:root{
  --bg:#f7f3e9;
  --fg:#1f2937;
  --muted:#6b7280;
  --teal:#0ea5a3;
  --coral:#ff6b6b;
  --card:#ffffff;
  --ring: rgba(14,165,163,.25);
  --shadow: 0 8px 30px rgba(31,41,55,.08);
}

*{box-sizing:border-box}
html,body{margin:0;padding:0}
body{
  font-family: ui-sans-serif, system-ui, -apple-system, Segoe UI, Roboto, Helvetica, Arial, "Apple Color Emoji","Segoe UI Emoji";
  color:var(--fg);
  background:var(--bg);
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
}

a{color:var(--teal);text-decoration:none}
a:hover{text-decoration:underline}

.container{width:min(1100px,92vw);margin-inline:auto}

.site-header{
  position:sticky; top:0; z-index:10;
  background:rgba(247,243,233,.8);
  backdrop-filter:saturate(180%) blur(8px);
  box-shadow: 0 1px 0 rgba(31,41,55,.08);
  display:flex; align-items:center; justify-content:space-between;
  padding:10px 16px;
}
.brand{display:flex; align-items:center; gap:10px; font-weight:700; color:var(--fg)}
.brand img{width:28px;height:28px}
.nav{display:flex; gap:14px; align-items:center}
.nav a{padding:8px 10px; border-radius:999px}
.nav .btn{padding:8px 14px}

.hero{
  padding:84px 0 64px;
  background:
    radial-gradient(80% 40% at 20% 0%, rgba(14,165,163,.25), transparent 80%),
    radial-gradient(60% 30% at 90% 10%, rgba(255,107,107,.25), transparent 80%);
}
.hero-inner{width:min(1100px,92vw);margin:0 auto; text-align:center}
.hero .hero-mark{width:min(680px,92vw); display:block; margin:0 auto 8px; filter: drop-shadow(0 20px 60px rgba(14,165,163,.18));}
.hero h1{font-size: clamp(28px, 5vw, 48px); line-height:1.15; margin:10px 0 10px}
.hero p{color:var(--muted); max-width:800px; margin:0 auto 20px}
.hero-cta{display:flex; gap:12px; justify-content:center; flex-wrap:wrap}

.btn{
  background:linear-gradient(135deg, var(--teal), var(--coral));
  color:white; border:none; border-radius:999px;
  padding:10px 18px; font-weight:700; box-shadow:var(--shadow);
}
.btn:hover{opacity:.95; text-decoration:none}
.btn:focus{outline:3px solid var(--ring); outline-offset:2px}
.btn-outline{background:transparent; color:var(--teal); border:2px solid var(--teal)}

.section{padding:64px 0}
.section.alt{background:#fff}
.two-col{display:grid; grid-template-columns: 1.4fr 1fr; gap:28px}
.grid-3{display:grid; grid-template-columns: repeat(3,1fr); gap:20px}
.cards{display:grid; grid-template-columns: repeat(3,1fr); gap:20px}
.card{
  background:var(--card); border-radius:18px; padding:20px; box-shadow:var(--shadow);
}
.pill-row{display:flex; gap:8px; flex-wrap:wrap}
.pill{padding:6px 10px; border-radius:999px; background:rgba(14,165,163,.12); color:var(--teal); font-weight:600}

.checklist{padding-left:18px}
.checklist li{margin:8px 0}

.property .img.ph{
  height:160px; border-radius:16px;
  background:
    linear-gradient(135deg, rgba(14,165,163,.16), rgba(255,107,107,.16)),
    url('data:image/svg+xml;utf8,<svg xmlns=\"http://www.w3.org/2000/svg\" width=\"400\" height=\"160\"><rect width=\"400\" height=\"160\" fill=\"%23f7f3e9\"/><path d=\"M0 120 L400 90 L400 160 L0 160 Z\" fill=\"%23d1d5db\"/></svg>');
  background-size: cover;
  box-shadow:var(--shadow);
}

.bios{list-style:none; padding:0; margin:0}
.bios li{margin:12px 0}

.form .field{display:flex; flex-direction:column; gap:6px; margin-bottom:14px}
input, textarea{
  border:1px solid #e5e7eb; border-radius:12px; padding:12px; font-size:16px;
  background:#fff; color:var(--fg);
}
input:focus, textarea:focus{outline:3px solid var(--ring); border-color:transparent}

.status{min-height:20px; color:var(--muted)}

.site-footer{padding:28px 0; border-top:1px solid #e5e7eb; background:#fff}
.site-footer .container{display:flex; align-items:center; justify-content:space-between}
.to-top{display:inline-block; padding:6px 10px; border-radius:999px; background:rgba(14,165,163,.12); color:var(--teal)}

@media (max-width: 900px){
  .two-col{grid-template-columns: 1fr}
  .grid-3{grid-template-columns: 1fr}
  .cards{grid-template-columns: 1fr}
  .site-header{gap:8px; flex-wrap:wrap}
  .nav{width:100%; justify-content:flex-end; flex-wrap:wrap}
}