:root {
      --sage: #8faf9d;    /*;*/
      --sage-dark: #6f8d7d;
      --cream: #f7f5f0;
      --text: #2f3a33;
      --white: #ffffff;
      --soft: #eef3ef;
      --shadow: 0 12px 30px rgba(47, 58, 51, 0.12);
      --radius: 20px;
    }

    * {
      box-sizing: border-box;
    }

    html {
      scroll-behavior: smooth;
    }

    body {
      margin: 0;
      font-size: 1rem;
      font-family: Arial, Helvetica, sans-serif;
      color: var(--text);
      background: var(--white);
      line-height: 1.6;
    }

    img {
      max-width: 100%;
      display: block;
    }

    #kelly {
      float: right;
      padding: 0 0 2rem 2rem;
      max-width: 300px;
    }

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

    .container {
      width: min(1120px, 92%);
      margin: 0 auto;
    }

    header {
      position: sticky;
      top: 0;
      z-index: 1000;
      background: rgba(255, 255, 255, 0.95);
      backdrop-filter: blur(10px);
      border-bottom: 1px solid rgba(111, 141, 125, 0.12);
    }

    .nav {
      display: flex;
      align-items: center;
      justify-content: space-between;
      padding: 16px 0;
      gap: 20px;
    }

    .brand {
      font-size: 1.5rem;
      font-weight: 700;
      color: var(--sage-dark);
      letter-spacing: 0.3px;
    }

    .nav-links {
      display: flex;
      align-items: center;
      gap: 18px;
      flex-wrap: wrap;
      justify-content: flex-end;
    }

    .nav-links a {
      font-weight: 600;
      color: var(--text);
    }

    .nav-toggle {
      display: none;
      width: 44px;
      height: 44px;
      border: 1px solid rgba(111, 141, 125, 0.25);
      border-radius: 10px;
      background: var(--white);
      align-items: center;
      justify-content: center;
      flex-direction: column;
      gap: 5px;
      cursor: pointer;
      padding: 0;
    }

    .nav-toggle-bar {
      width: 20px;
      height: 2px;
      background: var(--sage-dark);
      border-radius: 999px;
      transition: transform 0.2s ease, opacity 0.2s ease;
    }

    .nav-toggle.is-open .nav-toggle-bar:nth-child(1) {
      transform: translateY(7px) rotate(45deg);
    }

    .nav-toggle.is-open .nav-toggle-bar:nth-child(2) {
      opacity: 0;
    }

    .nav-toggle.is-open .nav-toggle-bar:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg);
    }

    .nav-phone {
      background: var(--sage);
      color: var(--white);
      padding: 10px 16px;
      border-radius: 999px;
      font-weight: 700;
    }

    .bg-white {
      background-color: var(--white);
    }

    .bg-sage {
      background-color: var(--sage);
    }

    .bg-cream {
      background-color: var(--cream);
    } 

    .bg-sage-dark {
      background-color: var(--sage-dark);
    }
  
    .bg-soft {
      background-color: var(--soft);
    }

    .hero {
      min-height: 60vh;
      /* background:
        linear-gradient(rgba(47, 58, 51, 0.42), rgba(47, 58, 51, 0.35)),
        url('https://images.unsplash.com/photo-1501183638710-841dd1904471?auto=format&fit=crop&w=1600&q=80') center/cover no-repeat; */
        
        background:
        linear-gradient(rgba(47, 58, 51, 0.42), rgba(47, 58, 51, 0.35)),
        url('https://images.unsplash.com/photo-1616137422495-1e9e46e2aa77?q=80&w=1331&auto=format&fit=crop&ixlib=rb-4.1.0&ixid=M3wxMjA3fDB8MHxwaG90by1wYWdlfHx8fGVufDB8fHx8fA%3D%3D') center/cover no-repeat;
        
        /* background:
        linear-gradient(rgba(47, 58, 51, 0.42), rgba(47, 58, 51, 0.35)),
        url('https://plus.unsplash.com/premium_photo-1670360414483-64e6d9ba9038?q=80&w=1470&auto=format&fit=crop&ixlib=rb-4.1.0&ixid=M3wxMjA3fDB8MHxwaG90by1wYWdlfHx8fGVufDB8fHx8fA%3D%3D') center/cover no-repeat; */
        
        /* background:
        linear-gradient(rgba(47, 58, 51, 0.42), rgba(47, 58, 51, 0.35)),
        url('https://images.unsplash.com/photo-1570129477492-45c003edd2be?q=80&w=1470&auto=format&fit=crop&ixlib=rb-4.1.0&ixid=M3wxMjA3fDB8MHxwaG90by1wYWdlfHx8fGVufDB8fHx8fA%3D%3D') center/cover no-repeat; */

        color: var(--white);
      display: flex;
      align-items: center;
    }

    .hero-grid {
      display: grid;
      grid-template-columns: 1.2fr 0.8fr;
      gap: 36px;
      align-items: center;
      padding: 0;
    }

    .eyebrow {
      text-transform: uppercase;
      letter-spacing: 2px;
      font-size: 0.85rem;
      margin-bottom: 14px;
      opacity: 0.95;
    }

    .hero h1 {
      font-size: clamp(2.4rem, 5vw, 4.8rem);
      line-height: 1.05;
      margin: 0 0 18px;
    }

    .hero p {
      font-size: 1.08rem;
      max-width: 640px;
      margin-bottom: 28px;
    }

    .hero-actions {
      display: flex;
      gap: 14px;
      flex-wrap: wrap;
    }

    .btn {
      display: inline-block;
      padding: 14px 22px;
      border-radius: 999px;
      font-weight: 700;
      transition: 0.25s ease;
    }

    .btn-primary {
      background: var(--sage);
      color: var(--white);
    }

    .btn-primary:hover,
    .nav-phone:hover {
      background: var(--sage-dark);
    }

    .btn-secondary {
      background: rgba(255, 255, 255, 0.16);
      border: 1px solid rgba(255, 255, 255, 0.4);
      color: var(--white);
    }

    .hero-card {
      background: rgba(255, 255, 255, 0.12);
      border: 1px solid rgba(255, 255, 255, 0.22);
      border-radius: 26px;
      padding: 18px;
      backdrop-filter: blur(8px);
      box-shadow: var(--shadow);
      max-width: 380px;
      justify-self: end;
    }

    .hero-card img {
      border-radius: 20px;
      aspect-ratio: 4 / 5;
      object-fit: cover;
      width: 100%;
    }

    .hero-card h3 {
      margin: 16px 0 6px;
      font-size: 1.35rem;
    }

    .hero-card p {
      margin: 0;
      font-size: 0.98rem;
    }

    section {
      padding: 82px 0;
    }

    .section-title {
      font-size: clamp(2rem, 3.5vw, 3rem);
      margin: 0 0 16px;
      color: var(--sage-dark);
    }

    .section-intro {
      max-width: 760px;
      margin-bottom: 32px;
      /* font-size: 1.05rem; */
    }



    .about-grid {
      display: grid;
      grid-template-columns: 0.95fr 1.05fr;
      gap: 40px;
      align-items: start;
    }

    .about-photo {
      background: var(--white);
      padding: 14px;
      border-radius: var(--radius);
      box-shadow: var(--shadow);
    }

    .about-photo img {
      border-radius: 16px;
      width: 100%;
      object-fit: cover;
    }

    .about-copy p {
      margin: 0 0 18px;
      /* font-size: 1.03rem; */
    }

    .services-grid,
    .seo-grid,
    .neighborhood-grid {
      display: grid;
      grid-template-columns: repeat(3, minmax(0, 1fr));
      gap: 22px;
    }

    .card {
      background: var(--white);
      border-radius: var(--radius);
      padding: 26px;
      box-shadow: var(--shadow);
      border: 1px solid rgba(111, 141, 125, 0.12);
    }

    .card h3 {
      margin-top: 0;
      color: var(--sage-dark);
      font-size: 1.22rem;
    }


    .value-grid {
      display: grid;
      grid-template-columns: 0.9fr 1.1fr;
      gap: 34px;
      align-items: start;
    }

    .value-points {
      display: grid;
      gap: 16px;
    }

    .point {
      background: var(--white);
      border-radius: 16px;
      padding: 18px 20px;
      box-shadow: var(--shadow);
    }

    form {
      background: var(--white);
      padding: 28px;
      border-radius: 24px;
      box-shadow: var(--shadow);
    }

    .form-grid {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 16px;
    }

    .full {
      grid-column: 1 / -1;
    }

    .interest-options {
      display: grid;
      gap: 10px;
    }

    .checkbox-option {
      display: flex;
      align-items: center;
      gap: 10px;
      margin-bottom: 0;
      font-weight: 600;
    }

    .checkbox-option input[type="checkbox"] {
      width: auto;
      margin: 0;
      accent-color: var(--sage);
    }

    label {
      display: block;
      margin-bottom: 7px;
      font-weight: 700;
      font-size: 0.95rem;
    }

    input,
    select,
    textarea {
      width: 100%;
      padding: 14px 14px;
      border-radius: 14px;
      border: 1px solid #d4ddd6;
      font: inherit;
      color: var(--text);
      background: #fff;
    }

    textarea {
      min-height: 130px;
      resize: vertical;
    }

    .form-note {
      font-size: 0.92rem;
      margin-top: 12px;
      color: #567062;
    }

    .form-status {
      grid-column: 1 / -1;
      min-height: 1.5rem;
      margin-top: 4px;
      font-size: 0.95rem;
      font-weight: 700;
      color: #567062;
    }

    .form-status.is-success {
      color: #2c6d4f;
    }

    .form-status.is-error {
      color: #9f2f2f;
    }

    .form-status.is-pending {
      color: #4f6b57;
    }

    .neighborhoods {
      background: var(--cream);
    }

    .neighborhood-card h3 {
      margin-bottom: 10px;
    }

    .neighborhood-card a {
      color: var(--sage-dark);
      font-weight: 700;
    }

    .seo-copy {
      margin-top: 30px;
      background: var(--white);
      border-radius: 24px;
      padding: 28px;
      box-shadow: var(--shadow);
    }

    .contact {
      background: var(--sage-dark);
      color: var(--white);
      text-align: center;
    }

    .contact .section-title,
    .contact h3 {
      color: var(--white);
    }

    .contact-links {
      display: flex;
      justify-content: center;
      gap: 16px;
      flex-wrap: wrap;
      margin-top: 22px;
    }

    .contact-links a {
      padding: 14px 20px;
      background: rgba(255,255,255,0.14);
      border: 1px solid rgba(255,255,255,0.24);
      border-radius: 999px;
      font-weight: 700;
    }

    footer {
      text-align: center;
      padding: 4rem;
      font-size: 0.95rem;
      background: #edf2ee;
      display: grid;
      gap: 0.5rem;
    }

    .footer-line {
      margin: 0;
      display: flex;
      flex-wrap: wrap;
      justify-content: center;
      gap: 0.35rem 1rem;
    }

    .footer-item {
      white-space: nowrap;
    }

    @media (max-width: 900px) {
      .hero-grid,
      .about-grid,
      .value-grid,
      .services-grid,
      .seo-grid,
      .neighborhood-grid,
      .form-grid {
        grid-template-columns: 1fr;
      }

      .hero-card {
        justify-self: start;
        max-width: 420px;
      }
    }

    @media (max-width: 640px) {
      .nav {
        align-items: flex-start;
        flex-wrap: wrap;
      }

      .nav-toggle {
        display: inline-flex;
        margin-left: auto;
      }

      .nav-links {
        width: 100%;
        display: flex;
        flex-direction: column;
        align-items: flex-start;
        gap: 12px;
        margin-top: 0;
        padding: 0 12px;
        border: 1px solid transparent;
        border-radius: 14px;
        background: var(--white);
        max-height: 0;
        opacity: 0;
        transform: translateY(-10px);
        overflow: hidden;
        pointer-events: none;
        transition: max-height 0.28s ease, opacity 0.22s ease, transform 0.28s ease,
          margin-top 0.28s ease, padding 0.28s ease, border-color 0.28s ease;
      }

      .nav-links.is-open {
        max-height: 320px;
        opacity: 1;
        transform: translateY(0);
        pointer-events: auto;
        margin-top: 12px;
        padding: 12px;
        border-color: rgba(111, 141, 125, 0.16);
      }

      .nav-links .nav-phone {
        width: 100%;
        text-align: center;
      }

      .hero {
        min-height: auto;
      }

      section {
        padding: 64px 0;
      }

      #kelly {
        /* float: right;
        padding: 0 0 2rem 2rem; */
        max-width: 200px;
      }
    }
  
    
  .mortgage-calculator-section {
    padding: 60px 20px;
    /* background: #f6f8f5; */
  }

  .mortgage-calculator-card {
    max-width: 1100px;
    margin: 0 auto;
    background: #ffffff;
    border-radius: 22px;
    box-shadow: 0 10px 30px rgba(0, 0, 0, 0.08);
    padding: 40px 28px;
  }

  .calculator-header {
    text-align: center;
    margin-bottom: 32px;
  }

  .calculator-header h2 {
    font-size: 2rem;
    color: #4f6b57;
    margin-bottom: 12px;
  }

  .calculator-header p {
    max-width: 720px;
    margin: 0 auto;
    color: #5f6b63;
    line-height: 1.6;
  }

  .calculator-grid {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 28px;
  }

  .calculator-form,
  .calculator-results {
    background: #fbfcfa;
    border: 1px solid #e4ebe3;
    border-radius: 18px;
    padding: 24px;
  }

  .calculator-form label {
    display: block;
    font-weight: 600;
    color: #4f5f54;
    margin-bottom: 8px;
    margin-top: 16px;
  }

  .calculator-form label:first-child {
    margin-top: 0;
  }

  .calculator-form input,
  .calculator-form select {
    width: 100%;
    padding: 14px 14px;
    border: 1px solid #cfd9cf;
    border-radius: 12px;
    font-size: 1rem;
    background: #fff;
    box-sizing: border-box;
  }

  .calculator-form input:focus,
  .calculator-form select:focus {
    outline: none;
    border-color: #8faa98;
    box-shadow: 0 0 0 3px rgba(143, 170, 152, 0.15);
  }

  #calculateMortgageBtn {
    margin-top: 24px;
    width: 100%;
    padding: 15px;
    border: none;
    border-radius: 12px;
    background: #8faa98;
    color: white;
    font-size: 1rem;
    font-weight: 700;
    cursor: pointer;
    transition: 0.25s ease;
  }

  #calculateMortgageBtn:hover {
    background: #78917f;
  }

  .calculator-results {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 16px;
    align-content: start;
  }

  .result-box {
    background: white;
    border-radius: 16px;
    padding: 18px;
    border: 1px solid #e3e9e2;
  }

  .result-box span {
    display: block;
    color: #68746c;
    font-size: 0.95rem;
    margin-bottom: 8px;
  }

  .result-box strong {
    font-size: 1.4rem;
    color: #3f5246;
  }

  .result-box.featured {
    grid-column: 1 / -1;
    background: linear-gradient(135deg, #8faa98, #a9bda9);
    border: none;
  }

  .result-box.featured span,
  .result-box.featured strong {
    color: white;
  }

  .result-box.featured strong {
    font-size: 2rem;
  }

  .calculator-note {
    grid-column: 1 / -1;
    margin-top: 8px;
    padding-top: 8px;
  }

  .calculator-note p {
    color: #667268;
    line-height: 1.6;
    margin-bottom: 16px;
  }

  .calculator-cta {
    display: inline-block;
    background: #4f6b57;
    color: white;
    text-decoration: none;
    padding: 12px 18px;
    border-radius: 12px;
    font-weight: 600;
  }

  .calculator-cta:hover {
    background: #405747;
  }

  @media (max-width: 900px) {
    .calculator-grid {
      grid-template-columns: 1fr;
    }

    .calculator-results {
      grid-template-columns: 1fr;
    }

    .result-box.featured,
    .calculator-note {
      grid-column: auto;
    }
  }

  .seller-proceeds-section {
    padding: 60px 20px;
    /* background: #f6f8f5; */
  }

  .seller-proceeds-card {
    max-width: 1100px;
    margin: 0 auto;
    background: #ffffff;
    border-radius: 22px;
    box-shadow: 0 10px 30px rgba(0, 0, 0, 0.08);
    padding: 40px 28px;
  }

  .seller-header {
    text-align: center;
    margin-bottom: 32px;
  }

  .seller-header h2 {
    font-size: 2rem;
    color: #4f6b57;
    margin-bottom: 12px;
  }

  .seller-header p {
    max-width: 760px;
    margin: 0 auto;
    color: #5f6b63;
    line-height: 1.6;
  }

  .seller-grid {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 28px;
  }

  .seller-form,
  .seller-results {
    background: #fbfcfa;
    border: 1px solid #e4ebe3;
    border-radius: 18px;
    padding: 24px;
  }

  .seller-form label {
    display: block;
    font-weight: 600;
    color: #4f5f54;
    margin-bottom: 8px;
    margin-top: 16px;
  }

  .seller-form label:first-child {
    margin-top: 0;
  }

  .seller-form input,
  .seller-form select {
    width: 100%;
    padding: 14px;
    border: 1px solid #cfd9cf;
    border-radius: 12px;
    font-size: 1rem;
    background: #fff;
    box-sizing: border-box;
  }

  .seller-form input:focus,
  .seller-form select:focus {
    outline: none;
    border-color: #8faa98;
    box-shadow: 0 0 0 3px rgba(143, 170, 152, 0.15);
  }

  .seller-form input[readonly] {
    background: #f2f5f1;
    color: #5d685f;
  }

  #calculateSellerBtn {
    margin-top: 24px;
    width: 100%;
    padding: 15px;
    border: none;
    border-radius: 12px;
    background: #8faa98;
    color: white;
    font-size: 1rem;
    font-weight: 700;
    cursor: pointer;
    transition: 0.25s ease;
  }

  #calculateSellerBtn:hover {
    background: #78917f;
  }

  .seller-results {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 16px;
    align-content: start;
  }

  .result-box {
    background: white;
    border-radius: 16px;
    padding: 18px;
    border: 1px solid #e3e9e2;
  }

  .result-box span {
    display: block;
    color: #68746c;
    font-size: 0.95rem;
    margin-bottom: 8px;
  }

  .result-box strong {
    font-size: 1.35rem;
    color: #3f5246;
  }

  .result-box.featured {
    grid-column: 1 / -1;
    background: linear-gradient(135deg, #8faa98, #a9bda9);
    border: none;
    border: 2px solid black;
  }

  .result-box.featured span,
  .result-box.featured strong {
    color: white;
  }

  .result-box.featured strong {
    font-size: 2rem;
  }

  .seller-note {
    grid-column: 1 / -1;
    margin-top: 8px;
    padding-top: 8px;
  }

  .seller-note p {
    color: #667268;
    line-height: 1.6;
    margin-bottom: 16px;
  }

  .seller-cta {
    display: inline-block;
    background: #4f6b57;
    color: white;
    text-decoration: none;
    padding: 12px 18px;
    border-radius: 12px;
    font-weight: 600;
  }

  .seller-cta:hover {
    background: #405747;
  }

  @media (max-width: 900px) {
    .seller-grid {
      grid-template-columns: 1fr;
    }

    .seller-results {
      grid-template-columns: 1fr;
    }

    .result-box.featured,
    .seller-note {
      grid-column: auto;
    }
  }

  .site-pre-header-text {
    padding: .5rem;
    margin: 0;
    margin-block-start: 0;
    margin-block-end: 0;
    font-size: 0.85rem;
    display: flex;
    flex-wrap: wrap;
    align-items: center;
    justify-content: center;
    gap: 0.35rem 1rem;
    color: var(--white);  
    font-weight: 700;
  }

  .pre-header-item {
    white-space: nowrap;
  }