:root {
  --black: #181c1d;
  --charcoal: #303436;
  --green: #34711f;
  --green-dark: #245315;
  --leaf: #77a947;
  --orange: #f47c25;
  --rose: #e95264;
  --paper: #f7f8f3;
  --white: #ffffff;
  --soft: #e9ede5;
  --line: #d9dfd2;
  --muted: #5d6661;
  --shadow: 0 22px 60px rgba(24, 28, 29, 0.18);
  --radius: 8px;
  --max: 1180px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--black);
  background: var(--paper);
  font-family:
    Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.5;
}

body.modal-open {
  overflow: hidden;
}

a {
  color: inherit;
  text-decoration: none;
}

button {
  font: inherit;
}

.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;
}

.site-header {
  position: fixed;
  top: 16px;
  left: 50%;
  z-index: 20;
  display: flex;
  width: min(calc(100% - 32px), var(--max));
  min-height: 68px;
  align-items: center;
  justify-content: space-between;
  padding: 8px 10px 8px 12px;
  border: 1px solid rgba(255, 255, 255, 0.24);
  border-radius: var(--radius);
  color: var(--white);
  background: rgba(24, 28, 29, 0.74);
  box-shadow: 0 16px 44px rgba(0, 0, 0, 0.18);
  transform: translateX(-50%);
  backdrop-filter: blur(18px);
}

.brand {
  display: inline-flex;
  align-items: center;
  flex: 0 0 auto;
  min-width: 0;
}

.brand-logo {
  display: block;
  width: auto;
  height: 52px;
  max-width: 190px;
  object-fit: contain;
  object-position: left center;
  border-radius: 6px;
  background: rgba(255, 255, 255, 0.96);
}

.primary-nav {
  display: flex;
  align-items: center;
  gap: 3px;
}

.primary-nav a {
  padding: 10px 11px;
  border-radius: 7px;
  color: rgba(255, 255, 255, 0.82);
  font-size: 0.94rem;
  font-weight: 760;
}

.primary-nav a:hover,
.primary-nav a:focus-visible {
  color: var(--white);
  background: rgba(255, 255, 255, 0.11);
  outline: none;
}

.primary-nav .nav-profile {
  color: var(--black);
  background: var(--white);
}

.menu-button {
  display: none;
  width: 44px;
  height: 44px;
  padding: 0;
  border: 0;
  border-radius: 7px;
  color: var(--white);
  background: rgba(255, 255, 255, 0.12);
}

.menu-button span:not(.sr-only) {
  display: block;
  width: 19px;
  height: 2px;
  margin: 3px auto;
  background: currentColor;
}

.hero {
  position: relative;
  display: grid;
  min-height: 94svh;
  overflow: hidden;
  padding: 132px 24px 40px;
  color: var(--white);
  background: var(--black);
  isolation: isolate;
}

.hero-art,
.hero-overlay {
  position: absolute;
  inset: 0;
}

.hero-art {
  z-index: -2;
  background:
    radial-gradient(circle at 82% 25%, rgba(119, 169, 71, 0.28), transparent 24rem),
    linear-gradient(115deg, #121515 0%, #1f2526 47%, #eef2e8 47.2%, #eef2e8 100%);
}

.hero-overlay {
  z-index: -1;
  background:
    linear-gradient(90deg, rgba(24, 28, 29, 0.86) 0%, rgba(24, 28, 29, 0.72) 40%, rgba(24, 28, 29, 0.08) 76%),
    linear-gradient(0deg, rgba(24, 28, 29, 0.82), rgba(24, 28, 29, 0) 44%);
}

.skyline {
  position: absolute;
  right: 7vw;
  top: 17vh;
  width: min(430px, 46vw);
  height: 220px;
  background:
    linear-gradient(var(--charcoal), var(--charcoal)) 0 82px / 42px 138px no-repeat,
    linear-gradient(var(--green), var(--green)) 54px 42px / 54px 178px no-repeat,
    linear-gradient(#6a7072, #6a7072) 122px 74px / 38px 146px no-repeat,
    linear-gradient(var(--charcoal), var(--charcoal)) 178px 16px / 72px 204px no-repeat,
    linear-gradient(var(--leaf), var(--leaf)) 264px 72px / 64px 148px no-repeat,
    linear-gradient(#585d60, #585d60) 344px 106px / 76px 114px no-repeat;
  opacity: 0.95;
}

.roofline {
  position: absolute;
  right: clamp(18px, 9vw, 140px);
  top: 42vh;
  width: min(560px, 57vw);
  height: 190px;
  border-bottom: 18px solid var(--green-dark);
}

.roofline::before {
  position: absolute;
  left: 58px;
  top: 14px;
  width: 270px;
  height: 270px;
  border-left: 24px solid var(--white);
  border-top: 24px solid var(--white);
  content: "";
  transform: rotate(45deg);
}

.roofline::after {
  position: absolute;
  right: 0;
  bottom: 12px;
  width: 240px;
  height: 9px;
  background: var(--charcoal);
  content: "";
}

.property-card {
  position: absolute;
  right: min(11vw, 150px);
  bottom: 14vh;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 7px;
  width: 164px;
  height: 126px;
  padding: 16px;
  border: 8px solid var(--charcoal);
  border-top: 14px solid var(--orange);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: var(--shadow);
}

.property-card::before {
  position: absolute;
  top: -47px;
  left: 28px;
  width: 84px;
  height: 84px;
  border-left: 12px solid var(--orange);
  border-top: 12px solid var(--orange);
  background: var(--white);
  content: "";
  transform: rotate(45deg);
}

.property-card span {
  position: relative;
  z-index: 1;
  min-height: 22px;
  background: #222829;
}

.tool-badge {
  position: absolute;
  right: min(25vw, 370px);
  bottom: 18vh;
  width: 108px;
  height: 108px;
  border: 8px solid var(--charcoal);
  border-radius: 50%;
  background: var(--white);
  box-shadow: var(--shadow);
}

.tool-badge span,
.tool-badge span::before {
  position: absolute;
  display: block;
  background: var(--charcoal);
  content: "";
}

.tool-badge span {
  left: 47px;
  top: 22px;
  width: 15px;
  height: 62px;
  border-radius: 99px;
  transform: rotate(38deg);
}

.tool-badge span::before {
  left: -15px;
  top: -15px;
  width: 42px;
  height: 19px;
  border-radius: 99px 99px 0 0;
}

.hero-content {
  align-self: end;
  width: min(var(--max), 100%);
  margin: 0 auto;
  padding-bottom: clamp(44px, 10vh, 90px);
}

.eyebrow {
  margin: 0 0 14px;
  color: var(--green);
  font-size: 0.78rem;
  font-weight: 950;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.hero .eyebrow {
  color: #b7ee86;
}

h1,
h2,
h3,
p {
  text-wrap: pretty;
}

h1,
h2,
h3 {
  margin: 0;
  line-height: 1.02;
  letter-spacing: 0;
}

h1 {
  width: min(820px, 100%);
  font-size: clamp(3.6rem, 10vw, 8.4rem);
  font-weight: 950;
  text-transform: uppercase;
}

h2 {
  font-size: clamp(2rem, 4.6vw, 4.3rem);
  font-weight: 930;
}

h3 {
  font-size: clamp(1.22rem, 2vw, 1.72rem);
  font-weight: 900;
}

.hero-copy {
  width: min(660px, 100%);
  margin: 24px 0 0;
  color: rgba(255, 255, 255, 0.85);
  font-size: clamp(1.08rem, 2.2vw, 1.38rem);
}

.button {
  display: inline-flex;
  min-height: 48px;
  align-items: center;
  justify-content: center;
  padding: 12px 18px;
  border: 1px solid transparent;
  border-radius: 7px;
  font-weight: 870;
  cursor: pointer;
  transition:
    transform 160ms ease,
    box-shadow 160ms ease,
    background 160ms ease;
}

.button:hover,
.button:focus-visible {
  transform: translateY(-1px);
  outline: none;
}

.button.primary {
  color: var(--white);
  background: var(--green);
  box-shadow: 0 14px 26px rgba(52, 113, 31, 0.28);
}

.hero .button.primary {
  color: var(--black);
  background: var(--white);
}

.button.secondary,
.button.outline {
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.42);
  background: rgba(255, 255, 255, 0.08);
}

.button.outline {
  color: var(--black);
  border-color: var(--line);
  background: var(--white);
}

.button.small {
  min-height: 42px;
  padding: 9px 14px;
  font-size: 0.95rem;
}

.button.wide {
  width: 100%;
}

.find-section {
  padding: 92px 24px;
  color: var(--white);
  background:
    radial-gradient(circle at 82% 12%, rgba(52, 113, 31, 0.28), transparent 24rem),
    linear-gradient(135deg, #070808, #181c1d 56%, #111313);
}

.find-inner {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(280px, 380px);
  gap: clamp(32px, 7vw, 88px);
  width: min(var(--max), 100%);
  margin: 0 auto;
  align-items: end;
}

.find-logo {
  width: min(380px, 100%);
  margin-bottom: 34px;
  padding: 16px;
  border-radius: var(--radius);
  background: var(--white);
}

.find-logo img {
  display: block;
  width: 100%;
  height: auto;
}

.find-copy p {
  max-width: 740px;
  color: rgba(255, 255, 255, 0.78);
  font-size: 1.08rem;
}

.license-list {
  display: grid;
  gap: 10px;
  max-width: 760px;
  margin: 30px 0 0;
}

.license-list div {
  display: grid;
  grid-template-columns: minmax(150px, 0.38fr) minmax(0, 1fr);
  gap: 18px;
  padding: 14px 0;
  border-top: 1px solid rgba(255, 255, 255, 0.16);
}

.license-list dt {
  color: rgba(255, 255, 255, 0.58);
  font-size: 0.78rem;
  font-weight: 900;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.license-list dd {
  margin: 0;
  color: var(--white);
  font-weight: 880;
}

.license-list dd a {
  color: var(--white);
  box-shadow: inset 0 -2px var(--orange);
}

.find-agent-link {
  display: inline-flex;
  width: fit-content;
  margin-top: 26px;
  color: #b7ee86;
  font-weight: 920;
  box-shadow: inset 0 -2px var(--orange);
}

.find-search-card {
  display: grid;
  gap: 22px;
  padding: clamp(22px, 4vw, 34px);
  border: 1px solid rgba(255, 255, 255, 0.18);
  border-radius: var(--radius);
  background:
    linear-gradient(145deg, rgba(52, 113, 31, 0.62), rgba(255, 255, 255, 0.07)),
    rgba(255, 255, 255, 0.08);
  box-shadow: var(--shadow);
}

.buyer-resource-strip {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
  width: min(var(--max), 100%);
  margin: 48px auto 0;
}

.buyer-resource-strip article {
  padding: 24px;
  border: 1px solid rgba(255, 255, 255, 0.16);
  border-radius: var(--radius);
  background: rgba(255, 255, 255, 0.08);
}

.buyer-resource-strip span,
.document-card span {
  color: var(--green);
  font-size: 0.76rem;
  font-weight: 950;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.buyer-resource-strip span {
  color: #b7ee86;
}

.buyer-resource-strip h3 {
  margin-top: 12px;
}

.buyer-resource-strip p {
  color: rgba(255, 255, 255, 0.76);
}

.resource-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 16px;
}

.search-card-header span {
  display: inline-flex;
  margin-bottom: 18px;
  padding: 7px 10px;
  border: 1px solid rgba(255, 255, 255, 0.22);
  border-radius: 999px;
  color: #b7ee86;
  font-size: 0.78rem;
  font-weight: 920;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.search-card-header h3 {
  font-size: clamp(1.9rem, 3.4vw, 3rem);
}

.search-card-header p {
  color: rgba(255, 255, 255, 0.76);
}

.construction-band {
  position: relative;
  display: grid;
  grid-template-columns: minmax(300px, 0.82fr) minmax(0, 0.86fr);
  gap: clamp(32px, 7vw, 88px);
  padding: 92px 24px;
  color: var(--white);
  background:
    radial-gradient(circle at 16% 20%, rgba(244, 124, 37, 0.24), transparent 22rem),
    linear-gradient(135deg, #171a1b, #303436 54%, #245315);
  overflow: hidden;
  isolation: isolate;
}

.construction-band::before {
  position: absolute;
  inset: 0;
  z-index: 0;
  background:
    linear-gradient(105deg, rgba(255, 255, 255, 0.08), transparent 42%),
    radial-gradient(circle at 26% 48%, rgba(255, 255, 255, 0.22), transparent 20rem);
  content: "";
}

.construction-band::after {
  position: absolute;
  left: -14%;
  top: 50%;
  z-index: 0;
  width: 58%;
  height: 130%;
  background: rgba(52, 113, 31, 0.28);
  border-radius: 50%;
  content: "";
  transform: translateY(-50%) rotate(-9deg);
  filter: blur(4px);
}

.construction-band > * {
  position: relative;
  z-index: 1;
  width: min(100%, 590px);
}

.construction-band > :first-child {
  justify-self: end;
}

.construction-mark {
  position: relative;
  display: grid;
  min-height: 430px;
  align-content: center;
  justify-items: center;
}

.construction-mark::before {
  position: absolute;
  inset: 5% -8% 2% -5%;
  background:
    radial-gradient(circle at 50% 50%, rgba(255, 255, 255, 0.72), rgba(255, 255, 255, 0.18) 52%, transparent 76%);
  content: "";
  transform: rotate(-4deg);
}

.construction-watermark {
  position: relative;
  z-index: 1;
  display: block;
  width: min(118%, 700px);
  opacity: 0.82;
  filter: drop-shadow(0 24px 54px rgba(0, 0, 0, 0.28));
  transform: rotate(-2deg);
}

.construction-copy {
  align-self: center;
}

.construction-copy .eyebrow {
  color: #b7ee86;
}

.construction-band p {
  color: rgba(255, 255, 255, 0.78);
  font-size: 1.08rem;
}

.text-link {
  display: inline-flex;
  width: fit-content;
  margin-top: 22px;
  color: #b7ee86;
  font-weight: 920;
  box-shadow: inset 0 -2px var(--orange);
}

.page-hero {
  position: relative;
  display: grid;
  min-height: 64svh;
  padding: 136px 24px 70px;
  color: var(--white);
  background: var(--black);
  overflow: hidden;
  isolation: isolate;
}

.page-hero::before,
.page-hero::after {
  position: absolute;
  content: "";
}

.page-hero::before {
  inset: 0;
  z-index: -2;
  background:
    radial-gradient(circle at 80% 18%, rgba(52, 113, 31, 0.3), transparent 24rem),
    linear-gradient(125deg, #111415, #263031 58%, #245315);
}

.page-hero::after {
  right: -9vw;
  bottom: -24vw;
  z-index: -1;
  width: min(680px, 72vw);
  aspect-ratio: 1;
  border: 38px solid rgba(255, 255, 255, 0.08);
  border-radius: 50%;
}

.page-hero-content {
  align-self: end;
  width: min(var(--max), 100%);
  margin: 0 auto;
}

.page-hero h1 {
  font-size: clamp(4rem, 12vw, 9rem);
}

.page-hero p:last-child {
  width: min(700px, 100%);
  color: rgba(255, 255, 255, 0.78);
  font-size: clamp(1.08rem, 2.2vw, 1.34rem);
}

.back-office-main {
  background: linear-gradient(180deg, var(--paper), #edf1e8);
}

.back-office-access {
  padding: 40px 24px 0;
}

.back-office-access-shell {
  display: grid;
  grid-template-columns: minmax(0, 1.12fr) minmax(320px, 420px);
  gap: clamp(24px, 5vw, 54px);
  width: min(var(--max), 100%);
  margin: -84px auto 0;
  padding: clamp(22px, 5vw, 42px);
  border: 1px solid rgba(24, 28, 29, 0.08);
  border-radius: var(--radius);
  background: rgba(255, 255, 255, 0.94);
  box-shadow: 0 24px 70px rgba(24, 28, 29, 0.12);
  backdrop-filter: blur(12px);
}

.back-office-access-copy > p:last-of-type {
  max-width: 680px;
  color: var(--muted);
  font-size: 1.08rem;
}

.back-office-points {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
  margin-top: 26px;
}

.back-office-points article,
.back-office-stat,
.back-office-send-bar {
  padding: 22px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
}

.back-office-points p,
.back-office-stat p,
.back-office-send-bar p {
  margin: 10px 0 0;
  color: var(--muted);
}

.back-office-auth-form {
  display: grid;
  gap: 16px;
  align-self: start;
  padding: 24px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background:
    linear-gradient(180deg, rgba(52, 113, 31, 0.08), transparent 60%),
    var(--paper);
  box-shadow: var(--shadow);
}

.back-office-auth-form label,
.send-prep-form label {
  display: grid;
  gap: 8px;
  color: var(--charcoal);
  font-weight: 820;
}

.back-office-auth-form input,
.send-prep-form input,
.send-prep-form select,
.send-prep-form textarea {
  width: 100%;
  min-height: 48px;
  padding: 12px 14px;
  border: 1px solid var(--line);
  border-radius: 7px;
  color: var(--black);
  background: var(--white);
}

.back-office-auth-form input:focus,
.send-prep-form input:focus,
.send-prep-form select:focus,
.send-prep-form textarea:focus {
  border-color: var(--green);
  outline: 3px solid rgba(52, 113, 31, 0.16);
}

.send-prep-form textarea {
  resize: vertical;
}

.back-office-app {
  padding-bottom: 92px;
}

.back-office-note {
  margin-top: 34px;
}

.back-office-note-actions,
.back-office-quick-actions,
.document-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  align-items: center;
}

.back-office-dashboard {
  background: transparent;
}

.back-office-stats {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
  width: min(var(--max), 100%);
  margin: 44px auto 0;
}

.back-office-stat span {
  color: var(--green);
  font-size: 0.76rem;
  font-weight: 950;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.back-office-stat strong {
  display: block;
  margin-top: 12px;
  font-size: clamp(1.5rem, 2.6vw, 2.2rem);
  line-height: 1.05;
}

.back-office-send-bar {
  display: flex;
  flex-wrap: wrap;
  gap: 20px;
  align-items: end;
  justify-content: space-between;
  width: min(var(--max), 100%);
  margin: 18px auto 0;
}

.back-office-send-bar .eyebrow {
  margin-bottom: 10px;
}

.back-office-send-bar h3 {
  font-size: clamp(1.36rem, 2.4vw, 2rem);
}

.back-office-tabs {
  display: inline-flex;
  gap: 8px;
  width: min(var(--max), 100%);
  margin: 24px auto 0;
  padding: 8px;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: rgba(255, 255, 255, 0.8);
}

.office-tab {
  min-height: 48px;
  padding: 10px 18px;
  border: 0;
  border-radius: 999px;
  color: var(--muted);
  background: transparent;
  font-weight: 900;
}

.office-tab.is-active {
  color: var(--white);
  background: var(--green);
  box-shadow: 0 14px 26px rgba(52, 113, 31, 0.22);
}

.office-panel {
  width: min(var(--max), 100%);
  margin: 0 auto;
}

.office-grid {
  grid-template-columns: repeat(3, minmax(0, 1fr));
  margin-top: 24px;
}

.document-actions {
  margin-top: 22px;
}

.split-section,
.projects-section,
.documents-section,
.contact-section {
  padding: 92px 24px;
}

.split-section {
  display: grid;
  grid-template-columns: minmax(0, 0.82fr) minmax(0, 1.18fr);
  gap: clamp(34px, 6vw, 76px);
  width: min(var(--max), 100%);
  margin: 0 auto;
  align-items: start;
}

.section-copy p,
.section-heading p,
.document-card p,
.contact-section p {
  color: var(--muted);
  font-size: 1.06rem;
}

.contact-details {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 24px;
}

.contact-details a {
  display: inline-flex;
  align-items: center;
  min-height: 42px;
  padding: 9px 12px;
  border: 1px solid var(--line);
  border-radius: 7px;
  color: var(--green-dark);
  background: var(--white);
  font-weight: 860;
}

.questionnaire-links {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
}

.questionnaire-links article {
  display: grid;
  gap: 14px;
  padding: 24px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: var(--shadow);
}

.questionnaire-links span {
  color: var(--green);
  font-size: 0.76rem;
  font-weight: 950;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.questionnaire-links p {
  margin: 0;
}

.feature-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
}

.feature-grid article {
  min-height: 220px;
  padding: 24px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
}

.feature-number {
  display: inline-block;
  margin-bottom: 26px;
  color: var(--green);
  font-weight: 950;
}

.feature-grid p {
  color: var(--muted);
}

.projects-section {
  background: var(--soft);
}

.projects-page-section {
  background: var(--paper);
}

.section-heading {
  width: min(var(--max), 100%);
  margin: 0 auto;
}

.section-heading h2,
.section-heading p {
  width: min(760px, 100%);
}

.project-gallery {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
  width: min(var(--max), 100%);
  margin: 44px auto 0;
}

.project-card {
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: 0 14px 40px rgba(24, 28, 29, 0.08);
}

.project-photo {
  position: relative;
  min-height: 255px;
  overflow: hidden;
  background: var(--charcoal);
}

.project-photo::before,
.project-photo::after {
  position: absolute;
  content: "";
}

.photo-one {
  background:
    linear-gradient(135deg, rgba(52, 113, 31, 0.7), transparent 54%),
    repeating-linear-gradient(90deg, #343a3b 0 18px, #2b3031 18px 36px);
}

.photo-one::before {
  left: 20%;
  top: 32%;
  width: 58%;
  height: 42%;
  border: 10px solid #f4f7ef;
  border-top-color: var(--orange);
  background: rgba(255, 255, 255, 0.14);
}

.photo-two {
  background:
    linear-gradient(0deg, #293031 0 35%, transparent 35%),
    linear-gradient(135deg, var(--green) 0 38%, var(--paper) 38% 100%);
}

.photo-two::before {
  left: 14%;
  top: 24%;
  width: 72%;
  height: 52%;
  border-left: 12px solid var(--orange);
  border-bottom: 12px solid var(--charcoal);
  transform: skewX(-16deg);
}

.photo-three {
  background:
    linear-gradient(120deg, rgba(244, 124, 37, 0.75), transparent 38%),
    linear-gradient(160deg, #f7f8f3 0 44%, #303436 44% 100%);
}

.photo-three::before {
  left: 22%;
  top: 18%;
  width: 56%;
  height: 64%;
  border: 8px solid var(--charcoal);
  border-radius: var(--radius);
  background:
    linear-gradient(var(--green), var(--green)) 22px 28px / 68% 12px no-repeat,
    linear-gradient(var(--orange), var(--orange)) 22px 58px / 48% 12px no-repeat,
    var(--white);
}

.project-info {
  padding: 22px;
}

.project-info span {
  color: var(--green);
  font-size: 0.76rem;
  font-weight: 950;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.project-info h3 {
  margin-top: 10px;
}

.project-info p {
  color: var(--muted);
}

.documents-section {
  background: var(--white);
}

.document-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 14px;
  width: min(var(--max), 100%);
  margin: 44px auto 0;
}

.document-card {
  min-height: 260px;
  padding: 24px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background:
    linear-gradient(180deg, rgba(52, 113, 31, 0.08), transparent 55%),
    var(--paper);
}

.document-card h3 {
  margin-top: 18px;
}

.document-card .text-link {
  color: var(--green-dark);
  margin-right: 14px;
}

.send-modal {
  position: fixed;
  inset: 0;
  z-index: 40;
  display: grid;
  place-items: center;
  padding: 24px;
}

.send-modal-backdrop {
  position: absolute;
  inset: 0;
  background: rgba(24, 28, 29, 0.7);
  backdrop-filter: blur(10px);
}

.send-modal-panel {
  position: relative;
  z-index: 1;
  width: min(760px, 100%);
  max-height: min(92vh, 920px);
  overflow: auto;
  padding: clamp(22px, 5vw, 34px);
  border: 1px solid rgba(255, 255, 255, 0.18);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: 0 28px 80px rgba(0, 0, 0, 0.28);
}

.send-modal-panel > p {
  color: var(--muted);
}

.send-modal-close {
  position: absolute;
  top: 16px;
  right: 16px;
  display: inline-flex;
  width: 40px;
  height: 40px;
  align-items: center;
  justify-content: center;
  padding: 0;
  border: 1px solid var(--line);
  border-radius: 50%;
  color: var(--black);
  background: var(--paper);
}

.send-modal-close span {
  display: inline-flex;
  font-size: 1.6rem;
  line-height: 1;
  transform: rotate(45deg);
}

.send-prep-form {
  display: grid;
  gap: 18px;
  margin-top: 26px;
}

.resource-section {
  padding: 92px 24px;
  background: var(--soft);
}

.resource-brand,
.roadmap-list,
.tips-list,
.resource-footer {
  width: min(980px, 100%);
  margin-inline: auto;
}

.resource-brand {
  display: flex;
  flex-wrap: wrap;
  gap: 16px;
  align-items: center;
  margin-bottom: 30px;
  padding: 18px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
}

.resource-brand img {
  width: min(210px, 100%);
  border-radius: 6px;
}

.resource-brand p {
  margin: 0;
  color: var(--green-dark);
  font-weight: 900;
}

.roadmap-list {
  display: grid;
  gap: 10px;
  padding: 0;
  list-style: none;
  counter-reset: roadmap;
}

.roadmap-list li {
  display: grid;
  grid-template-columns: 76px minmax(180px, 0.32fr) minmax(0, 1fr);
  gap: 18px;
  align-items: start;
  padding: 20px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  counter-increment: roadmap;
}

.roadmap-list li::before {
  color: var(--green);
  content: counter(roadmap, decimal-leading-zero);
  font-size: 1.7rem;
  font-weight: 950;
  line-height: 1;
}

.roadmap-list strong {
  color: var(--black);
  font-size: 1.2rem;
}

.roadmap-list span,
.tips-list p {
  color: var(--muted);
}

.tips-list {
  display: grid;
  gap: 14px;
}

.tips-list article {
  padding: 24px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
}

.tips-list h2 {
  font-size: clamp(1.45rem, 3vw, 2.5rem);
}

.resource-footer {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 30px;
}

.form-section {
  padding: 92px 24px;
  background: var(--soft);
}

.questionnaire-form {
  width: min(960px, 100%);
  margin: 0 auto;
  padding: clamp(22px, 5vw, 48px);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: var(--shadow);
}

.form-brand {
  display: flex;
  flex-wrap: wrap;
  gap: 16px;
  align-items: center;
  margin-bottom: 34px;
  padding-bottom: 22px;
  border-bottom: 1px solid var(--line);
}

.form-brand img {
  width: min(210px, 100%);
  height: auto;
  border-radius: 6px;
}

.form-brand span {
  color: var(--green-dark);
  font-weight: 950;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.questionnaire-form fieldset {
  display: grid;
  gap: 18px;
  margin: 0 0 30px;
  padding: 0 0 30px;
  border: 0;
  border-bottom: 1px solid var(--line);
}

.questionnaire-form legend {
  margin-bottom: 4px;
  color: var(--green-dark);
  font-size: 1.42rem;
  font-weight: 930;
}

.required-note {
  margin: -4px 0 0;
  color: var(--muted);
  font-size: 0.95rem;
}

.required-note span,
.required-mark {
  color: #b73523;
  font-weight: 950;
}

.questionnaire-form label {
  display: grid;
  gap: 8px;
  color: var(--charcoal);
  font-weight: 820;
}

.questionnaire-form input,
.questionnaire-form textarea {
  width: 100%;
  min-height: 48px;
  padding: 12px 14px;
  border: 1px solid var(--line);
  border-radius: 7px;
  color: var(--black);
  background: var(--paper);
}

.questionnaire-form textarea {
  resize: vertical;
}

.questionnaire-form input:focus,
.questionnaire-form textarea:focus {
  border-color: var(--green);
  outline: 3px solid rgba(52, 113, 31, 0.16);
}

.form-grid {
  display: grid;
  gap: 14px;
}

.form-grid.two {
  grid-template-columns: repeat(2, minmax(0, 1fr));
}

.form-grid.three {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.choice-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 8px;
}

.choice-grid label {
  display: flex;
  min-height: 48px;
  align-items: center;
  gap: 10px;
  padding: 12px 14px;
  border: 1px solid var(--line);
  border-radius: 7px;
  background: var(--paper);
}

.choice-grid input {
  width: auto;
  min-height: 0;
  accent-color: var(--green);
}

.form-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  align-items: center;
}

.form-status {
  min-height: 24px;
  margin: 16px 0 0;
  color: var(--green-dark);
  font-weight: 850;
}

.notice-band {
  display: flex;
  flex-wrap: wrap;
  gap: 20px;
  align-items: center;
  justify-content: space-between;
  padding: 34px 24px;
  color: var(--white);
  background: var(--green-dark);
}

.notice-band p {
  width: min(760px, 100%);
  margin: 0;
  color: rgba(255, 255, 255, 0.82);
  font-size: 1.08rem;
}

.notice-band .button.primary {
  color: var(--black);
  background: var(--white);
}

.notice-band-warning {
  background: var(--black);
}

.notice-band-warning p {
  color: rgba(255, 255, 255, 0.82);
}

.admin-card {
  background:
    linear-gradient(180deg, rgba(24, 28, 29, 0.04), transparent 55%),
    var(--paper);
}

.contact-section {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(320px, 420px);
  gap: clamp(34px, 7vw, 88px);
  width: min(var(--max), 100%);
  margin: 0 auto;
  align-items: start;
}

.contact-panel {
  display: grid;
  gap: 12px;
  padding: 24px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: var(--shadow);
}

.contact-panel p {
  margin: 8px 0 0;
  font-size: 0.94rem;
}

.site-footer {
  display: flex;
  justify-content: space-between;
  gap: 18px;
  padding: 28px 24px;
  color: var(--white);
  background: var(--black);
}

.site-footer p {
  margin: 0;
  font-weight: 920;
}

.site-footer a {
  color: rgba(255, 255, 255, 0.72);
}

@media (max-width: 960px) {
  .menu-button {
    display: block;
  }

  .primary-nav {
    position: absolute;
    top: calc(100% + 8px);
    right: 0;
    display: none;
    width: min(330px, 100%);
    padding: 8px;
    border-radius: var(--radius);
    background: rgba(24, 28, 29, 0.96);
  }

  .primary-nav.is-open {
    display: grid;
  }

  .primary-nav a {
    width: 100%;
  }

  .hero-art {
    background:
      radial-gradient(circle at 70% 22%, rgba(119, 169, 71, 0.24), transparent 18rem),
      linear-gradient(150deg, #121515 0%, #1f2526 58%, #eef2e8 58.2%, #eef2e8 100%);
  }

  .skyline,
  .roofline,
  .property-card,
  .tool-badge {
    opacity: 0.34;
  }

  .find-inner,
  .buyer-resource-strip,
  .construction-band,
  .back-office-access-shell,
  .back-office-points,
  .back-office-stats,
  .split-section,
  .feature-grid,
  .project-gallery,
  .document-grid,
  .questionnaire-links,
  .contact-section {
    grid-template-columns: 1fr;
  }

  .construction-band > :first-child {
    justify-self: start;
  }

  .construction-band > * {
    width: 100%;
  }

  .back-office-tabs {
    display: grid;
    border-radius: var(--radius);
  }
}

@media (max-width: 620px) {
  .site-header {
    top: 10px;
    width: calc(100% - 20px);
  }

  .brand-logo {
    height: 46px;
    max-width: 150px;
  }

  .hero {
    min-height: 96svh;
    padding-inline: 18px;
  }

  .find-section {
    padding-block: 72px;
  }

  .page-hero {
    min-height: 58svh;
    padding-inline: 18px;
  }

  .license-list div {
    grid-template-columns: 1fr;
    gap: 6px;
  }

  .split-section,
  .construction-band,
  .back-office-access,
  .projects-section,
  .documents-section,
  .resource-section,
  .form-section,
  .contact-section {
    padding-block: 68px;
  }

  .roadmap-list li {
    grid-template-columns: 1fr;
    gap: 8px;
  }

  .form-grid.two,
  .form-grid.three,
  .choice-grid {
    grid-template-columns: 1fr;
  }

  .notice-band .button {
    width: 100%;
  }

  .back-office-note-actions,
  .back-office-quick-actions {
    width: 100%;
  }

  .back-office-note-actions .button,
  .back-office-quick-actions .button,
  .document-actions .button {
    width: 100%;
  }

  .construction-mark {
    min-height: 320px;
  }

  .construction-watermark {
    width: min(112%, 520px);
  }
}