:root {
  --ink: #08141f;
  --ink-2: #102331;
  --paper: #f4f1e9;
  --white: #fff;
  --gold: #c9a76a;
  --gold-light: #e1c99f;
  --gold-ink: #765821;
  --muted: #4c5962;
  --line: rgba(8, 20, 31, .15);
  --serif: Georgia, 'Times New Roman', serif;
  --sans: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: var(--sans); font-size: 16px; line-height: 1.65; }
a { color: inherit; }
img { display: block; width: 100%; }
button, input, select, textarea { font: inherit; }

.shell { width: min(1160px, calc(100% - 40px)); margin: 0 auto; }
.eyebrow { margin: 0 0 14px; color: var(--gold); font-size: .76rem; font-weight: 700; letter-spacing: .19em; text-transform: uppercase; }
h1, h2, h3 { margin: 0; font-family: var(--serif); font-weight: 400; line-height: 1.08; }
h1 { max-width: 850px; font-size: clamp(3.25rem, 8vw, 7rem); letter-spacing: -.055em; }
h2 { max-width: 780px; font-size: clamp(2.35rem, 5vw, 4.6rem); letter-spacing: -.04em; }
h3 { font-size: 1.6rem; }
.lead { max-width: 690px; margin: 24px 0 0; color: rgba(255,255,255,.9); font-size: clamp(1.08rem, 2vw, 1.3rem); }
.section-lead { max-width: 680px; margin: 22px 0 0; color: var(--muted); font-size: 1.12rem; }

.site-header { position: absolute; z-index: 20; top: 0; left: 0; width: 100%; border-bottom: 1px solid rgba(255,255,255,.16); color: var(--white); }
.site-header .shell { min-height: 86px; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.language-switcher { position: absolute; z-index: 30; top: 102px; right: max(20px, calc((100vw - 1160px) / 2)); display: flex; gap: 14px; padding: 6px 10px; border: 1px solid rgba(201,167,106,.34); background: rgba(5,16,25,.82); box-shadow: 0 12px 34px rgba(0,0,0,.18); backdrop-filter: blur(12px); }
.language-switcher a { min-width: 42px; min-height: 34px; padding: 4px 7px; display: inline-flex; align-items: center; justify-content: center; gap: 5px; border: 1px solid transparent; color: rgba(255,255,255,.82); font-size: .78rem; line-height: 1; text-decoration: none; }
.language-switcher a, .language-switcher a:hover, .language-switcher a:focus-visible, .language-switcher a:visited { text-decoration: none; }
.language-switcher a:hover, .language-switcher a:focus-visible { border-color: rgba(201,167,106,.55); color: var(--white); }
.language-switcher a[aria-current='page'] { border-color: var(--gold); background: rgba(201,167,106,.12); color: var(--gold-light); }
.language-switcher .flag { display: inline-block; font-size: 1.05rem; text-decoration: none; }
.language-switcher .language-code { font-weight: 750; letter-spacing: .05em; text-decoration: none; }
.brand { display: inline-flex; align-items: center; gap: 12px; color: inherit; text-decoration: none; }
.brand-mark { width: 36px; height: 36px; display: grid; place-items: center; border: 1px solid var(--gold); color: var(--gold); font-family: var(--serif); font-size: 1.05rem; }
.brand-copy { line-height: 1.05; }
.brand-copy strong { display: block; font-family: var(--serif); font-size: 1.02rem; font-weight: 400; letter-spacing: .04em; }
.brand-copy span { color: rgba(255,255,255,.82); font-size: .75rem; letter-spacing: .14em; text-transform: uppercase; }
.nav { display: flex; align-items: center; gap: 30px; }
.nav a { color: rgba(255,255,255,.9); font-size: .86rem; font-weight: 650; letter-spacing: .08em; text-decoration: none; text-transform: uppercase; }
.nav a:hover, .nav a:focus-visible { color: var(--gold-light); }
.nav .nav-cta { padding: 12px 17px; border: 1px solid rgba(255,255,255,.4); color: var(--white); }

.hero { min-height: 820px; position: relative; display: grid; align-items: end; overflow: hidden; color: var(--white); background: var(--ink); }
.hero::before { position: absolute; inset: 0; content: ''; background: linear-gradient(90deg, rgba(4,12,20,.93) 0%, rgba(4,12,20,.73) 42%, rgba(4,12,20,.18) 75%), linear-gradient(0deg, rgba(4,12,20,.78) 0%, transparent 48%), url('assets/waterfront-estate.webp') center/cover no-repeat; }
.hero-content { position: relative; z-index: 2; padding: 190px 0 100px; }
.hero .hero-meta { margin-top: 60px; display: flex; gap: 50px; color: rgba(255,255,255,.85); font-size: .84rem; letter-spacing: .12em; text-transform: uppercase; }
.hero-actions { margin-top: 34px; display: flex; flex-wrap: wrap; gap: 12px; }
.btn { min-height: 52px; padding: 0 22px; display: inline-flex; align-items: center; justify-content: center; border: 1px solid transparent; background: var(--gold); color: var(--ink); font-size: .78rem; font-weight: 750; letter-spacing: .12em; text-decoration: none; text-transform: uppercase; cursor: pointer; transition: .2s ease; }
.btn:hover, .btn:focus-visible { transform: translateY(-2px); background: var(--gold-light); }
.btn-outline { border-color: rgba(255,255,255,.45); background: transparent; color: var(--white); }
.btn-outline:hover, .btn-outline:focus-visible { border-color: var(--gold-light); background: rgba(255,255,255,.07); color: var(--gold-light); }

.section { padding: 112px 0; }
.section-dark { background: var(--ink); color: var(--white); }
.section-dark .section-lead { color: rgba(255,255,255,.82); }
.intro-grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(50px, 10vw, 150px); align-items: start; }
.intro-copy p { margin: 0 0 20px; color: var(--muted); font-size: 1.12rem; }
.rule { width: 72px; height: 1px; margin: 32px 0; background: var(--gold); }

.benefits { margin-top: 74px; display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.benefit { padding: 36px 34px 42px 0; }
.benefit + .benefit { padding-left: 34px; border-left: 1px solid var(--line); }
.number { margin-bottom: 48px; color: var(--gold-ink); font-family: var(--serif); font-size: 1.2rem; }
.benefit p { margin: 14px 0 0; color: var(--muted); }

.process { margin-top: 70px; display: grid; grid-template-columns: repeat(5, 1fr); gap: 0; }
.process-step { position: relative; padding: 30px 24px 30px 0; border-top: 1px solid rgba(255,255,255,.25); }
.process-step:not(:last-child)::after { position: absolute; top: -4px; right: 24px; width: 7px; height: 7px; content: ''; border: solid var(--gold); border-width: 1px 1px 0 0; transform: rotate(45deg); }
.process-step strong { display: block; margin-bottom: 14px; color: var(--gold); font-size: .75rem; letter-spacing: .15em; text-transform: uppercase; }
.process-step p { margin: 0; color: rgba(255,255,255,.82); font-size: .95rem; }

.categories { display: grid; grid-template-columns: repeat(3,1fr); gap: 18px; margin-top: 65px; }
.category { min-height: 280px; padding: 28px; display: flex; flex-direction: column; justify-content: flex-end; border: 1px solid var(--line); background: var(--white); }
.category span { color: var(--gold-ink); font-size: .75rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.category h3 { margin-top: 10px; }
.category p { margin: 12px 0 0; color: var(--muted); }

.form-section { background: #e9e4da; }
.form-wrap { display: grid; grid-template-columns: .72fr 1.28fr; gap: clamp(45px, 8vw, 100px); align-items: start; }
.form-note { position: sticky; top: 30px; }
.form-note .fine { margin-top: 28px; color: var(--muted); font-size: .9rem; }
.lux-form { padding: clamp(25px, 5vw, 50px); background: var(--white); box-shadow: 0 30px 80px rgba(8,20,31,.08); }
.form-heading { margin-bottom: 28px; padding-bottom: 22px; border-bottom: 1px solid var(--line); }
.form-heading h3 { font-size: 2rem; }
.form-heading p { margin: 10px 0 0; color: var(--muted); }
.role-switch { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; margin-bottom: 30px; }
.role-option input { position: absolute; opacity: 0; pointer-events: none; }
.role-option span { min-height: 58px; padding: 12px 16px; display: grid; place-items: center; border: 1px solid var(--line); color: var(--ink); font-weight: 700; text-align: center; cursor: pointer; }
.role-option input:checked + span { border-color: var(--gold); background: var(--ink); color: var(--white); }
.field-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.field { display: grid; gap: 7px; margin-bottom: 18px; }
.field.full { grid-column: 1 / -1; }
.field label, .field legend { color: var(--ink-2); font-size: .82rem; font-weight: 700; letter-spacing: .03em; }
.field input, .field select, .field textarea { width: 100%; min-height: 50px; padding: 12px 14px; border: 1px solid #cfcac0; border-radius: 0; outline: none; background: #fbfaf7; color: var(--ink); }
.field textarea { min-height: 120px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { border-color: var(--gold); box-shadow: 0 0 0 3px rgba(201,167,106,.15); }
.subform { display: none; margin: 6px 0 18px; padding: 22px; border-left: 2px solid var(--gold); background: #f7f4ee; }
.subform.active { display: block; }
.form-divider { margin: 28px 0 22px; border: 0; border-top: 1px solid var(--line); }
.check { display: flex; gap: 11px; align-items: flex-start; margin: 12px 0; color: var(--muted); font-size: .88rem; }
.check input { width: 17px; height: 17px; flex: 0 0 auto; margin-top: 4px; accent-color: var(--ink); }
.form-submit { width: 100%; margin-top: 22px; border: 0; background: var(--ink); color: var(--white); }
.form-status { display: none; margin: 18px 0 0; padding: 15px; border: 1px solid #96ad9a; background: #edf5ee; color: #26492c; }
.form-status.visible { display: block; }

.buyer-hero h1 { max-width: 950px; }
.buyer-hero::before { background: linear-gradient(90deg, rgba(4,12,20,.92) 0%, rgba(4,12,20,.5) 52%, rgba(4,12,20,.12) 80%), linear-gradient(0deg, rgba(4,12,20,.82) 0%, transparent 55%), url('assets/luxury-penthouse.webp') center/cover no-repeat; }
.choice-bar { position: relative; z-index: 4; transform: translateY(50%); }
.choice-grid { display: grid; grid-template-columns: repeat(4,1fr); background: var(--white); box-shadow: 0 24px 60px rgba(8,20,31,.18); }
.choice { padding: 25px 24px; border: 0; border-right: 1px solid var(--line); background: transparent; color: var(--ink); text-align: left; cursor: pointer; }
.choice:last-child { border-right: 0; }
.choice span { display: block; color: var(--gold-ink); font-size: .75rem; font-weight: 700; letter-spacing: .15em; text-transform: uppercase; }
.choice strong { display: block; margin-top: 4px; font-family: var(--serif); font-size: 1.16rem; font-weight: 400; }
.choice:hover, .choice:focus-visible { background: var(--ink); color: var(--white); }

.editorial-grid { display: grid; grid-template-columns: 1.2fr .8fr; gap: 20px; margin-top: 65px; }
.editorial-card { min-height: 520px; position: relative; overflow: hidden; background: var(--ink); color: var(--white); }
.editorial-card img { height: 100%; object-fit: cover; transition: transform .6s ease; }
.editorial-card:hover img { transform: scale(1.025); }
.editorial-card::after { position: absolute; inset: 0; content: ''; background: linear-gradient(0deg, rgba(4,12,20,.9), transparent 65%); }
.editorial-content { position: absolute; z-index: 2; right: 0; bottom: 0; left: 0; padding: 34px; }
.editorial-content span { color: var(--gold-light); font-size: .75rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; }
.editorial-content h3 { margin-top: 8px; font-size: 2rem; }
.editorial-content p { max-width: 440px; margin: 10px 0 0; color: rgba(255,255,255,.88); }
.editorial-stack { display: grid; gap: 20px; }
.editorial-stack .editorial-card { min-height: 250px; }
.editorial-stack .editorial-card:first-child img { object-position: 70% center; }
.editorial-stack .editorial-card:last-child img { object-position: 18% center; }
.editorial-stack .editorial-content { padding: 25px; }
.editorial-stack .editorial-content h3 { font-size: 1.55rem; }

.privacy-band { padding: 76px 0; background: var(--gold); color: var(--ink); }
.privacy-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: center; }
.privacy-grid h2 { font-size: clamp(2.1rem,4vw,3.5rem); }
.privacy-grid p { margin: 0; font-size: 1.05rem; }

.legal { padding: 50px 0; background: #061019; color: rgba(255,255,255,.8); font-size: .88rem; }
.legal strong { color: rgba(255,255,255,.96); }
.legal p { max-width: 1040px; margin: 0 0 12px; }
.footer { padding: 30px 0; border-top: 1px solid rgba(255,255,255,.18); background: #061019; color: rgba(255,255,255,.76); font-size: .9rem; }
.footer .shell { display: flex; justify-content: space-between; gap: 20px; align-items: center; }
.footer a { color: var(--gold-light); text-decoration: none; }

.subhero { padding: 165px 0 72px; background: var(--ink); color: var(--white); }
.subhero h1 { max-width: 900px; font-size: clamp(3rem, 7vw, 6rem); }
.subhero .lead { max-width: 780px; }
.survey-layout { display: grid; grid-template-columns: .58fr 1.42fr; gap: clamp(35px, 7vw, 90px); align-items: start; }
.survey-aside { position: sticky; top: 30px; }
.survey-aside p { color: var(--muted); }
.survey-form .question { margin: 0; padding: 28px 0; border: 0; border-bottom: 1px solid var(--line); }
.survey-form .question:first-of-type { padding-top: 0; }
.survey-form legend { width: 100%; margin-bottom: 17px; font-family: var(--serif); font-size: 1.35rem; line-height: 1.3; }
.survey-form legend small { display: block; margin-top: 6px; color: var(--muted); font-family: var(--sans); font-size: .83rem; }
.survey-form .option { display: flex; gap: 10px; align-items: flex-start; margin: 10px 0; color: var(--muted); cursor: pointer; }
.survey-form .option input { width: 17px; height: 17px; margin: 4px 0 0; accent-color: var(--ink); }
.survey-form input[type='text'], .survey-form input[type='email'], .survey-form input[type='tel'], .survey-form textarea { width: 100%; min-height: 50px; padding: 12px 14px; border: 1px solid #cfcac0; background: #fbfaf7; }
.survey-form textarea { min-height: 110px; resize: vertical; }
.legal-body { background: #07131d; }
.legal-hero { min-height: 500px; position: relative; display: flex; align-items: flex-end; overflow: hidden; padding-bottom: 82px; }
.legal-hero::before { position: absolute; inset: 0; content: ''; background: radial-gradient(circle at 82% 28%, rgba(201,167,106,.18), transparent 29%), linear-gradient(115deg, #07131d 0%, #0e2637 64%, #07131d 100%); }
.legal-hero::after { position: absolute; right: clamp(20px, 8vw, 120px); bottom: -160px; width: 430px; height: 430px; content: ''; border: 1px solid rgba(201,167,106,.24); border-radius: 50%; box-shadow: 0 0 0 48px rgba(201,167,106,.035), 0 0 0 96px rgba(201,167,106,.025); }
.legal-hero .shell { position: relative; z-index: 2; }
.legal-hero h1 { max-width: 980px; }
.legal-hero .lead { display: inline-block; margin-top: 30px; padding-top: 18px; border-top: 1px solid rgba(201,167,106,.55); color: rgba(255,255,255,.86); font-size: 1rem; letter-spacing: .04em; }
.legal-page { position: relative; padding: 96px 0 130px; background: #07131d; }
.legal-page::before { position: absolute; inset: 0; content: ''; pointer-events: none; opacity: .22; background-image: linear-gradient(rgba(255,255,255,.035) 1px, transparent 1px), linear-gradient(90deg, rgba(255,255,255,.035) 1px, transparent 1px); background-size: 56px 56px; }
.legal-layout { position: relative; display: grid; grid-template-columns: 265px minmax(0, 1fr); gap: clamp(38px, 6vw, 82px); align-items: start; }
.legal-toc { position: sticky; top: 30px; align-self: start; padding: 26px 24px 24px; border: 1px solid rgba(201,167,106,.28); background: rgba(13,34,49,.88); box-shadow: 0 20px 60px rgba(0,0,0,.18); backdrop-filter: blur(10px); }
.legal-toc .eyebrow { margin-bottom: 12px; color: var(--gold-light); font-size: .75rem; }
.legal-toc a { display: block; padding: 10px 0; border-bottom: 1px solid rgba(255,255,255,.12); color: rgba(255,255,255,.79); font-size: .9rem; text-decoration: none; }
.legal-toc a:last-child { border-bottom: 0; }
.legal-toc a:hover, .legal-toc a:focus-visible { color: var(--gold-light); }
.legal-copy { max-width: 860px; padding: clamp(34px, 6vw, 74px); border-top: 4px solid var(--gold); background: #fbfaf6; box-shadow: 0 35px 90px rgba(0,0,0,.28); }
.legal-copy::before { display: block; margin-bottom: 45px; color: #8a6b35; content: 'AMERICA WELCOME  /  LEGAL'; font-size: .75rem; font-weight: 750; letter-spacing: .2em; }
.legal-copy h2 { margin: 68px 0 20px; padding: 0 0 18px; border-bottom: 1px solid rgba(8,20,31,.14); color: var(--ink); font-size: clamp(1.9rem, 3vw, 2.65rem); letter-spacing: -.025em; }
.legal-copy h2:first-of-type { margin-top: 0; }
.legal-copy h3 { margin: 34px 0 11px; color: #162b39; font-family: var(--sans); font-size: 1.05rem; font-weight: 750; }
.legal-copy p, .legal-copy li { color: #35444e; font-size: 1rem; line-height: 1.78; }
.legal-copy ul { padding-left: 1.3rem; }
.legal-copy li { margin-bottom: 10px; padding-left: .25rem; }
.legal-copy li::marker { color: #9a7538; }
.legal-copy .notice-box { margin: 32px 0; padding: 26px 28px; border: 1px solid rgba(201,167,106,.45); border-left: 4px solid var(--gold); background: var(--ink-2); color: rgba(255,255,255,.9); box-shadow: 0 14px 34px rgba(8,20,31,.12); }
.legal-copy .notice-box strong { color: var(--gold-light); }
.legal-copy a { color: #694b19; font-weight: 650; text-underline-offset: 3px; }
.legal-summary { margin: 36px 0 10px; display: grid; grid-template-columns: repeat(3,1fr); border: 1px solid rgba(8,20,31,.14); }
.legal-summary div { min-height: 130px; padding: 22px; }
.legal-summary div + div { border-left: 1px solid rgba(8,20,31,.14); }
.legal-summary span { display: block; margin-bottom: 9px; color: #8a6b35; font-size: .75rem; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; }
.legal-summary strong { display: block; color: var(--ink); font-family: var(--serif); font-size: 1.12rem; font-weight: 400; line-height: 1.35; }

@media (max-width: 880px) {
  .language-switcher { right: 20px; }
  .nav a:not(.nav-cta) { display: none; }
  .hero { min-height: 720px; }
  .hero::before { background-position: 62% center; }
  .intro-grid, .form-wrap, .privacy-grid { grid-template-columns: 1fr; }
  .survey-layout, .legal-layout { grid-template-columns: 1fr; }
  .survey-aside, .legal-toc { position: static; }
  .legal-toc { display: grid; grid-template-columns: 1fr 1fr; gap: 0 20px; }
  .legal-toc .eyebrow { grid-column: 1 / -1; }
  .benefits { grid-template-columns: 1fr; }
  .benefit, .benefit + .benefit { padding: 28px 0; border-left: 0; border-top: 1px solid var(--line); }
  .benefit:first-child { border-top: 0; }
  .number { margin-bottom: 15px; }
  .process { grid-template-columns: 1fr 1fr; gap: 24px; }
  .categories { grid-template-columns: 1fr 1fr; }
  .form-note { position: static; }
  .editorial-grid { grid-template-columns: 1fr; }
  .choice-grid { grid-template-columns: 1fr 1fr; }
  .choice:nth-child(2) { border-right: 0; }
  .choice:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
}

@media (max-width: 600px) {
  .shell { width: min(100% - 28px, 1160px); }
  .site-header .shell { min-height: 72px; }
  .language-switcher { top: 82px; right: 14px; gap: 8px; padding: 4px 6px; }
  .language-switcher a { min-width: 36px; min-height: 32px; padding: 3px 5px; }
  .language-switcher .language-code { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
  .brand-copy span { display: none; }
  .nav { gap: 10px; }
  .nav .nav-cta { padding: 9px 10px; font-size: .75rem; }
  h1 { font-size: clamp(3rem, 15vw, 4.5rem); }
  .hero { min-height: 690px; }
  .hero-content { padding: 150px 0 65px; }
  .hero .hero-meta { margin-top: 40px; flex-direction: column; gap: 8px; }
  .section { padding: 78px 0; }
  .subhero { padding: 130px 0 58px; }
  .legal-hero { min-height: 440px; padding-bottom: 62px; }
  .legal-page { padding: 44px 0 80px; }
  .legal-toc { grid-template-columns: 1fr; }
  .legal-copy { padding: 32px 22px; }
  .legal-copy::before { margin-bottom: 34px; font-size: .75rem; }
  .legal-copy h2 { margin-top: 52px; }
  .legal-summary { grid-template-columns: 1fr; }
  .legal-summary div { min-height: 0; }
  .legal-summary div + div { border-top: 1px solid rgba(8,20,31,.14); border-left: 0; }
  .categories, .field-grid, .role-switch { grid-template-columns: 1fr; }
  .process { grid-template-columns: 1fr; }
  .process-step:not(:last-child)::after { display: none; }
  .category { min-height: 220px; }
  .lux-form { padding: 24px 18px; }
  .choice-bar { transform: translateY(35%); }
  .choice { padding: 18px 14px; }
  .editorial-card { min-height: 430px; }
  .editorial-stack .editorial-card { min-height: 280px; }
  .footer .shell { flex-direction: column; align-items: flex-start; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; transition: none !important; }
}