns: 1fr 1fr; }
  .analyzer-grid { grid-template-columns: 1fr; }
  .analyzer-results { position: static; }
  .footer-main { grid-template-columns: 1.4fr 1fr 1fr; }
  .footer-brand { grid-column: 1 / -1; }
  .guide-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 760px) {
  .container { width: min(calc(100% - 28px), var(--max)); }
  .section { padding: 74px 0; }
  .topbar .container { justify-content: center; text-align: center; }
  .topbar span:last-child { display: none; }
  .nav-wrap { min-height: 72px; }
  .brand { width: 190px; }
  .brand img { height: 43px; }
  .nav-links { inset: 72px 0 auto; }
  .nav-actions .btn { display: none; }
  .hero { min-height: 680px; }
  .hero::before { background: linear-gradient(90deg, rgba(7,20,38,.96), rgba(7,20,38,.74)), url("hero-property.jpg") 60% center/cover no-repeat; }
  .hero-copy { padding: 75px 0; }
  .hero-panel { margin-bottom: 56px; padding: 24px; }
  .hero-trust { display: grid; gap: 11px; }
  .intro-grid, .two-col, .photo-split, .about-grid, .contact-grid { grid-template-columns: 1fr; }
  .card-grid, .people-grid, .calculator-grid, .resource-grid, .value-grid, .guide-grid, .advantage-grid, .scenario-strip { grid-template-columns: 1fr; }
  .resource-card:first-child { grid-column: auto; }
  .photo-split .photo { min-height: 380px; }
  .steps { grid-template-columns: 1fr; }
  .step, .step:nth-child(3) { border-left: 1px solid var(--line); }
  .stats { grid-template-columns: 1fr; }
  .cta-band .container { align-items: flex-start; flex-direction: column; }
  .page-hero { padding: 72px 0 65px; }
  .form-shell { width: min(calc(100% - 20px), 900px); margin-bottom: 70px; }
  .form-progress { grid-template-columns: repeat(4, minmax(0, 1fr)); }
  .progress-step { font-size: 0; }
  .progress-step::after { content: attr(data-short); font-size: .65rem; }
  .form-grid { grid-template-columns: 1fr; }
  .field.full { grid-column: auto; }
  .process-item { grid-template-columns: 58px 1fr; gap: 16px; }
  .split-result { grid-template-columns: 1fr; }
  .metric { align-items: flex-start; flex-direction: column; gap: 4px; }
  .metric strong { text-align: left; white-space: normal; overflow-wrap: anywhere; }
  .footer-main { grid-template-columns: 1fr 1fr; gap: 36px; }
  .footer-brand { grid-column: 1 / -1; }
  .footer-bottom { flex-direction: column; }
}

@media (max-width: 480px) {
  .hero-actions, .hero-actions .btn, .form-nav .btn { width: 100%; }
  .hero-actions { display: grid; }
  .form-nav { flex-direction: column-reverse; }
  .form-nav > span { display: none; }
  .card-grid, .people-grid { grid-template-columns: 1fr; }
  .footer-main { grid-template-columns: 1fr; }
  .footer-brand { grid-column: auto; }
  .modal-card { padding: 34px 24px 26px; }
}

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

.contact-details span, .contact-details a,
.footer-col a, .footer-col span { overflow-wrap: anywhere; }