:root{
  --ink:#24392f;--ink-2:#1b2b23;--cream:#f6f4ee;--paper:#fffdf8;--sand:#ebede4;--muted:#5f675e;--line:#d9dccf;
  --sage:#788363;--sage-light:#b9c39f;--gold:#b88746;--radius:14px;--shadow:0 1px 2px rgba(20,35,28,.06),0 8px 24px rgba(20,35,28,.06);
  --serif:Georgia,"Times New Roman",serif;--sans:-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  --wrap:1240px;--gutter:clamp(16px,5vw,48px)
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:90px}
body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid var(--gold);outline-offset:3px}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.1;letter-spacing:-.02em;margin:0}
h1{font-size:clamp(40px,5.4vw,72px)}
h2{font-size:clamp(32px,3.8vw,50px)}
h3{font-size:22px;letter-spacing:-.01em}
h4{font-size:12px;letter-spacing:.14em;text-transform:uppercase;margin:0 0 14px}
em{font-style:italic;color:var(--sage)}
p{margin:0 0 1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gutter)}
.section{padding:clamp(56px,8vw,104px) 0}
.section.tint{background:var(--sand)}
.section.dark{background:var(--ink);color:var(--cream)}
.section.dark em{color:var(--sage-light)}
.eyebrow{font-size:11px;letter-spacing:.18em;font-weight:700;text-transform:uppercase;margin:0 0 16px;color:var(--ink)}
.dark .eyebrow{color:var(--sage-light)}
.lead{font-size:clamp(17px,1.5vw,20px);color:var(--muted);max-width:620px}
.dark .lead,.dark p{color:#d5dacd}
.muted{color:var(--muted)}
.section-head{display:flex;justify-content:space-between;align-items:end;gap:24px;margin-bottom:36px;flex-wrap:wrap}
.section-head h2{max-width:720px}
.skip{position:absolute;left:-999px;top:8px;background:var(--ink);color:#fff;padding:10px 14px;z-index:100}
.skip:focus{left:8px}

/* Buttons */
.btn{display:inline-flex;align-items:center;gap:12px;background:var(--ink);color:#fff;text-decoration:none;padding:15px 24px;border-radius:999px;font-size:15px;font-weight:600;min-height:50px;border:1px solid var(--ink);cursor:pointer;transition:transform .15s,background .15s}
.btn:hover{background:var(--ink-2);transform:translateY(-1px)}
.btn.light{background:var(--cream);color:var(--ink);border-color:var(--cream)}
.btn.outline{background:transparent;color:inherit;border-color:currentColor}
.btn.outline:hover{background:rgba(255,255,255,.08)}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;align-items:center}
.text-link{font-size:14px;font-weight:600;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:2px}
.text-link:hover{color:var(--sage)}

/* Header */
#site-header{position:sticky;top:0;z-index:50;background:rgba(246,244,238,.92);backdrop-filter:saturate(1.4) blur(10px);-webkit-backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid transparent;transition:border-color .2s}
#site-header.scrolled{border-color:var(--line)}
.header-inner{max-width:var(--wrap);margin:auto;padding:16px var(--gutter);display:flex;align-items:center;gap:28px}
.brand{font-family:var(--serif);letter-spacing:.16em;font-size:22px;line-height:1.2;text-decoration:none;white-space:nowrap}
.brand span{display:block;font:600 8.5px var(--sans);letter-spacing:.3em;margin-top:6px;color:var(--muted)}
.brand.light span{color:var(--sage-light)}
.main-nav{display:flex;gap:4px;margin-left:auto}
.main-nav a{text-decoration:none;font-size:15px;padding:8px 14px;border-radius:999px}
.main-nav a:hover{background:var(--sand)}
.main-nav a[aria-current=page]{background:var(--ink);color:#fff}
.header-call{display:inline-flex;align-items:center;gap:8px;text-decoration:none;font-weight:700;font-size:15px;border:1px solid var(--ink);border-radius:999px;padding:9px 16px;white-space:nowrap}
.header-call:hover{background:var(--ink);color:#fff}
.header-call .ico{font-size:13px}
.menu-btn{display:none;margin-left:auto;background:none;border:0;width:44px;height:44px;padding:10px;cursor:pointer}
.menu-btn span{display:block;height:2px;background:var(--ink);margin:6px 0;transition:transform .2s,opacity .2s}
.nav-open .menu-btn span:nth-child(1){transform:translateY(8px) rotate(45deg)}
.nav-open .menu-btn span:nth-child(2){opacity:0}
.nav-open .menu-btn span:nth-child(3){transform:translateY(-8px) rotate(-45deg)}

/* Hero */
.hero{padding:clamp(24px,4vw,56px) 0 clamp(48px,6vw,80px)}
.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(28px,5vw,72px);align-items:center}
.hero .lead{margin:22px 0 30px}
.hero-meta{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:30px;font-size:14px;color:var(--muted)}
.hero-meta strong{color:var(--ink)}
.portrait{position:relative;border-radius:var(--radius);overflow:hidden;aspect-ratio:4/4.6;background:#dfe2d6;box-shadow:var(--shadow)}
.portrait img{width:100%;height:100%;object-fit:cover;object-position:center 15%}
.portrait-tag{position:absolute;left:16px;right:16px;bottom:16px;background:rgba(255,253,248,.94);border-radius:12px;padding:14px 18px;display:flex;justify-content:space-between;align-items:center;gap:12px;font-size:14px}
.portrait-tag .stars{color:var(--gold);letter-spacing:2px}
.portrait-tag b{font-family:var(--serif);font-size:22px;font-weight:400}
.page-hero{padding:clamp(36px,6vw,80px) 0 clamp(28px,4vw,48px)}
.page-hero .lead{margin-top:18px}

/* Quick action tiles */
.quick{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.tile{display:flex;flex-direction:column;gap:10px;background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:24px;text-decoration:none;transition:transform .15s,box-shadow .15s,border-color .15s;min-height:190px}
.tile:hover{transform:translateY(-3px);box-shadow:var(--shadow);border-color:var(--sage-light)}
.tile .num{font-size:12px;color:var(--muted);letter-spacing:.1em}
.tile h3{font-size:24px}
.tile p{font-size:14px;color:var(--muted);margin:0}
.tile .go{margin-top:auto;font-weight:700;font-size:14px}

/* Cards */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.grid.four{grid-template-columns:repeat(4,1fr)}
.card{background:var(--paper);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column}
.card-img{position:relative;display:block;aspect-ratio:3/2;overflow:hidden;background:#dfe2d6}
.card-img img{width:100%;height:100%;object-fit:cover;transition:transform .4s}
.card-img:hover img{transform:scale(1.04)}
.badge{position:absolute;top:14px;left:14px;background:var(--paper);color:var(--ink);font-size:11px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:6px 11px;border-radius:999px}
.badge.auction{background:var(--gold);color:#fff}
.badge.new{background:var(--ink);color:#fff}
.badge.sold-badge{background:#9b3d2e;color:#fff}
.card-body{padding:22px;display:flex;flex-direction:column;flex:1}
.card-body .eyebrow{font-size:10px;margin-bottom:8px;color:var(--muted)}
.price{font-weight:700;font-size:17px;margin:10px 0 12px}
.feats{list-style:none;display:flex;gap:16px;padding:0;margin:0 0 18px;font-size:14px;color:var(--muted)}
.feats b{color:var(--ink)}
.card-actions{margin-top:auto;display:flex;flex-wrap:wrap;gap:8px;padding-top:16px;border-top:1px solid var(--line)}
.btn-sm{display:inline-flex;align-items:center;font-size:13px;font-weight:600;text-decoration:none;padding:9px 13px;border-radius:999px;background:var(--ink);color:#fff;border:1px solid var(--ink)}
.btn-sm.ghost{background:transparent;color:var(--ink)}
.btn-sm.ghost:hover{background:var(--sand)}
.btn-sm.link{background:none;border-color:transparent;color:var(--ink);padding-left:4px;padding-right:4px;text-decoration:underline;text-underline-offset:3px}
.card.sold .card-body{padding:18px}
.card.sold h3{font-size:19px}
.card.sold .feats{margin-bottom:0}
.empty{grid-column:1/-1;background:var(--paper);padding:28px;border-radius:var(--radius)}

/* Filters */
.filters{display:flex;flex-wrap:wrap;gap:12px;align-items:center;background:var(--paper);border:1px solid var(--line);border-radius:999px;padding:10px 14px 10px 22px;margin-bottom:28px}
.filters label{font-size:13px;font-weight:600;display:flex;align-items:center;gap:8px}
.filters select{font:inherit;font-size:14px;border:1px solid var(--line);border-radius:999px;padding:8px 12px;background:var(--cream)}
.filters .check{font-weight:500}
.filters #result-count{margin-left:auto;font-size:13px;color:var(--muted)}

/* Split / feature blocks */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,6vw,90px);align-items:start}
.steps{list-style:none;padding:0;margin:0;counter-reset:s}
.steps li{counter-increment:s;display:grid;grid-template-columns:48px 1fr;gap:16px;padding:22px 0;border-top:1px solid var(--line)}
.steps li:last-child{border-bottom:1px solid var(--line)}
.dark .steps li{border-color:rgba(255,255,255,.15)}
.steps li::before{content:counter(s,decimal-leading-zero);font-family:var(--serif);font-size:24px;color:var(--sage)}
.steps h3{font-size:21px;margin-bottom:6px}
.steps p{font-size:15px;color:var(--muted);margin:0 0 8px}
.dark .steps p{color:#cfd5c7}
.panel{background:var(--paper);border-radius:var(--radius);padding:clamp(22px,3vw,36px);box-shadow:var(--shadow)}
.panel.dark-panel{background:var(--ink);color:var(--cream)}
.panel h3{margin-bottom:10px}
.panel p{color:var(--muted);font-size:15px}
.panel.dark-panel p{color:#d5dacd}
.link-list{list-style:none;padding:0;margin:16px 0 0}
.link-list li{border-top:1px solid var(--line)}
.link-list a{display:flex;justify-content:space-between;gap:12px;padding:14px 0;text-decoration:none;font-weight:600}
.link-list a:hover{color:var(--sage)}
.link-list small{display:block;font-weight:400;color:var(--muted);font-size:13px}

/* Stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin-top:40px}
.stat{border-top:1px solid rgba(255,255,255,.2);padding-top:18px}
.stat b{display:block;font-family:var(--serif);font-weight:400;font-size:clamp(34px,4vw,48px);line-height:1}
.stat span{font-size:13px;color:#cfd5c7}
.section:not(.dark) .stat{border-color:var(--line)}
.section:not(.dark) .stat span{color:var(--muted)}

/* Reviews */
.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.review{margin:0;background:var(--paper);border-radius:var(--radius);padding:26px;box-shadow:var(--shadow);display:flex;flex-direction:column}
.review .stars{color:var(--gold);letter-spacing:3px;margin-bottom:12px}
.review blockquote{margin:0 0 16px;font-family:var(--serif);font-size:19px;line-height:1.4}
.review figcaption{margin-top:auto;font-size:12px;color:var(--muted)}
.rating-line .stars,.stars{color:var(--gold)}

/* Areas */
.areas{list-style:none;padding:0;margin:20px 0 0;display:flex;flex-wrap:wrap;gap:8px}
.areas li{border:1px solid var(--line);border-radius:999px;padding:7px 14px;font-size:14px;background:var(--paper)}
.dark .areas li{background:transparent;border-color:rgba(255,255,255,.25)}

/* CTA band */
.cta{text-align:center}
.cta h2{font-size:clamp(36px,5vw,64px)}
.cta .lead{margin:18px auto 30px}
.cta .btn-row{justify-content:center}
.big-phone{display:inline-block;font-family:var(--serif);font-size:clamp(28px,4vw,40px);text-decoration:none;margin:4px 0 26px}

/* Contact & form */
.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(28px,5vw,72px);align-items:start}
.contact-methods{display:grid;gap:12px;margin:26px 0}
.method{display:flex;align-items:center;gap:16px;background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:16px 18px;text-decoration:none;transition:border-color .15s}
.method:hover{border-color:var(--sage)}
.method .ic{width:44px;height:44px;border-radius:50%;background:var(--ink);color:#fff;display:grid;place-items:center;font-size:18px;flex:none}
.method b{display:block;font-size:16px}
.method small{color:var(--muted);font-size:13px}
form.enquiry{background:var(--paper);border-radius:var(--radius);padding:clamp(22px,3vw,36px);box-shadow:var(--shadow)}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.field{display:flex;flex-direction:column;gap:6px;margin-bottom:14px}
.field label{font-size:13px;font-weight:700}
.field label small{font-weight:400;color:var(--muted)}
.field input,.field select,.field textarea{font:inherit;font-size:16px;border:1px solid #cdd1c3;border-radius:10px;padding:12px 14px;background:#fff;color:var(--ink);width:100%}
.field textarea{min-height:120px;resize:vertical}
.field input[type=checkbox],.field input[type=radio]{width:18px;height:18px;padding:0;margin:0;flex:none;border-radius:4px}
.radio-row label{white-space:nowrap}
.radio-row{display:flex;flex-wrap:wrap;gap:8px}
.radio-row label{display:flex;align-items:center;gap:6px;border:1px solid #cdd1c3;border-radius:999px;padding:8px 14px;font-weight:500;cursor:pointer}
.radio-row input{accent-color:var(--ink)}
.form-actions{display:flex;flex-wrap:wrap;gap:10px;margin-top:8px}
.form-note{font-size:12.5px;color:var(--muted);margin:14px 0 0}
.form-done{margin-top:14px;background:var(--sand);border-radius:10px;padding:12px 14px;font-size:14px}
.office-card{margin-top:22px;font-size:14px;color:var(--muted)}
.office-card strong{color:var(--ink)}
.map-frame{width:100%;height:260px;border:0;border-radius:var(--radius);margin-top:16px;background:#dfe2d6}

/* About */
.about-photo{border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);aspect-ratio:1}
.about-photo img{width:100%;height:100%;object-fit:cover}
.profiles{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:12px;margin-top:24px}
.profiles a{display:flex;justify-content:space-between;align-items:center;background:var(--paper);border:1px solid var(--line);border-radius:12px;padding:16px 18px;text-decoration:none;font-weight:600}
.profiles a small{display:block;font-weight:400;color:var(--muted);font-size:12.5px}
.profiles a:hover{border-color:var(--sage)}

/* FAQ */
details.faq{border-top:1px solid var(--line);padding:18px 0}
details.faq:last-child{border-bottom:1px solid var(--line)}
details.faq summary{cursor:pointer;font-weight:600;font-size:17px;list-style:none;display:flex;justify-content:space-between;gap:16px}
details.faq summary::after{content:"+";font-size:22px;line-height:1;color:var(--sage)}
details.faq[open] summary::after{content:"–"}
details.faq p{color:var(--muted);margin:12px 0 0;font-size:15px}

/* Save contact / QR */
.vcard-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(28px,5vw,72px);align-items:center}
.vcard{background:var(--paper);border-radius:20px;box-shadow:var(--shadow);padding:26px;max-width:380px;justify-self:center;width:100%;text-align:center}
.vcard-top{display:flex;gap:14px;align-items:center;text-align:left;padding-bottom:18px;border-bottom:1px solid var(--line)}
.vcard-top img{width:64px;height:64px;border-radius:50%;object-fit:cover;object-position:center 15%}
.vcard-top b{display:block;font-family:var(--serif);font-weight:400;font-size:22px}
.vcard-top span{display:block;font-size:12.5px;color:var(--muted);line-height:1.4}
.qr{width:200px;height:200px;margin:22px auto 6px;padding:10px;background:#fff;border-radius:12px}
.qr img,.qr canvas{width:100%!important;height:100%!important}
.qr-hint{font-size:12px;color:var(--muted);margin:0 0 14px}
.vcard-lines{list-style:none;padding:0;margin:0;text-align:left;font-size:14px}
.vcard-lines li{display:flex;justify-content:space-between;gap:12px;padding:9px 0;border-top:1px solid var(--line)}
.vcard-lines span{color:var(--muted)}
.vcard-lines a{text-decoration:none;font-weight:600;word-break:break-all}
@media (max-width:860px){.vcard-grid{grid-template-columns:1fr}}

/* Newsletter */
.newsletter{background:var(--sand);padding:clamp(48px,7vw,88px) 0;border-top:1px solid var(--line)}
.nl-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,72px);align-items:center}
.nl-grid .lead{margin-top:16px}
.nl-form{background:var(--paper);border-radius:var(--radius);padding:clamp(22px,3vw,32px);box-shadow:var(--shadow)}
.nl-interests{border:0;padding:0;margin:0 0 14px}
.nl-interests legend{font-size:13px;font-weight:700;margin-bottom:8px;padding:0}
.nl-interests legend small{font-weight:400;color:var(--muted)}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:13px;color:var(--muted);margin:4px 0 18px;cursor:pointer}
.consent input{width:18px;height:18px;margin-top:1px;flex:none;accent-color:var(--ink)}
.hp{position:absolute!important;left:-9999px!important}
.nl-msg{margin:14px 0 0;padding:12px 14px;border-radius:10px;font-size:14px}
.nl-msg.ok{background:#e3ecd9;color:var(--ink)}
.nl-msg.err{background:#f6e3df;color:#7a2e22}
@media (max-width:860px){.nl-grid{grid-template-columns:1fr}}

/* Sold gallery */
.gallery-bar{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:12px;margin-bottom:22px}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip{font:inherit;font-size:14px;font-weight:600;border:1px solid var(--line);background:var(--paper);color:var(--ink);border-radius:999px;padding:8px 15px;cursor:pointer}
.chip:hover{border-color:var(--sage)}
.chip.on{background:var(--ink);border-color:var(--ink);color:#fff}
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.g-item{position:relative;display:block;padding:0;border:0;border-radius:var(--radius);overflow:hidden;cursor:zoom-in;aspect-ratio:3/2;background:#dfe2d6;font:inherit;text-align:left;box-shadow:var(--shadow)}
.g-item img{width:100%;height:100%;object-fit:cover;transition:transform .4s}
.g-item:hover img{transform:scale(1.05)}
.g-cap{position:absolute;left:0;right:0;bottom:0;padding:40px 16px 14px;background:linear-gradient(transparent,rgba(20,32,26,.85));color:#fff;font-size:13px;line-height:1.35}
.g-cap b{display:block;font-family:var(--serif);font-weight:400;font-size:19px}
.lightbox{border:0;padding:0;border-radius:var(--radius);width:min(980px,94vw);max-height:92vh;background:var(--paper);color:var(--ink);overflow:auto}
.lightbox::backdrop{background:rgba(15,24,19,.8)}
.lb-inner{display:grid;grid-template-columns:1.5fr 1fr;position:relative}
.lb-media{position:relative;background:#111}
.lb-media img{width:100%;height:100%;object-fit:cover;aspect-ratio:3/2}
.lb-info{padding:28px}
.lb-info h3{font-size:26px}
.lb-count{font-size:12px;color:var(--muted);margin-top:16px}
.lb-close{position:absolute;top:10px;right:10px;z-index:2;width:40px;height:40px;border-radius:50%;border:0;background:var(--paper);font-size:26px;line-height:1;cursor:pointer;box-shadow:var(--shadow)}
.lb-prev,.lb-next{position:absolute;top:50%;transform:translateY(-50%);width:42px;height:42px;border-radius:50%;border:0;background:rgba(255,253,248,.9);font-size:28px;line-height:1;cursor:pointer}
.lb-prev{left:10px}.lb-next{right:10px}
/* Happy clients */
.happy{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.happy-card{margin:0;background:var(--paper);border-radius:var(--radius);box-shadow:var(--shadow);overflow:hidden;display:flex;flex-direction:column}
.happy-card.photo img{width:100%;aspect-ratio:4/3;object-fit:cover}
.happy-card figcaption{padding:18px 22px 22px;font-size:14px;color:var(--muted)}
.happy-card.photo figcaption b{display:block;font-family:var(--serif);font-weight:400;font-size:20px;color:var(--ink)}
.happy-card.photo q{display:block;margin-top:8px;font-style:italic;color:var(--ink)}
.happy-card.quote{padding:26px}
.happy-card.quote .stars{color:var(--gold);letter-spacing:3px;margin-bottom:12px}
.happy-card.quote blockquote{margin:0 0 16px;font-family:var(--serif);font-size:19px;line-height:1.4}
.happy-card.quote figcaption{padding:0;margin-top:auto;font-size:12px}
@media (max-width:1080px){.gallery,.happy{grid-template-columns:repeat(2,1fr)}}
@media (max-width:760px){.lb-inner{grid-template-columns:1fr}.lb-info{padding:20px}}
@media (max-width:640px){.gallery,.happy{grid-template-columns:1fr}}

/* Selling tips & checklist */
.tips{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.tip{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:24px}
.tip-n{font-family:var(--serif);font-size:22px;color:var(--sage)}
.tip h3{font-size:21px;margin:10px 0 8px}
.tip p{font-size:14.5px;color:var(--muted);margin:0}
.check-tools{display:flex;flex-wrap:wrap;align-items:center;gap:10px}
.check-progress{display:flex;align-items:center;gap:10px;font-size:13px;font-weight:600;margin-right:6px}
.check-progress .bar{width:140px;height:8px;background:var(--line);border-radius:99px;overflow:hidden}
.check-progress .bar span{display:block;height:100%;width:0;background:var(--sage);transition:width .25s}
.checklist{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.check-group{margin:0;border:0;background:var(--paper);border-radius:var(--radius);padding:22px 24px;box-shadow:var(--shadow);min-width:0}
.check-group legend{float:left;width:100%;padding:0;margin-bottom:10px}
.check-group legend span{font-family:var(--serif);font-size:22px}
.check-group label{display:flex;gap:12px;align-items:flex-start;padding:11px 0;border-top:1px solid var(--line);font-size:15px;cursor:pointer;clear:both}
.check-group input{width:20px;height:20px;margin:2px 0 0;flex:none;accent-color:var(--ink);cursor:pointer}
.check-group label.done{color:var(--muted);text-decoration:line-through;text-decoration-color:var(--sage-light)}
@media (max-width:1080px){.tips{grid-template-columns:repeat(2,1fr)}}
@media (max-width:860px){.checklist{grid-template-columns:1fr}}
@media (max-width:640px){.tips{grid-template-columns:1fr}.check-progress{width:100%}.check-progress .bar{flex:1}}
@media print{
  #site-header,#site-footer,.mobile-bar,.skip,.check-tools,body[data-page=sell] main>section:not(#checklist){display:none!important}
  body{background:#fff;padding:0}
  .section.tint{background:#fff;padding:0}
  .checklist{grid-template-columns:1fr 1fr;gap:12px}
  .check-group{box-shadow:none;border:1px solid #ccc;break-inside:avoid;padding:14px}
  .check-group label{padding:6px 0;font-size:12px}
  .check-group label.done{text-decoration:none;color:#000}
}

/* Market news / blog */
.market-stats{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;margin-top:34px}
.mstat{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:18px 20px}
.mstat .label{display:block;font-size:12px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}
.mstat b{display:block;font-family:var(--serif);font-weight:400;font-size:clamp(30px,3.4vw,42px);line-height:1.15;margin:6px 0 2px}
.mstat small{font-size:13px;color:var(--muted)}
.blog-grid{display:grid;grid-template-columns:1fr 340px;gap:32px;align-items:start}
.blog-side{position:sticky;top:96px}
.post{background:var(--paper);border-radius:var(--radius);padding:clamp(22px,3.4vw,40px);box-shadow:var(--shadow);margin-bottom:24px;scroll-margin-top:96px}
.post h2{font-size:clamp(26px,2.8vw,36px);margin:12px 0 18px}
.post p{color:#3c4a42;font-size:16.5px;line-height:1.7}
.post strong{color:var(--ink)}
.post-meta{display:flex;gap:12px;align-items:center;font-size:13px;color:var(--muted)}
.tag{display:inline-block;background:var(--sand);color:var(--ink);font-size:11px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:5px 10px;border-radius:999px}
.post-sources{font-size:13px!important;color:var(--muted)!important;border-top:1px solid var(--line);padding-top:14px;margin-top:20px}
.post-sources a{color:var(--ink)}
.post .btn-row{margin-top:6px}
.post-teasers{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.post-teaser{display:flex;flex-direction:column;gap:10px;background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:24px;text-decoration:none;transition:transform .15s,box-shadow .15s}
.post-teaser:hover{transform:translateY(-3px);box-shadow:var(--shadow)}
.post-teaser .tag{align-self:flex-start}
.post-teaser h3{font-size:22px}
.post-teaser p{font-size:14.5px;color:var(--muted);margin:0}
.post-teaser .meta{margin-top:auto;font-size:13px;font-weight:600}
.disclaimer{font-size:12.5px;max-width:860px;margin-top:8px}
@media (max-width:1080px){.market-stats{grid-template-columns:repeat(2,1fr)}.post-teasers{grid-template-columns:1fr 1fr}}
@media (max-width:860px){.blog-grid{grid-template-columns:1fr}.blog-side{position:static}}
@media (max-width:640px){.post-teasers{grid-template-columns:1fr}.market-stats{gap:10px}.mstat{padding:14px}}

/* Footer */
#site-footer{background:var(--ink-2);color:#e6e9df;padding:64px 0 28px}
.footer-grid{max-width:var(--wrap);margin:auto;padding:0 var(--gutter);display:grid;grid-template-columns:1.3fr 1fr 1.3fr 1fr;gap:36px}
#site-footer a{text-decoration:none;color:#e6e9df}
#site-footer .footer-grid a:not(.brand){display:block;padding:4px 0;font-size:14px}
#site-footer a:hover{color:var(--sage-light)}
#site-footer h4{color:var(--sage-light)}
#site-footer .muted{color:#a9b2a4;font-size:14px;margin-top:16px}
#site-footer span.muted{display:block;font-size:13px;margin-top:4px}
.rating-line{font-size:14px}
.footer-bottom{max-width:var(--wrap);margin:44px auto 0;padding:22px var(--gutter) 0;border-top:1px solid rgba(255,255,255,.12);display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:12px;color:#a9b2a4}

.mobile-bar{display:none}

/* Responsive */
@media (max-width:1080px){
  .grid,.reviews{grid-template-columns:repeat(2,1fr)}
  .grid.four{grid-template-columns:repeat(2,1fr)}
  .quick{grid-template-columns:repeat(2,1fr)}
  .footer-grid{grid-template-columns:1fr 1fr}
  .header-call{display:none}
}
@media (max-width:860px){
  .menu-btn{display:block}
  /* backdrop-filter would trap the fixed menu inside the header on iPhone, so use a solid header on small screens */
  #site-header{backdrop-filter:none;-webkit-backdrop-filter:none;background:var(--cream)}
  .main-nav{display:none;position:fixed;top:var(--menu-top,77px);left:0;right:0;bottom:0;height:auto;overflow-y:auto;-webkit-overflow-scrolling:touch;background:var(--cream);flex-direction:column;padding:12px var(--gutter) 40px;gap:0;z-index:60;border-top:1px solid var(--line)}
  .nav-open .main-nav{display:flex}
  .nav-open{overflow:hidden}
  .nav-open .mobile-bar{display:none}
  .main-nav a{font-family:var(--serif);font-size:30px;padding:12px 0;border-radius:0;border-bottom:1px solid var(--line)}
  .main-nav a:hover{background:none}
  .main-nav a[aria-current=page]{background:none;color:var(--sage)}
  .hero-grid,.split,.contact-grid{grid-template-columns:1fr}
  .portrait{aspect-ratio:1/1.05;max-height:540px}
  .stats{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:640px){
  body{padding-bottom:76px}
  .brand{font-size:19px}
  .grid,.grid.four,.reviews,.quick{grid-template-columns:1fr}
  .tile{min-height:0}
  .form-row{grid-template-columns:1fr}
  .footer-grid{grid-template-columns:1fr}
  .filters{border-radius:var(--radius);padding:14px}
  .filters label{width:100%;justify-content:space-between}
  .filters #result-count{margin-left:0}
  .section-head{margin-bottom:24px}
  .btn{width:100%;justify-content:center}
  .btn-row .text-link{margin:6px auto}
  .mobile-bar{display:grid;grid-template-columns:1fr 1fr 1.4fr;gap:8px;position:fixed;left:0;right:0;bottom:0;z-index:40;background:rgba(246,244,238,.97);border-top:1px solid var(--line);padding:10px 12px calc(10px + env(safe-area-inset-bottom))}
  .mobile-bar a{text-align:center;text-decoration:none;font-weight:700;font-size:15px;padding:13px 6px;border-radius:999px;border:1px solid var(--ink)}
  .mobile-bar a.primary{background:var(--ink);color:#fff}
}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *{transition:none!important}
}
#site-footer a.footer-save{display:inline-block!important;margin:6px 0 8px;padding:7px 14px!important;border:1px solid rgba(255,255,255,.35);border-radius:999px;font-weight:600}
#site-footer a.footer-save:hover{background:rgba(255,255,255,.08)}