@font-face{font-family:"DM Serif Display";src:url(fonts/DMSerifDisplay-Regular.woff2) format("woff2");font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:"DM Serif Display";src:url(fonts/DMSerifDisplay-Italic.woff2) format("woff2");font-weight:400;font-style:italic;font-display:swap}
@font-face{font-family:"Assistant";src:url(fonts/Assistant-Regular.woff2) format("woff2");font-weight:400;font-display:swap}
@font-face{font-family:"Assistant";src:url(fonts/Assistant-SemiBold.woff2) format("woff2");font-weight:600;font-display:swap}
@font-face{font-family:"Assistant";src:url(fonts/Assistant-Bold.woff2) format("woff2");font-weight:700;font-display:swap}

:root{
  --green:#1F3D2B; --green-deep:#142A1D; --gold:#C9A227; --gold-hover:#D4B04A; --gold-text:#7D6012; --gold-light:#E6CF8B; --gold-soft:#EAD9A6; --gold-focus:#A8841F;
  --black:#1C2620; --white:#fff; --ivory:#FFFDF8; --cream:#F6F0E1; --cream-2:#F1E9D6; --stone:#E2D8C2; --sand:#ECE3CE;
  --paper:#FBF8F0; --muted:#4F5A52; --flag:#9A3B2B; --flag-tint:#F4E3DA; --line:#EAE3D2;
  --serif:"DM Serif Display",Georgia,"Times New Roman",serif;
  --sans:"Assistant","Segoe UI",Helvetica,Arial,sans-serif;
  --radius:14px; --wrap:1160px;
  --shadow:0 1px 2px rgba(20,42,29,.06),0 10px 30px -12px rgba(31,61,43,.22);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px}
body{margin:0;font-family:var(--sans);font-size:18px;line-height:1.6;color:var(--black);background:var(--ivory);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--green);text-underline-offset:3px}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.12;margin:0 0 .5em;color:var(--green)}
h1{font-size:clamp(2.5rem,5.4vw,4.3rem);letter-spacing:-.01em}
h2{font-size:clamp(2rem,3.6vw,2.9rem)}
h3{font-size:1.45rem}
p{margin:0 0 1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
.eyebrow{font-family:var(--sans);font-weight:700;font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-text);margin:0 0 14px;display:flex;align-items:center;gap:12px}
.eyebrow::before{content:"";width:28px;height:2px;background:var(--gold)}
.lede{font-size:1.18rem;color:var(--muted);max-width:60ch}
.skip{position:absolute;left:-999px;top:8px;background:var(--green);color:#fff;padding:8px 14px;z-index:100}
.skip:focus{left:8px}

/* Buttons */
.btn{display:inline-flex;align-items:center;gap:10px;font-family:var(--sans);font-weight:700;font-size:1rem;padding:14px 24px;border-radius:999px;text-decoration:none;border:2px solid transparent;transition:background .2s,color .2s,border-color .2s,transform .2s;cursor:pointer}
.btn:hover{transform:translateY(-1px)}
.btn-gold{background:var(--gold);color:var(--green)}
.btn-gold:hover{background:var(--gold-hover);color:var(--green-deep)}
.btn-green{background:var(--green);color:#fff}
.btn-green:hover{background:var(--green-deep)}
.btn-ghost{border-color:rgba(255,255,255,.55);color:#fff}
.btn-ghost:hover{background:#fff;color:var(--green)}
.btn-outline{border-color:var(--green);color:var(--green)}
.btn-outline:hover{background:var(--green);color:#fff}
.btn svg{width:18px;height:18px}
:focus-visible{outline:3px solid var(--gold-focus);outline-offset:3px}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,253,248,.96);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid rgba(31,61,43,.1)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px;gap:24px}
.brand{display:flex;align-items:center;gap:16px;text-decoration:none}
.nav-links{display:flex;align-items:center;gap:26px;list-style:none;margin:0;padding:0}
.nav-links a{text-decoration:none;color:var(--black);font-weight:600;font-size:.98rem}
.nav-links a:hover{color:var(--gold-text)}
.nav-links .btn{padding:10px 20px;color:#fff}
.nav-toggle{display:none;background:none;border:0;padding:8px;cursor:pointer;color:var(--green)}
.nav-toggle svg{width:28px;height:28px}

/* Hero */
.hero{position:relative;background:var(--green);color:#fff;overflow:hidden}
.hero::after{content:"";position:absolute;right:-180px;top:-200px;width:720px;height:720px;border-radius:50%;background:radial-gradient(closest-side,rgba(230,207,139,.16),rgba(230,207,139,0));pointer-events:none}
.hero-grid{position:relative;z-index:1;display:grid;grid-template-columns:1.25fr .9fr;gap:56px;align-items:center;padding:96px 24px 104px}
.hero h1{color:#fff}
.hero h1 em{font-style:italic;color:var(--gold-light)}
.hero .eyebrow{color:var(--gold-light)}
.hero .eyebrow::before{background:var(--gold-light)}
.hero .lede{color:rgba(255,255,255,.86)}
.hero-ctas{display:flex;flex-wrap:wrap;gap:14px;margin-top:30px}


/* Sections */
section{padding:100px 0}
.section-head{max-width:720px;margin-bottom:52px}
.bg-paper{background:var(--paper)}
.bg-light{background:var(--cream)}
.bg-sky{background:var(--cream-2)}

/* About */
.about-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px;align-items:start}
.about-panel{background:var(--green);color:#fff;border-radius:var(--radius);padding:40px 36px;position:relative;overflow:hidden}

.about-panel h3{color:#fff;font-size:2rem;margin-bottom:4px}
.about-panel .role{color:var(--gold-light);font-weight:600;margin-bottom:26px}
.facts{list-style:none;margin:0;padding:0;position:relative;z-index:1}
.facts li{padding:14px 0;border-top:1px solid rgba(255,255,255,.18)}
.facts small{display:block;text-transform:uppercase;letter-spacing:.14em;font-size:.72rem;font-weight:700;color:var(--gold-light)}
.about-copy p{font-size:1.1rem}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin:22px 0 0;padding:0;list-style:none}
.chips li{background:var(--cream);color:var(--green);font-weight:600;font-size:.95rem;padding:8px 16px;border-radius:999px;border:1px solid rgba(31,61,43,.12)}

/* Listings */
.listings{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.listing{background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);overflow:hidden;display:flex;flex-direction:column;border:1px solid rgba(31,61,43,.08)}
.listing-top{height:8px;background:linear-gradient(90deg,var(--green),var(--gold))}
.listing-body{padding:30px 28px 28px;display:flex;flex-direction:column;flex:1}
.tag-row{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:16px}
.tag{font-size:.75rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:5px 11px;border-radius:6px;background:var(--cream-2);color:var(--green)}
.tag.region{background:var(--sand);color:var(--black)}
.listing h3{margin-bottom:12px}
.listing dl{margin:0 0 22px;display:grid;gap:10px}
.listing dl div{display:flex;justify-content:space-between;gap:14px;border-bottom:1px dashed var(--stone);padding-bottom:8px}
.listing dt{color:var(--muted);font-size:.95rem}
.listing dd{margin:0;font-weight:700;color:var(--green);text-align:right}
.listing .btn{margin-top:auto;align-self:flex-start}
.listing.more{background:var(--green);color:#fff;border:0}
.listing.more .listing-top{background:var(--gold)}
.listing.more h3{color:#fff}
.listing.more p{color:rgba(255,255,255,.85)}
.lock{width:46px;height:46px;border-radius:50%;background:rgba(255,255,255,.12);display:grid;place-items:center;margin-bottom:18px}
.lock svg{width:22px;height:22px;stroke:var(--gold-light)}
.note{margin-top:28px;font-size:.95rem;color:var(--muted)}

/* Sellers */
.split{display:grid;grid-template-columns:.9fr 1.1fr;gap:64px;align-items:start}
.reasons{display:grid;gap:18px;counter-reset:r}
.reason{background:#fff;border-radius:var(--radius);padding:26px 28px 24px 92px;position:relative;box-shadow:var(--shadow)}
.reason::before{counter-increment:r;content:counter(r,decimal-leading-zero);position:absolute;left:28px;top:22px;font-family:var(--serif);font-size:2.2rem;color:var(--gold-text);line-height:1}
.reason h3{font-size:1.35rem;margin-bottom:6px}
.reason p{margin:0;color:var(--muted)}
.fix{display:block;margin-top:10px;font-weight:600;color:var(--green)}
.fix::before{content:"The fix: ";color:var(--gold-text)}

/* Buyers */
.buyer-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.panel{background:#fff;border-radius:var(--radius);padding:36px 34px;box-shadow:var(--shadow)}
.panel-head{display:flex;align-items:center;gap:14px;margin-bottom:20px}
.panel-icon{width:48px;height:48px;border-radius:12px;display:grid;place-items:center;flex:none}
.panel-icon svg{width:24px;height:24px}
.panel-icon.q{background:var(--cream)}
.panel-icon.q svg{stroke:var(--green)}
.panel-icon.r{background:var(--flag-tint)}
.panel-icon.r svg{stroke:var(--flag)}
.panel h3{margin:0}
.qlist{list-style:none;margin:0;padding:0}
.qlist li{padding:13px 0 13px 30px;border-top:1px solid var(--line);position:relative}
.qlist li::before{content:"?";position:absolute;left:0;top:13px;font-family:var(--serif);color:var(--gold-text);font-size:1.2rem;line-height:1.4}
.flags li::before{content:"";top:22px;width:12px;height:12px;background:var(--flag);border-radius:2px;transform:rotate(45deg)}
.panel.red{border-top:5px solid var(--flag)}
.panel.qs{border-top:5px solid var(--green)}

/* Process */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;list-style:none;margin:0;padding:0;counter-reset:s}
.step{background:#fff;border-radius:var(--radius);padding:30px 28px;position:relative;border:1px solid rgba(31,61,43,.1)}
.step::before{counter-increment:s;content:counter(s);display:grid;place-items:center;width:44px;height:44px;border-radius:50%;background:var(--green);color:#fff;font-family:var(--serif);font-size:1.3rem;margin-bottom:18px}
.step h3{font-size:1.3rem;margin-bottom:8px}
.step p{margin:0;color:var(--muted);font-size:1rem}
.step abbr{text-decoration:none}

/* Newsletter */
.newsletter{background:var(--gold-soft);color:var(--green);padding:70px 0}
.news-grid{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center}
.newsletter h2{color:var(--green);margin-bottom:10px}
.newsletter p{color:var(--black);margin:0}
.news-form{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.news-form label{display:block;font-size:.8rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;margin-bottom:6px}
.news-form input[type=text],.news-form input[type=email]{width:100%;font:inherit;font-size:1rem;padding:13px 16px;border-radius:10px;border:2px solid transparent;background:#fff;color:var(--black)}
.news-form input:focus{outline:none;border-color:var(--green)}
.news-form .full{grid-column:1/-1}
.interest{display:flex;flex-wrap:wrap;gap:16px;font-size:1rem}
.interest label{display:flex;align-items:center;gap:8px;text-transform:none;letter-spacing:0;font-weight:600;font-size:1rem;margin:0;cursor:pointer}
.interest input{accent-color:var(--green);width:18px;height:18px}
.news-form .btn{justify-self:start}
.form-small{font-size:.86rem;opacity:.9}
.form-msg{grid-column:1/-1;background:var(--green);color:#fff;border-radius:10px;padding:14px 18px;font-weight:600;display:none}
.form-msg.show{display:block}

/* Contact */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:start}
.contact-list{list-style:none;margin:0;padding:0;display:grid;gap:14px}
.contact-list a{display:flex;align-items:center;gap:18px;padding:20px 22px;background:#fff;border-radius:var(--radius);text-decoration:none;color:var(--black);box-shadow:var(--shadow);border:1px solid rgba(31,61,43,.08);transition:border-color .2s,transform .2s}
.contact-list a:hover{border-color:var(--gold);transform:translateX(3px)}
.c-icon{width:46px;height:46px;border-radius:50%;background:var(--green);display:grid;place-items:center;flex:none}
.c-icon svg{width:22px;height:22px;stroke:#fff;fill:none}
.c-icon.tt svg{fill:#fff;stroke:none}
.contact-list small{display:block;font-size:.75rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-text)}
.contact-list strong{font-weight:600;font-size:1.08rem;word-break:break-word}

/* Footer */
.site-footer{background:var(--green-deep);color:rgba(255,255,255,.8);padding:64px 0 34px;font-size:.95rem}
.foot-grid{display:grid;grid-template-columns:auto 1fr;gap:56px;align-items:start;padding-bottom:36px;border-bottom:1px solid rgba(255,255,255,.14)}

.site-footer h3{color:#fff;font-size:1.25rem}
.confidential{border-left:3px solid var(--gold);padding-left:20px}
.foot-bottom{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px;padding-top:24px;font-size:.88rem}
.foot-bottom a{color:#fff}



/* Utility */
.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}
picture{display:block}

/* Hero photo */
.hero-photo{margin:0;position:relative;justify-self:end;width:100%;max-width:440px}
.hero-photo::before{content:"";position:absolute;inset:22px -22px -22px 22px;border:2px solid var(--gold-light);border-radius:var(--radius);z-index:0}
.hero-photo img{position:relative;z-index:1;width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;border-radius:var(--radius);box-shadow:0 30px 60px -25px rgba(0,0,0,.55)}
.hero-photo figcaption{position:absolute;z-index:2;left:-28px;bottom:36px;background:#fff;color:var(--black);padding:14px 20px;border-radius:10px;border-left:4px solid var(--gold);box-shadow:0 14px 30px -12px rgba(0,0,0,.4);line-height:1.25}
.hero-photo figcaption strong{display:block;font-family:var(--serif);font-weight:400;font-size:1.2rem;color:var(--green)}
.hero-photo figcaption span{font-size:.88rem;color:var(--muted)}

/* Pillars strip */
.pillars{padding:0;background:var(--ivory);position:relative;z-index:2}
.pillar-list{list-style:none;margin:-44px 0 0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);border-top:5px solid var(--gold);overflow:hidden}
.pillar-list li{padding:28px 30px 28px 70px;position:relative;border-right:1px solid var(--line)}
.pillar-list li:last-child{border-right:0}
.pillar-list li::before{content:"";position:absolute;left:28px;top:31px;width:26px;height:26px;border-radius:50%;background:var(--cream) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231F3D2B' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 12.5l4 4 8-9'/%3E%3C/svg%3E") no-repeat center/14px}
.pillar-list strong{display:block;color:var(--green);font-size:1.08rem;margin-bottom:4px}
.pillar-list span{font-size:.97rem;color:var(--muted);line-height:1.5;display:block}
.pillars + section{padding-top:90px}

/* About photo */
.about-photo{margin:-40px -36px 28px;position:relative}
.about-photo img{width:100%;height:auto;aspect-ratio:1/1;object-fit:cover;object-position:center 15%}
.about-photo::after{content:"";position:absolute;left:0;right:0;bottom:0;height:5px;background:var(--gold)}

/* Listing images */
.listing-img img{width:100%;height:auto;aspect-ratio:16/10;object-fit:cover}
.listing.more .listing-img{position:relative}
.listing.more .listing-img::after{content:"";position:absolute;inset:0;background:rgba(31,61,43,.55)}
.listing.more .lock{position:relative;margin-top:-53px;background:var(--green);border:3px solid var(--gold-light)}

/* Banner */
.banner{position:relative;padding:0;color:#fff;overflow:hidden;background:var(--green)}
.banner .banner-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.35;filter:grayscale(1) contrast(1.05)}
.banner::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,42,29,.92) 0%,rgba(31,61,43,.55) 100%)}
.banner-inner{position:relative;z-index:1;padding-top:96px;padding-bottom:96px}
.banner-quote{font-family:var(--serif);font-style:italic;font-size:clamp(2.2rem,4.6vw,3.6rem);line-height:1.1;margin:0 0 12px;color:#fff}
.banner-sub{font-size:1.15rem;color:rgba(255,255,255,.88);max-width:46ch;margin-bottom:28px}

/* Contact image */
.contact-img{margin-top:30px;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}
.contact-img img{width:100%;height:auto;aspect-ratio:10/7;object-fit:cover}

/* Credits */
.credits{font-size:.8rem;color:rgba(255,255,255,.6);padding-top:20px;margin:0}
.credits a{color:rgba(255,255,255,.8)}

@media (max-width:1020px){
  .hero-photo{justify-self:center;max-width:400px}
  .pillar-list{grid-template-columns:1fr;margin-top:-36px}
  .pillar-list li{border-right:0;border-bottom:1px solid var(--line)}
  .pillar-list li:last-child{border-bottom:0}
  .about-panel{max-width:520px}
}
@media (max-width:700px){
  .hero-photo{max-width:none;margin-right:16px}
  .hero-photo::before{inset:14px -14px -14px 14px}
  .hero-photo figcaption{left:-8px;bottom:22px}
  .about-photo{margin:-28px -22px 24px}
  .pillar-list li{padding:22px 20px 22px 60px}
  .pillar-list li::before{left:20px;top:25px}
  .banner-inner{padding-top:68px;padding-bottom:68px}
}


/* Wordmark */
.wordmark{display:inline-flex;align-items:center;gap:12px;font-family:var(--serif);font-size:1.5rem;color:var(--green);text-decoration:none;line-height:1;white-space:nowrap}
.wordmark .wm-bar{width:1.5px;height:1.1em;background:var(--gold)}
.wordmark .wm-role{font-family:var(--sans);font-weight:700;font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-text)}
.hero-wordmark{font-size:2rem;color:#fff;margin-bottom:26px}
.hero-wordmark .wm-role{color:var(--gold-light);font-size:.82rem}
.hero-wordmark .wm-bar{background:var(--gold-light)}
.foot-wordmark{color:#fff;font-size:1.9rem}
.foot-wordmark .wm-role{color:var(--gold-light)}
.foot-wordmark .wm-bar{background:var(--gold-light)}
.foot-brand p{margin:14px 0 0;color:rgba(255,255,255,.75);max-width:30ch}

/* Transworld badge */
.tw-badge{text-decoration:none;transition:border-color .2s;display:inline-flex;align-items:center;gap:14px;margin-top:28px;padding:12px 18px;border:1px solid var(--stone);border-radius:12px;background:#fff}
.tw-badge span{font-size:.72rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);line-height:1.3;max-width:13ch}
.tw-badge img{height:26px;width:auto}
.tw-badge.dark{background:transparent;border-color:rgba(255,255,255,.2);margin-top:22px}
.tw-badge.dark span{color:rgba(255,255,255,.7)}
.tw-badge.dark img{height:40px}
.header-badge{display:flex;text-decoration:none;align-items:center;gap:8px;font-size:.72rem;color:var(--muted);letter-spacing:.08em;text-transform:uppercase;font-weight:700;padding-left:18px;border-left:1px solid var(--stone)}
.header-badge img{height:18px;width:auto}
.brand-wrap{display:flex;align-items:center;gap:18px}
@media (max-width:1180px){.header-badge{display:none}}

/* Responsive */
@media (max-width:1020px){
  .nav-links{display:none;position:absolute;top:76px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;gap:0;padding:8px 24px 20px;border-bottom:1px solid var(--stone);box-shadow:0 20px 30px -20px rgba(0,0,0,.25)}
  .nav-links.open{display:flex}
  .nav-links li a{display:block;padding:12px 0}
  .nav-links .btn{justify-content:center;margin-top:8px}
  .nav-toggle{display:block}
  .hero-grid,.about-grid,.split,.contact-grid,.news-grid{grid-template-columns:1fr;gap:40px}
  .listings{grid-template-columns:1fr 1fr}
  .steps{grid-template-columns:1fr 1fr}
}
@media (max-width:700px){
  body{font-size:17px}
  section{padding:68px 0}
  .wrap{padding:0 20px}
  .hero-grid{padding:60px 20px 68px}
  .hero::after{content:"";position:absolute;right:-180px;top:-200px;width:720px;height:720px;border-radius:50%;background:radial-gradient(closest-side,rgba(230,207,139,.16),rgba(230,207,139,0));pointer-events:none}
  .wordmark{font-size:1.25rem}
  .wordmark .wm-role{font-size:.68rem}
  .hero-wordmark{font-size:1.5rem}
  .listings,.steps,.buyer-grid,.news-form{grid-template-columns:1fr}
  .hero-ctas .btn{width:100%;justify-content:center}
  .panel,.about-panel{padding:28px 22px}
  .reason{padding:22px 20px 20px 70px}
  .reason::before{left:20px;font-size:1.8rem}
  .foot-grid{grid-template-columns:1fr;gap:28px}
  .section-head{margin-bottom:36px}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.btn,.contact-list a{transition:none}}

/* Tap-to-call + photos (Oct 2026) */
a.tw-badge:hover{border-color:var(--gold)}
.header-call{display:inline-flex;align-items:center;gap:8px;margin-left:auto;margin-right:-6px;text-decoration:none;color:var(--green);font-weight:700;font-size:.98rem;white-space:nowrap}
.header-call svg{width:18px;height:18px;flex:none}
.header-call:hover{color:var(--gold-text)}
.nav .nav-links{gap:24px}
.hero-call{margin:22px 0 0}
.hero-call a{display:inline-flex;align-items:center;gap:10px;color:#fff;text-decoration:none;font-size:1.05rem}
.hero-call svg{width:20px;height:20px;color:var(--gold-light)}
.hero-call strong{color:var(--gold-light);border-bottom:1px solid rgba(230,207,139,.5)}
.hero-call a:hover strong{border-bottom-color:var(--gold-light)}
.about-photo img{aspect-ratio:auto;object-position:center}
.avatar{border-radius:50%;object-fit:cover;flex:none}
.contact-side{display:grid;gap:14px}
.contact-card{display:grid;grid-template-columns:64px 1fr;align-items:center;gap:6px 18px;padding:22px;background:var(--green);color:#fff;border-radius:var(--radius);box-shadow:var(--shadow);border-bottom:4px solid var(--gold)}
.contact-card .avatar{width:64px;height:64px;box-shadow:0 0 0 3px var(--gold-light)}
.contact-card strong{display:block;font-family:var(--serif);font-weight:400;font-size:1.45rem;line-height:1.15}
.contact-card span{color:var(--gold-light);font-size:.95rem;font-weight:600}
.contact-card .btn{grid-column:1/-1;justify-content:center;margin-top:12px;background:var(--gold);color:var(--green)}
.contact-card .btn:hover{background:var(--gold-hover)}
.foot-person{display:flex;align-items:center;gap:14px;margin-top:22px}
.foot-person .avatar{width:56px;height:56px;box-shadow:0 0 0 2px var(--gold-light)}
.foot-phone{display:inline-flex;align-items:center;gap:8px;color:#fff;font-weight:700;font-size:1.05rem;text-decoration:none}
.foot-phone svg{width:17px;height:17px;color:var(--gold-light)}
.foot-phone:hover{color:var(--gold-light)}
.socials{display:flex;gap:10px;margin-top:8px}
.socials a{width:34px;height:34px;border-radius:50%;display:grid;place-items:center;border:1px solid rgba(255,255,255,.25);color:#fff}
.socials a:hover{border-color:var(--gold-light);color:var(--gold-light)}
.socials svg{width:17px;height:17px}
.foot-person + .tw-badge{display:flex;width:max-content}
@media (max-width:1020px){.header-call{margin-right:0}}
@media (max-width:700px){.header-call span{display:none}.header-call{width:44px;height:44px;justify-content:center;border-radius:50%;background:var(--cream)}.header-call svg{width:20px;height:20px}}
.nav-links a,.header-badge,.header-call{white-space:nowrap}
.nav .nav-links{gap:20px}
.header-call{margin-right:-2px}
@media (max-width:1280px) and (min-width:1021px){.header-call span{display:none}}
.header-call{flex:none}
@media (max-width:700px){.nav{gap:6px}.header-call{width:42px;height:42px}}
@media (max-width:380px){.site-header .wordmark{gap:8px}.site-header .wordmark .wm-role{letter-spacing:.12em}.nav-toggle{padding:6px}}
@media (max-width:340px){.site-header .wordmark .wm-bar,.site-header .wordmark .wm-role{display:none}}

/* Newsletter sign-up: real FormSubmit form (Oct 2026) */
.news-form input[type=tel],.news-form select{width:100%;font:inherit;font-size:1rem;padding:13px 16px;border-radius:10px;border:2px solid transparent;background:#fff;color:var(--black)}
.news-form select{appearance:none;-webkit-appearance:none;padding-right:42px;cursor:pointer;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231F3D2B' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E") no-repeat right 14px center/16px}
.news-form select:focus{outline:none;border-color:var(--green)}
.news-form label .opt{text-transform:none;letter-spacing:0;font-weight:600;opacity:.75}
.news-form .btn{margin-top:6px}

/* Footer links */
.foot-links{display:flex;flex-wrap:wrap;gap:8px 26px;padding:22px 0 4px;font-weight:600}
.foot-links a{color:#fff;text-decoration:none}
.foot-links a:hover{color:var(--gold-light)}
.nav-links a[aria-current=page]{color:var(--gold-text)}

/* Newsletter page */
.nl-hero{position:relative;background:var(--green);color:#fff;overflow:hidden;padding:84px 0 128px}
.nl-hero::after{content:"";position:absolute;right:-160px;top:-220px;width:680px;height:680px;border-radius:50%;background:radial-gradient(closest-side,rgba(230,207,139,.16),rgba(230,207,139,0));pointer-events:none}
.nl-hero .wrap{position:relative;z-index:1}
.nl-hero .eyebrow{color:var(--gold-light)}
.nl-hero .eyebrow::before{background:var(--gold-light)}
.nl-hero h1{color:#fff;max-width:16ch;margin-bottom:18px}
.nl-hero h1 em{font-style:italic;color:var(--gold-light)}
.nl-hero .lede{color:rgba(255,255,255,.86);max-width:56ch}
.nl-meta{list-style:none;margin:30px 0 0;padding:0;display:flex;flex-wrap:wrap;gap:10px}
.nl-meta li{font-size:.8rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:7px 14px;border-radius:999px;border:1px solid rgba(230,207,139,.45);color:var(--gold-light)}
.nl-intro{padding:0;position:relative;z-index:2;background:var(--ivory)}
.nl-letter{margin:-72px auto 0;max-width:880px;background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);border-top:5px solid var(--gold);padding:44px 52px 40px;display:grid;grid-template-columns:96px 1fr;gap:30px}
.nl-letter .avatar{width:96px;height:96px;box-shadow:0 0 0 3px var(--gold-light)}
.nl-letter .eyebrow{margin-bottom:12px}
.nl-letter h2{font-size:clamp(1.7rem,2.6vw,2.15rem);margin-bottom:18px}
.nl-letter p{font-size:1.1rem}
.nl-sign{margin:22px 0 0;line-height:1.3}
.nl-sign span{display:block;color:var(--muted)}
.nl-sign strong{display:block;font-family:var(--serif);font-weight:400;font-size:1.9rem;color:var(--green);margin-top:4px}
.nl-sign small{display:block;color:var(--muted);font-size:.92rem;margin-top:4px}
.nl-intro + section{padding-top:88px}
.listing .ref{font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-text);margin:0 0 6px}
.nl-sell{background:var(--cream)}
.nl-sell-card{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center;background:var(--green);color:#fff;border-radius:var(--radius);padding:56px;box-shadow:var(--shadow);position:relative;overflow:hidden;border-bottom:5px solid var(--gold)}
.nl-sell-card h2{color:#fff}
.nl-sell-card .eyebrow{color:var(--gold-light)}
.nl-sell-card .eyebrow::before{background:var(--gold-light)}
.nl-sell-card .lede{color:rgba(255,255,255,.86)}
.nl-sell-ctas{display:flex;flex-wrap:wrap;gap:14px;margin-top:26px}
.nl-sell-list{list-style:none;margin:0;padding:0;display:grid;gap:14px}
.nl-sell-list li{background:rgba(255,255,255,.07);border:1px solid rgba(230,207,139,.28);border-radius:12px;padding:20px 22px 20px 64px;position:relative}
.nl-sell-list li::before{content:"";position:absolute;left:20px;top:22px;width:26px;height:26px;border-radius:50%;background:var(--gold) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231F3D2B' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 12.5l4 4 8-9'/%3E%3C/svg%3E") no-repeat center/14px}
.nl-sell-list strong{display:block;color:#fff;font-size:1.08rem;margin-bottom:2px}
.nl-sell-list span{display:block;color:rgba(255,255,255,.8);font-size:.98rem;line-height:1.5}
.nl-signup{padding:84px 0}
.thanks{padding:110px 0 120px}
.thanks-card{max-width:760px;margin:0 auto;text-align:center;background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);border-top:5px solid var(--gold);padding:56px 48px 48px}
.thanks-card .tick{width:72px;height:72px;border-radius:50%;margin:0 auto 24px;background:var(--green);display:grid;place-items:center;box-shadow:0 0 0 5px var(--gold-soft)}
.thanks-card .tick svg{width:34px;height:34px;stroke:var(--gold-light)}
.thanks-card .eyebrow{justify-content:center}
.thanks-card .lede{margin:0 auto 1em}
.thanks-ctas{display:flex;flex-wrap:wrap;justify-content:center;gap:14px;margin-top:30px}
@media (max-width:1020px){
  .nl-sell-card{grid-template-columns:1fr;gap:34px;padding:44px 36px}
}
@media (max-width:700px){
  .nl-hero{padding:56px 0 104px}
  .nl-letter{grid-template-columns:1fr;gap:18px;padding:32px 22px 30px;margin-top:-64px}
  .nl-letter .avatar{width:76px;height:76px}
  .nl-sell-card{padding:34px 22px}
  .nl-sell-ctas .btn,.thanks-ctas .btn{width:100%;justify-content:center}
  .nl-signup{padding:64px 0}
  .thanks{padding:64px 0 76px}
  .thanks-card{padding:40px 22px 34px}
}

/* Header fit with the Newsletter link (Oct 2026) */
.brand-wrap,.header-badge{flex:none}
.header-badge img{flex:none}
@media (max-width:1480px) and (min-width:1021px){.header-call span{display:none}.header-call{width:42px;height:42px;justify-content:center;border-radius:50%;background:var(--cream)}}
@media (max-width:1300px) and (min-width:1021px){.nav .nav-links{gap:16px}.nav-links a{font-size:.94rem}.nav-links .btn{padding:10px 16px}}
.nl-hero-grid{display:grid;grid-template-columns:1.25fr .85fr;gap:56px;align-items:center}
.nl-toc{background:rgba(255,255,255,.06);border:1px solid rgba(230,207,139,.3);border-radius:var(--radius);padding:28px 28px 14px}
.nl-toc-title{font-size:.8rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-light);margin:0 0 10px}
.nl-toc ol{list-style:none;margin:0;padding:0}
.nl-toc li{border-top:1px solid rgba(255,255,255,.14)}
.nl-toc a{display:flex;gap:16px;align-items:baseline;padding:14px 0;color:#fff;text-decoration:none}
.nl-toc a:hover strong{color:var(--gold-light)}
.nl-toc .n{font-family:var(--serif);font-size:1.5rem;color:var(--gold-light);line-height:1;min-width:2ch}
.nl-toc strong{display:block;font-weight:700;font-size:1.05rem;line-height:1.3}
.nl-toc small{display:block;color:rgba(255,255,255,.72);font-size:.92rem}
@media (max-width:1020px){.nl-hero-grid{grid-template-columns:1fr;gap:36px}}
@media (max-width:700px){.nl-toc{padding:22px 20px 8px}}