/* OT Real Estate - one stylesheet. Large text, strong contrast, big targets. */
:root{--forest:#1c3429;--forest-2:#24463a;--forest-3:#2f5a49;--cream:#f7f4f0;--cream-2:#ece5d8;--paper:#fffdf9;--ink:#16201b;--ink-2:#27312c;--gold:#ecd9a0;--link:#1a5236;--line:#cfc4b2;--field:#5b5346;--focus:#ffbf47;--radius:12px;--max:1160px}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;font-size:100%}
body{margin:0;font-family:"Atkinson Hyperlegible",Verdana,"Segoe UI",system-ui,-apple-system,Arial,sans-serif;font-size:1.25rem;line-height:1.6;color:var(--ink);background:var(--cream)}
img,svg{max-width:100%}
p,li,dd{max-width:70ch}
a{color:var(--link);text-decoration:underline;text-decoration-thickness:2px;text-underline-offset:.2em}
a:hover{color:var(--ink);text-decoration-thickness:3px}
:focus-visible{outline:4px solid var(--focus);outline-offset:2px;box-shadow:0 0 0 8px var(--ink)}
h1,h2,h3{color:var(--forest);line-height:1.25;font-weight:700}
h1{font-size:clamp(2.1rem,5vw,3.1rem);margin:.15em 0 .45em}
h2{font-size:clamp(1.65rem,3.2vw,2.15rem);margin:1.6em 0 .5em}
h3{font-size:1.4rem;margin:0 0 .35em}
.wrap{max-width:var(--max);margin:0 auto;padding:0 1.25rem}
.skip-link{position:absolute;left:-9999px;top:0;background:var(--ink);color:#fff;padding:1rem 1.25rem;z-index:100;font-weight:700}
.skip-link:focus{left:1rem;top:1rem;color:#fff}
main:focus{outline:none;box-shadow:none}
.note{font-size:1.25rem;color:var(--ink-2)}
/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;min-height:56px;padding:.75rem 1.4rem;border-radius:10px;border:3px solid transparent;font:inherit;font-weight:700;font-size:1.25rem;line-height:1.2;text-decoration:none;text-align:center;cursor:pointer}
.btn-primary{background:var(--forest);color:#fff;border-color:var(--forest)}
.btn-primary:hover{background:var(--ink);border-color:var(--ink);color:#fff}
.btn-light{background:var(--paper);color:var(--forest);border-color:var(--paper)}
.btn-light:hover{background:var(--gold);border-color:var(--gold);color:var(--ink)}
.btn-outline{background:transparent;color:var(--forest);border-color:var(--forest)}
.btn-outline:hover{background:var(--forest);color:#fff}
.btn-outline-light{background:transparent;color:#fff;border-color:#fff}
.btn-outline-light:hover{background:#fff;color:var(--forest)}
.btn-xl{font-size:1.5rem;min-height:72px;padding:1rem 1.75rem}
.btn-block{display:flex;width:100%}
/* ---------- header ---------- */
.site-header{background:var(--forest);color:#fff;border-bottom:6px solid var(--gold)}
.header-top{display:flex;align-items:center;gap:.75rem;min-height:84px;padding-top:.6rem;padding-bottom:.6rem}
.logo-block{display:flex;flex-direction:column;justify-content:center;margin-right:auto;min-width:0;flex:1 1 auto}
.logo{display:inline-flex;color:#fff;text-decoration:none;max-width:100%}
.logo-svg{width:min(440px,100%);height:auto;display:block}
.boroughs-line{margin:.35rem 0 0;color:var(--gold);font-size:clamp(1.05rem,2.8vw,1.4rem);font-weight:700;line-height:1.35;letter-spacing:.02em;max-width:52rem}
.header-call .hc-long{display:none}
.lang-top{display:none}
.nav-row{background:var(--forest-2);border-top:1px solid rgba(255,255,255,.25)}
.nav-bar{display:flex;gap:.75rem;padding-top:.6rem;padding-bottom:.6rem;flex-wrap:wrap}
.nav-toggle{display:inline-flex;align-items:center;gap:.6rem;min-height:56px;flex:1;justify-content:center;background:transparent;color:#fff;border:3px solid #fff;border-radius:10px;font:inherit;font-weight:700;font-size:1.25rem;cursor:pointer;padding:.5rem 1rem}
.nav-toggle:hover{background:#fff;color:var(--forest)}
.nav-toggle-bars,.nav-toggle-bars::before,.nav-toggle-bars::after{display:block;width:22px;height:3px;background:currentColor;position:relative}
.nav-toggle-bars::before,.nav-toggle-bars::after{content:"";position:absolute;left:0}
.nav-toggle-bars::before{top:-7px}.nav-toggle-bars::after{top:7px}
.nav-toggle[aria-expanded="true"] .nav-toggle-bars{background:transparent}
.nav-toggle[aria-expanded="true"] .nav-toggle-bars::before{top:0;transform:rotate(45deg)}
.nav-toggle[aria-expanded="true"] .nav-toggle-bars::after{top:0;transform:rotate(-45deg)}
.lang-row{flex:1}
.site-nav{display:none;width:100%}
.site-nav.is-open,.no-js .site-nav{display:block}
.no-js .nav-toggle{display:none}
.site-nav ul{list-style:none;margin:0;padding:.25rem 0 .5rem;display:flex;flex-direction:column;gap:.5rem}
.site-nav a{display:flex;align-items:center;min-height:56px;padding:.6rem 1rem;color:#fff;background:rgba(255,255,255,.08);border:2px solid rgba(255,255,255,.35);border-radius:10px;text-decoration:none;font-weight:700}
.site-nav a:hover{background:#fff;color:var(--forest)}
.site-nav a[aria-current="page"]{background:var(--gold);color:var(--ink);border-color:var(--gold)}
/* ---------- hero ---------- */
.hero{background:var(--forest);color:#fff;padding:2.5rem 0 2.75rem;position:relative;overflow:hidden}
.hero h1{color:#fff;max-width:22ch}
.hero .lead{font-size:1.4rem;line-height:1.55;max-width:44rem;color:#fff;margin:0 0 1.5rem}
.hero a:not(.btn){color:var(--gold)}
.eyebrow{font-size:1.15rem;font-weight:700;color:var(--gold);margin:0}
.hero-inner{position:relative;z-index:1}
.hero-actions{display:flex;flex-wrap:wrap;gap:1rem;margin:0}
.hero-actions .btn{flex:1 1 260px;max-width:420px}
.hero-art{position:absolute;right:-30px;bottom:-6px;width:min(460px,60vw);color:rgba(255,255,255,.14);z-index:0}
/* ---------- sections ---------- */
.section{padding:3rem 0}
.section>.wrap>h2:first-child,.section .two-col h2:first-child{margin-top:0}
.section-alt{background:var(--cream-2)}
.section-lead{font-size:1.3rem;color:var(--ink-2)}
.cards{list-style:none;padding:0;margin:1.5rem 0;display:grid;gap:1.25rem;grid-template-columns:1fr}
.card{background:var(--paper);border:2px solid var(--line);border-top:8px solid var(--forest);border-radius:var(--radius);padding:1.5rem;display:flex;flex-direction:column}
.card h3{font-size:1.5rem}
.card p{margin:0 0 1.25rem}
.card .btn{margin-top:auto;align-self:flex-start}
.steps{list-style:none;counter-reset:step;padding:0;margin:1.25rem 0;display:grid;gap:1rem}
.steps li{counter-increment:step;position:relative;background:var(--paper);border:2px solid var(--line);border-radius:var(--radius);padding:1.25rem 1.25rem 1.25rem 5.25rem;min-height:5.5rem;max-width:none}
.steps li::before{content:counter(step);position:absolute;left:1.25rem;top:1.15rem;width:3rem;height:3rem;border-radius:50%;background:var(--forest);color:#fff;font-weight:700;font-size:1.6rem;display:flex;align-items:center;justify-content:center}
.steps strong{display:block;font-size:1.35rem;color:var(--forest)}
.two-col{display:grid;gap:2rem}
.note-card{background:var(--paper);border:2px solid var(--forest);border-left:10px solid var(--forest);border-radius:var(--radius);padding:1.5rem}
.note-card h2,.note-card h3{margin-top:0}
.content-grid{display:grid;gap:2rem;padding-top:2.5rem;padding-bottom:3rem}
.prose{max-width:70ch}
.prose>h2:first-child{margin-top:0}
.prose li{margin-bottom:.5rem}
.prose ul,.prose ol{padding-left:1.5rem}
.cta-box{align-self:start;background:var(--paper);border:3px solid var(--forest);border-radius:var(--radius);padding:1.5rem}
.cta-box h2{margin-top:0;font-size:1.6rem}
.cta-box .btn{width:100%;margin-bottom:.75rem}
.area-list{list-style:none;padding:0;margin:1rem 0;display:grid;gap:.75rem;grid-template-columns:repeat(auto-fill,minmax(240px,1fr))}
.area-list a{display:flex;flex-direction:column;justify-content:center;min-height:64px;background:var(--paper);border:2px solid var(--line);border-radius:10px;padding:.75rem 1rem;text-decoration:none;color:var(--forest);font-weight:700}
.area-list a:hover{border-color:var(--forest);background:#fff}
.area-list span{font-weight:400;color:var(--ink-2);font-size:1.1rem}
.faq{display:grid;gap:1rem;margin:1rem 0}
.faq-item{background:var(--paper);border:2px solid var(--line);border-radius:var(--radius);padding:1.25rem 1.5rem}
.faq-item h3{font-size:1.35rem;color:var(--forest)}
.faq-item p{margin:0}
.nap{margin:0 0 1rem}
.nap dt{font-weight:700;color:var(--forest);margin-top:.75rem}
.nap dd{margin:0}
.fh-box{background:var(--paper);border:2px solid var(--line);border-radius:var(--radius);padding:1.25rem 1.5rem;margin-top:1.5rem}
.fh-box p{margin:.25rem 0}
/* ---------- contact ---------- */
.phone-big{background:var(--paper);border:3px solid var(--forest);border-radius:var(--radius);padding:1.5rem;margin:0 0 1.5rem}
.phone-big h2{margin-top:0}
.phone-number{display:block;font-size:clamp(2rem,7vw,3rem);font-weight:700;color:var(--forest);text-decoration:none;line-height:1.2;margin:.25rem 0 1rem}
.contact-form{display:grid;gap:1.4rem;margin:1rem 0;max-width:40rem}
.field label,.field legend{display:block;font-weight:700;margin-bottom:.4rem;color:var(--ink);font-size:1.25rem}
.field .hint{display:block;font-weight:400;color:var(--ink-2);font-size:1.15rem}
.field input,.field textarea{width:100%;min-height:60px;font:inherit;font-size:1.25rem;padding:.75rem 1rem;border:3px solid var(--field);border-radius:10px;background:#fff;color:var(--ink)}
.field textarea{min-height:160px}
.field input:focus-visible,.field textarea:focus-visible{border-color:var(--ink)}
fieldset.field{border:0;padding:0;margin:0}
.choices{display:grid;gap:.6rem}
.field .choice{display:flex;align-items:center;gap:.9rem;min-height:60px;padding:.5rem 1rem;background:#fff;border:3px solid var(--field);border-radius:10px;cursor:pointer;font-weight:400}
.field .choice input{width:30px;height:30px;min-height:0;margin:0;accent-color:var(--forest);flex:none}
.field .choice:has(input:checked){border-color:var(--forest);background:var(--cream-2)}
.contact-form .btn{justify-self:start}
.btn-call{background:var(--forest);color:#fff;border-color:var(--forest)}
.btn-call:hover{background:var(--ink);border-color:var(--ink);color:#fff}
/* ---------- free evaluation ---------- */
.eval-section{background:var(--cream-2);border-top:6px solid var(--forest);border-bottom:6px solid var(--forest);padding-top:2.5rem;padding-bottom:2.5rem}
.eval-panel{background:var(--paper);border:3px solid var(--forest);border-radius:var(--radius);padding:1.5rem 1.75rem;max-width:44rem}
.eval-panel > h2{margin-top:0;color:var(--forest);font-size:clamp(1.6rem,4vw,2.1rem)}
.eval-form .field input,.eval-form .field textarea{min-height:56px}
.eval-panel,.eval-fallbacks,.eval-form{max-width:100%;min-width:0;box-sizing:border-box}
.eval-fallbacks{display:grid;gap:.75rem;margin-top:1.25rem}
.eval-fallbacks .btn{width:100%;min-width:0;max-width:100%;white-space:normal;height:auto;box-sizing:border-box}
.eval-success{margin-top:1.5rem;padding:1.25rem 1.5rem;background:var(--cream-2);border:3px solid var(--forest);border-radius:var(--radius)}
.eval-success[hidden]{display:none !important}
.eval-success h3{margin-top:0;color:var(--forest)}
/* ---------- offer band ---------- */
.offer-band{background:var(--gold);color:var(--ink);border-top:6px solid var(--forest)}
.offer-inner{display:flex;flex-wrap:wrap;gap:1.25rem;align-items:center;justify-content:space-between;padding-top:2rem;padding-bottom:2rem}
.offer-text{margin:0;font-size:1.35rem}
.offer-text strong{font-size:1.5rem}
/* ---------- footer ---------- */
.site-footer{background:#12241c;color:#fff;padding:3rem 0 2rem}
.site-footer a{color:var(--gold)}
.site-footer a:hover{color:#fff}
.footer-grid{display:grid;gap:2rem;grid-template-columns:1fr}
.footer-h{color:#fff;font-size:1.4rem;margin:0 0 .75rem}
.site-footer ul{list-style:none;padding:0;margin:0}
.site-footer li{margin-bottom:.6rem}
.site-footer address{font-style:normal;margin-bottom:1rem}
.footer-offer{color:#fff}
.footer-legal{border-top:2px solid rgba(255,255,255,.3);margin-top:2rem;padding-top:1.5rem;font-size:1.15rem}
.footer-legal p{max-width:none}
.eho{font-weight:700}
/* ---------- mobile call bar ---------- */
.callbar{position:fixed;left:0;right:0;bottom:0;z-index:60;display:flex;align-items:center;justify-content:center;min-height:64px;background:var(--forest);color:#fff;font-weight:700;font-size:1.35rem;text-decoration:none;border-top:4px solid var(--gold);padding:.5rem 1rem calc(.5rem + env(safe-area-inset-bottom))}
.callbar:hover{color:var(--gold)}
body{padding-bottom:72px}
/* ---------- breakpoints ---------- */
@media (min-width:700px){
  .cards{grid-template-columns:repeat(2,1fr)}
  .two-col{grid-template-columns:1fr 1fr}
  .footer-grid{grid-template-columns:1.4fr 1fr 1fr}
  .header-call .hc-long{display:inline}
  .header-call .hc-short{display:none}
}
@media (min-width:1000px){
  body{padding-bottom:0}
  .callbar{display:none}
  .site-header{position:sticky;top:0;z-index:50}
  .lang-top{display:inline-flex}
  .nav-toggle,.lang-row{display:none}
  .site-nav,.no-js .site-nav{display:block}
  .site-nav ul{flex-direction:row;flex-wrap:wrap;padding:0;gap:.5rem}
  .site-nav a{min-height:56px;padding:.5rem .9rem;font-size:1.15rem;background:transparent;border-color:transparent}
  .site-nav a:hover{background:#fff;color:var(--forest)}
  .content-grid{grid-template-columns:minmax(0,1fr) 340px}
  .cta-box{position:sticky;top:200px}
  .hero{padding:4rem 0 4.25rem}
  .cards-3{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:420px){.logo-svg{width:290px}.boroughs-line{font-size:1.05rem}.header-call{padding:.6rem .9rem}}
@media (prefers-reduced-motion:reduce){*,*::before,*::after{scroll-behavior:auto!important;transition:none!important;animation:none!important}}
@media print{.site-header,.callbar,.offer-band .btn,.nav-row{display:none}body{padding:0}}
.visually-hidden{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.fh-band{background:var(--paper);border-bottom:2px solid var(--line)}
.fh-band p{margin:0;padding:1rem 0;font-size:1.2rem;max-width:none}
a[href^="tel:"]{white-space:nowrap}
@media (max-width:600px){.logo-block{flex:1 1 100%}.logo-svg{width:min(330px,100%)}}
@media (max-width:600px){.header-top{flex-wrap:wrap}.header-call{flex:1 1 100%;justify-content:center;text-align:center}}