:root {
  --ink: #17211d;
  --muted: #66746d;
  --paper: #f8f5ee;
  --white: #fff;
  --green: #1e5a44;
  --green-dark: #12372d;
  --blue: #27647a;
  --gold: #b8843f;
  --line: #ded8ca;
  --shadow: 0 22px 70px rgba(23, 33, 29, .16);
}

* { box-sizing: border-box; }
body {
  margin: 0;
  font-family: Inter, system-ui, sans-serif;
  color: var(--ink);
  background: var(--paper);
  line-height: 1.5;
  overflow-x: hidden;
}

a { color: inherit; }
.site-header {
  position: sticky;
  top: 0;
  z-index: 10;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 24px;
  padding: 14px clamp(18px, 4vw, 56px);
  background: rgba(248, 245, 238, .94);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid rgba(222, 216, 202, .72);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  text-decoration: none;
}

.brand-mark {
  display: grid;
  place-items: center;
  width: 42px;
  height: 42px;
  border-radius: 50%;
  background: var(--green);
  color: var(--white);
  font-weight: 800;
}

.brand small {
  display: block;
  color: var(--muted);
  font-size: 12px;
}

nav {
  display: flex;
  gap: clamp(14px, 2.5vw, 28px);
  color: var(--muted);
  font-weight: 700;
  font-size: 14px;
}

nav a { text-decoration: none; }

.hero {
  position: relative;
  min-height: 650px;
  display: grid;
  align-items: center;
  justify-items: center;
  overflow: hidden;
}

.hero-image, .hero-overlay {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}

.hero-image { object-fit: cover; }
.hero-overlay {
  background:
    linear-gradient(180deg, rgba(13, 18, 21, .34), rgba(13, 18, 21, .74)),
    radial-gradient(circle at center, rgba(18, 55, 45, .12), rgba(13, 18, 21, .68) 66%);
}

.hero-content {
  position: relative;
  width: min(100%, 940px);
  min-width: 0;
  padding: 96px clamp(20px, 6vw, 80px) 104px;
  color: var(--white);
  text-align: center;
}

.hero-lockup {
  display: grid;
  justify-items: center;
  margin-bottom: 28px;
  color: var(--white);
  text-shadow: 0 2px 24px rgba(0, 0, 0, .42);
}

.hero-emblem {
  position: relative;
  width: 176px;
  height: 86px;
  margin-bottom: 12px;
}

.hero-emblem::before {
  content: "";
  position: absolute;
  left: 50%;
  top: 3px;
  width: 128px;
  height: 68px;
  transform: translateX(-50%);
  border-radius: 48% 52% 46% 54%;
  background: rgba(184, 132, 63, .88);
  box-shadow:
    -38px 16px 0 -12px rgba(184, 132, 63, .88),
    38px 18px 0 -12px rgba(184, 132, 63, .88);
}

.hero-emblem::after {
  content: "";
  position: absolute;
  left: 50%;
  bottom: 2px;
  width: 4px;
  height: 64px;
  transform: translateX(-50%);
  background: rgba(184, 132, 63, .95);
  box-shadow:
    -12px 28px 0 -1px rgba(184, 132, 63, .86),
    12px 31px 0 -1px rgba(184, 132, 63, .86);
}

.hero-emblem i {
  position: absolute;
  left: 26px;
  right: 26px;
  bottom: 0;
  height: 2px;
  background: rgba(255,255,255,.58);
  box-shadow: 0 8px 0 rgba(255,255,255,.24);
}

.hero-name {
  margin: 0;
  max-width: 100%;
  font-family: Newsreader, Georgia, serif;
  font-size: clamp(44px, 7vw, 76px);
  line-height: .9;
  text-transform: uppercase;
  letter-spacing: 0;
  overflow-wrap: break-word;
}

.hero-name span { display: inline; }

.hero-role {
  margin: 14px 0 0;
  padding-top: 10px;
  width: min(470px, 92%);
  border-top: 1px solid rgba(255,255,255,.48);
  color: rgba(255,255,255,.84);
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: 8px;
  font-size: 14px;
  overflow-wrap: anywhere;
}

.eyebrow {
  margin: 0 0 12px;
  color: var(--gold);
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: 0;
  font-size: 12px;
}

h1, h2, h3, p { margin-top: 0; }
h1, h2 {
  font-family: Newsreader, Georgia, serif;
  line-height: .98;
  overflow-wrap: normal;
}

h1 {
  font-size: clamp(36px, 5.7vw, 72px);
  margin-bottom: 22px;
}

h2 {
  font-size: clamp(32px, 5vw, 58px);
  margin-bottom: 16px;
}

h3 { margin-bottom: 8px; }
.hero-copy {
  max-width: 620px;
  margin-left: auto;
  margin-right: auto;
  font-size: 20px;
  color: rgba(255,255,255,.86);
}

.broker-disclosure {
  display: inline-flex;
  justify-content: center;
  max-width: min(720px, 100%);
  margin: 0 auto 22px;
  padding: 8px 12px;
  border: 1px solid rgba(255,255,255,.34);
  border-radius: 6px;
  background: rgba(13, 18, 21, .34);
  color: rgba(255,255,255,.88);
  font-size: 13px;
  font-weight: 800;
}

.hero-actions, .proof-row {
  display: flex;
  gap: 12px;
  flex-wrap: wrap;
}

.hero-actions { justify-content: center; }

.button, button {
  display: inline-flex;
  justify-content: center;
  align-items: center;
  min-height: 48px;
  padding: 0 20px;
  border: 0;
  border-radius: 6px;
  font: inherit;
  font-weight: 800;
  text-decoration: none;
  cursor: pointer;
}

.primary, button { background: var(--gold); color: #21180c; }
.secondary { background: rgba(255,255,255,.16); color: var(--white); border: 1px solid rgba(255,255,255,.34); }

.search-panel {
  width: min(1180px, calc(100% - 32px));
  margin: -58px auto 0;
  position: relative;
  z-index: 2;
  background: var(--white);
  box-shadow: var(--shadow);
  border-radius: 8px;
  padding: clamp(22px, 4vw, 36px);
  display: grid;
  grid-template-columns: .75fr 1.25fr;
  gap: 28px;
}

.search-panel > *, .section-heading, .copy-block, .lead-form, .hero-content > * {
  min-width: 0;
}

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

.search-form {
  grid-template-columns: 1.2fr .8fr .8fr auto;
  align-items: end;
}

.search-shortcuts {
  grid-column: 1 / -1;
  display: flex;
  gap: 12px;
  flex-wrap: wrap;
}

.search-shortcuts a, .inline-cta {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 42px;
  padding: 0 16px;
  border-radius: 6px;
  background: var(--green);
  color: var(--white);
  text-decoration: none;
  font-weight: 800;
  font-size: 14px;
}

label {
  display: grid;
  gap: 7px;
  color: var(--muted);
  font-weight: 800;
  font-size: 13px;
}

input, select, textarea {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: 6px;
  padding: 13px 12px;
  font: inherit;
  color: var(--ink);
  background: #fffdf8;
}

.band, .section, .contact-section, .water-section, .chat-section, .brokerage-section {
  width: min(1180px, calc(100% - 32px));
  margin: 0 auto;
}

.stats {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  padding: 56px 0 34px;
}

.stats article {
  background: #ece6da;
  padding: 24px;
  border-radius: 6px;
}

.stats strong {
  display: block;
  font-size: clamp(28px, 4vw, 46px);
  color: var(--green);
}

.stats span { color: var(--muted); font-weight: 700; }
.section { padding: 72px 0; }
.section-heading { max-width: 760px; margin-bottom: 28px; }

.listing-grid, .area-grid, .guide-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
}

.listing-card, .area-grid article, .guide-grid article, .agent-card, .copy-block, .seller, .contact-section {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 8px;
  overflow: hidden;
}

.listing-card > div:last-child, .area-grid article, .guide-grid article, .copy-block {
  padding: 22px;
}

.listing-card span, .proof-row span, .guide-grid span {
  color: var(--blue);
  font-weight: 800;
  font-size: 13px;
}

.listing-card a { color: var(--green); font-weight: 800; }
.listing-photo {
  min-height: 170px;
  background-size: cover;
  background-position: center;
}

.listing-photo.lake { background-image: url("assets/hyco-lake-background.jpg"); }
.listing-photo.town { background: linear-gradient(135deg, #d5e0d7, #8aa092); }
.listing-photo.land { background: linear-gradient(135deg, #c5b48e, #496a4d); }

.split {
  display: grid;
  grid-template-columns: 1.15fr .85fr;
  gap: 20px;
  align-items: stretch;
}

.agent-card {
  display: grid;
  grid-template-columns: 220px 1fr;
  gap: 24px;
  padding: 24px;
  align-items: center;
}

.agent-card img {
  width: 100%;
  aspect-ratio: 1;
  object-fit: cover;
  border-radius: 8px;
}

.scenic-agent {
  grid-template-columns: minmax(320px, .95fr) 1fr;
  padding: 0;
}

.scenic-agent img {
  height: 100%;
  min-height: 360px;
  aspect-ratio: auto;
  border-radius: 0;
}

.scenic-agent > div {
  padding: clamp(24px, 4vw, 38px);
}

.proof-row span {
  background: #eef4ef;
  border-radius: 999px;
  padding: 7px 10px;
}

.inline-cta {
  margin-top: 18px;
  background: var(--gold);
  color: #21180c;
}

.seller, .contact-section {
  padding: clamp(24px, 5vw, 44px);
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 32px;
  align-items: center;
  background: var(--green-dark);
  color: var(--white);
}

.seller p, .contact-section p { color: rgba(255,255,255,.78); }
.seller input, .contact-section input, .contact-section textarea { background: rgba(255,255,255,.96); }

.area-grid { grid-template-columns: repeat(4, 1fr); }
.guide-grid article span {
  display: inline-grid;
  place-items: center;
  width: 34px;
  height: 34px;
  border-radius: 50%;
  background: #eef4ef;
  margin-bottom: 16px;
}

.local-guide {
  width: min(1180px, calc(100% - 32px));
  margin: 0 auto 72px;
  display: grid;
  grid-template-columns: .9fr 1.1fr;
  gap: 28px;
  align-items: stretch;
  padding: clamp(26px, 5vw, 44px);
  border-radius: 8px;
  background: #17211d;
  color: var(--white);
}

.local-guide p { color: rgba(255,255,255,.76); }
.guide-points {
  display: grid;
  gap: 12px;
}

.guide-points article {
  display: grid;
  gap: 4px;
  padding: 18px;
  border: 1px solid rgba(255,255,255,.15);
  border-radius: 8px;
  background: rgba(255,255,255,.06);
}

.guide-points strong { color: #f1c16e; }
.guide-points span { color: rgba(255,255,255,.78); }

.brokerage-section {
  display: grid;
  grid-template-columns: .95fr 1.05fr;
  gap: 24px;
  align-items: stretch;
  padding: 0 0 72px;
}

.brokerage-section > div:first-child,
.brokerage-details {
  padding: clamp(24px, 4vw, 36px);
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
}

.brokerage-section p { color: var(--muted); }

.brokerage-details {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 12px;
}

.brokerage-details article {
  display: grid;
  gap: 5px;
  padding: 16px;
  border-radius: 8px;
  background: #f6f1e7;
}

.brokerage-details strong {
  color: var(--green);
  font-size: 13px;
  text-transform: uppercase;
}

.brokerage-details span {
  color: var(--ink);
  font-weight: 700;
}

.water-section {
  display: grid;
  grid-template-columns: 1.05fr .95fr;
  gap: 24px;
  align-items: stretch;
  margin-bottom: 72px;
  padding: clamp(28px, 5vw, 54px);
  border-radius: 8px;
  background:
    linear-gradient(90deg, rgba(18, 55, 45, .95), rgba(18, 55, 45, .72)),
    url("assets/hyco-lake-background.jpg") center / cover;
  color: var(--white);
}

.water-copy p {
  max-width: 660px;
  color: rgba(255,255,255,.8);
}

.water-actions {
  display: flex;
  gap: 12px;
  flex-wrap: wrap;
  margin-top: 22px;
}

.muted-button {
  background: rgba(255,255,255,.13);
  border: 1px solid rgba(255,255,255,.32);
  color: var(--white);
}

.water-points {
  display: grid;
  gap: 12px;
}

.water-points article {
  display: grid;
  gap: 5px;
  padding: 20px;
  border-radius: 8px;
  background: rgba(255,255,255,.9);
  color: var(--ink);
}

.water-points strong {
  color: var(--green);
  font-size: 18px;
}

.water-points span { color: var(--muted); }

.chat-section {
  display: grid;
  grid-template-columns: .86fr 1.14fr;
  gap: 28px;
  align-items: center;
  padding: 72px 0;
}

.chat-section > div:first-child p:not(.eyebrow) {
  color: var(--muted);
  font-size: 18px;
}

.chat-card {
  display: grid;
  gap: 14px;
  padding: clamp(18px, 4vw, 28px);
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  box-shadow: var(--shadow);
}

.chat-topline {
  display: flex;
  justify-content: space-between;
  gap: 16px;
  color: var(--green);
  font-weight: 800;
}

.chat-topline span {
  color: var(--muted);
  font-size: 13px;
}

.chat-log {
  display: grid;
  gap: 10px;
  min-height: 220px;
  max-height: 360px;
  overflow: auto;
  padding: 14px;
  border-radius: 8px;
  background: #f6f1e7;
}

.chat-message {
  max-width: 86%;
  padding: 12px 14px;
  border-radius: 8px;
  font-size: 15px;
}

.chat-message.agent {
  justify-self: start;
  background: var(--white);
  border: 1px solid var(--line);
}

.chat-message.user {
  justify-self: end;
  background: var(--green);
  color: var(--white);
}

.chat-message.error {
  background: #fff0e8;
  border-color: #e2b499;
  color: #7a2c12;
}

.chat-prompts {
  display: flex;
  gap: 8px;
  flex-wrap: wrap;
}

.chat-prompts button {
  min-height: 38px;
  padding: 0 12px;
  background: #eef4ef;
  color: var(--green);
  font-size: 13px;
}

.chat-form {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 10px;
}

.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;
}

.question-widget {
  position: fixed;
  right: 18px;
  bottom: 18px;
  z-index: 20;
  display: grid;
  gap: 2px;
  min-width: 178px;
  padding: 14px 16px;
  border-radius: 8px;
  background: var(--white);
  color: var(--ink);
  box-shadow: var(--shadow);
  text-decoration: none;
  border: 1px solid var(--line);
}

.question-widget span {
  color: var(--muted);
  font-size: 12px;
  font-weight: 700;
}

footer {
  padding: 28px clamp(18px, 4vw, 56px);
  display: flex;
  justify-content: space-between;
  gap: 20px;
  border-top: 1px solid var(--line);
  color: var(--muted);
}

footer p { margin: 0; }

@media (max-width: 900px) {
  .site-header, footer { align-items: flex-start; flex-direction: column; }
  .hero { min-height: 680px; }
  .search-panel, .split, .seller, .contact-section, .water-section, .chat-section, .brokerage-section { grid-template-columns: 1fr; }
  .search-form, .listing-grid, .area-grid, .guide-grid, .stats, .local-guide { grid-template-columns: 1fr; }
  .agent-card { grid-template-columns: 120px 1fr; }
  .scenic-agent { grid-template-columns: 1fr; }
  .scenic-agent img { min-height: 0; aspect-ratio: 16 / 10; }
}

@media (max-width: 560px) {
  nav {
    width: 100%;
    justify-content: flex-start;
    flex-wrap: wrap;
    gap: 10px 22px;
  }
  h1 { font-size: 34px; }
  h2 { font-size: 30px; }
  .search-panel { width: calc(100% - 24px); padding: 22px; }
  .search-panel h2 { font-size: 28px; }
  .hero-copy { font-size: 18px; }
  .hero-content {
    width: 100%;
    padding: 72px 20px 86px;
  }
  .hero-emblem {
    width: 142px;
    height: 72px;
  }
  .hero-emblem::before {
    width: 102px;
    height: 55px;
    box-shadow:
      -30px 14px 0 -11px rgba(184, 132, 63, .88),
      30px 15px 0 -11px rgba(184, 132, 63, .88);
  }
  .hero-name {
    font-size: 44px;
    line-height: .94;
  }
  .hero-name span { display: block; }
  .hero-role {
    width: min(300px, 92%);
    letter-spacing: 3px;
    font-size: 12px;
  }
  .hero-content h1,
  .hero-content .hero-copy,
  .hero-content .broker-disclosure,
  .search-panel h2 {
    max-width: 330px;
  }
  .hero-actions a { width: 100%; }
  .agent-card { grid-template-columns: 1fr; }
  .search-shortcuts a { flex: 1 1 100%; }
  .chat-form { grid-template-columns: 1fr; }
  .chat-message { max-width: 100%; }
  .brokerage-details { grid-template-columns: 1fr; }
  .water-actions a { width: 100%; }
  .question-widget {
    display: none;
  }
}