:root {
  color: #2c2521;
  background: #f7f2ec;
  font-family:
    Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI",
    sans-serif;
  font-synthesis: none;
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  scroll-behavior: smooth;
  font-size: 16px;
}

* {
  box-sizing: border-box;
}

body {
  min-width: 320px;
  min-height: 100vh;
  margin: 0;
}

body,
button,
input,
textarea,
select {
  font: inherit;
}

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

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

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

p,
h1,
h2,
h3,
figure {
  margin: 0;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 10;
  display: flex;
  align-items: center;
  gap: 24px;
  justify-content: space-between;
  padding: 14px clamp(18px, 4vw, 54px);
  border-bottom: 1px solid rgba(44, 37, 33, 0.12);
  background: rgba(247, 242, 236, 0.92);
  backdrop-filter: blur(18px);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  min-width: max-content;
  font-weight: 800;
}

.brand img {
  border-radius: 8px;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: clamp(14px, 2.5vw, 30px);
  color: #5d514b;
  font-size: 0.88rem;
}

.site-nav a,
.site-footer a {
  transition: color 160ms ease;
}

.site-nav a:hover,
.site-footer a:hover {
  color: #a1502f;
}

.nav-cta,
.button {
  display: inline-flex;
  min-height: 44px;
  align-items: center;
  justify-content: center;
  border-radius: 8px;
  font-size: 0.9rem;
  font-weight: 800;
  line-height: 1;
  transition:
    transform 160ms ease,
    background 160ms ease,
    border-color 160ms ease;
}

.nav-cta {
  padding: 0 18px;
  background: #2c2521;
  color: #fffaf5;
}

.button {
  min-width: 178px;
  padding: 0 22px;
}

.button:hover,
.nav-cta:hover {
  transform: translateY(-1px);
}

.button-primary {
  background: #a1502f;
  color: #fffaf5;
}

.button-secondary {
  border: 1px solid rgba(44, 37, 33, 0.24);
  background: #fffaf5;
  color: #2c2521;
}

.section-band,
.stats-strip,
.final-cta,
.site-footer {
  width: min(100% - 36px, 1160px);
  margin-inline: auto;
}

.hero {
  position: relative;
  display: grid;
  grid-template-columns: 1fr;
  gap: 24px;
  align-items: center;
  width: 100%;
  min-height: calc(100vh - 73px);
  overflow: hidden;
  padding: clamp(72px, 9vw, 116px) clamp(18px, 4vw, 54px);
  background: #2c2521;
}

.hero-copy-block {
  position: relative;
  z-index: 1;
  width: min(100%, 1160px);
  max-width: 710px;
  margin-inline: auto;
}

.hero-video-stack,
.hero-video-stack::after,
.hero-background-video {
  position: absolute;
  inset: 0;
}

.hero-video-stack::after {
  content: "";
  z-index: 1;
  background:
    linear-gradient(90deg, rgba(22, 18, 16, 0.72) 0%, rgba(22, 18, 16, 0.52) 42%, rgba(22, 18, 16, 0.18) 100%),
    linear-gradient(0deg, rgba(22, 18, 16, 0.58) 0%, rgba(22, 18, 16, 0) 46%);
}

.hero-background-video {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0;
  animation: heroVideoFade 18s infinite;
}

.hero-background-video:nth-child(2) {
  animation-delay: 9s;
}

@keyframes heroVideoFade {
  0%,
  8% {
    opacity: 0;
  }

  16%,
  50% {
    opacity: 1;
  }

  58%,
  100% {
    opacity: 0;
  }
}

.hero h1,
.hero .eyebrow,
.hero .hero-copy {
  color: #fffaf5;
}

.hero .hero-copy {
  text-shadow: 0 2px 18px rgba(0, 0, 0, 0.32);
}

.eyebrow {
  margin-bottom: 14px;
  color: #a1502f;
  font-size: 0.72rem;
  font-weight: 900;
  letter-spacing: 0;
  text-transform: uppercase;
}

h1,
h2 {
  color: #2c2521;
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 700;
}

h1 {
  max-width: 800px;
  font-size: clamp(2.35rem, 5vw, 4.35rem);
  line-height: 1;
}

h2 {
  max-width: 780px;
  font-size: clamp(1.7rem, 3vw, 2.85rem);
  line-height: 1.08;
}

h3 {
  color: #2c2521;
  font-size: 1rem;
  line-height: 1.25;
}

p {
  font-size: 0.98rem;
  color: #665952;
  line-height: 1.62;
}

.hero-copy {
  max-width: 640px;
  margin-top: 22px;
  font-size: clamp(1rem, 1.35vw, 1.12rem);
}

.button-row {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 32px;
}

.button-row.center {
  justify-content: center;
}

.hero-note {
  position: absolute;
  z-index: 2;
  right: clamp(18px, 4vw, 54px);
  bottom: clamp(20px, 4vw, 42px);
  display: grid;
  gap: 6px;
  width: min(330px, calc(100% - 36px));
  border-radius: 8px;
  background: rgba(255, 250, 245, 0.9);
  padding: 18px;
}

.hero-note span,
.card-kicker,
.area-card span,
.process-step span {
  color: #a1502f;
  font-size: 0.7rem;
  font-weight: 900;
  letter-spacing: 0;
  text-transform: uppercase;
}

.stats-strip {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  margin-top: -22px;
  border: 1px solid rgba(44, 37, 33, 0.12);
  border-radius: 8px;
  background: #fffaf5;
}

.stat-item {
  display: grid;
  gap: 8px;
  padding: 28px;
  border-right: 1px solid rgba(44, 37, 33, 0.1);
}

.stat-item:last-child {
  border-right: 0;
}

.stat-item strong {
  color: #2c2521;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.7rem, 3vw, 2.65rem);
  line-height: 1;
}

.stat-item span {
  color: #665952;
}

.section-band {
  padding: clamp(58px, 8vw, 92px) 0;
}

.guide-section {
  display: grid;
  grid-template-columns: minmax(0, 0.82fr) minmax(320px, 0.7fr) minmax(260px, 0.52fr);
  gap: clamp(28px, 5vw, 64px);
  align-items: center;
}

.guide-section p {
  max-width: 620px;
  margin-top: 22px;
}

.feature-list {
  display: grid;
  gap: 14px;
  margin: 0;
  padding: 0;
  list-style: none;
}

.guide-image {
  width: 100%;
  min-height: 360px;
  border: 1px solid rgba(44, 37, 33, 0.12);
  border-radius: 8px;
  object-fit: cover;
  box-shadow: 0 24px 70px rgba(44, 37, 33, 0.14);
}

.feature-list li {
  border-left: 4px solid #a1502f;
  border-radius: 0 8px 8px 0;
  background: #fffaf5;
  padding: 18px 20px;
  color: #3f352f;
  font-weight: 750;
}

.featured-video-section,
.advisor-section {
  display: grid;
  grid-template-columns: minmax(0, 0.82fr) minmax(360px, 1fr);
  gap: clamp(28px, 5vw, 64px);
  align-items: center;
}

.featured-video-copy,
.advisor-panel {
  display: grid;
  gap: 18px;
  align-content: start;
}

.featured-video-copy .button,
.advisor-panel .button {
  width: max-content;
}

.featured-video-media {
  position: relative;
  display: block;
  overflow: hidden;
  min-height: 390px;
  border-radius: 8px;
  background: #2c2521;
  box-shadow: 0 24px 70px rgba(44, 37, 33, 0.18);
}

.featured-video-media video {
  width: 100%;
  height: 100%;
  min-height: 390px;
  object-fit: cover;
}

.advisor-section {
  border-block: 1px solid rgba(44, 37, 33, 0.12);
}

.advisor-card {
  display: grid;
  gap: 10px;
  border-radius: 8px;
  background: #2c2521;
  padding: clamp(28px, 4vw, 42px);
  color: #fffaf5;
}

.advisor-card strong {
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.5rem, 3vw, 2.3rem);
  line-height: 1;
}

.advisor-card span,
.advisor-card a {
  color: #f3d8c5;
  font-weight: 800;
}

.advisor-card ul {
  display: grid;
  gap: 12px;
  margin: 18px 0 0;
  padding: 0;
  list-style: none;
}

.advisor-card li {
  border-top: 1px solid rgba(255, 250, 245, 0.16);
  padding-top: 12px;
  color: #fffaf5;
}

.section-heading {
  display: grid;
  gap: 14px;
  max-width: 760px;
  margin-bottom: 34px;
}

.section-heading.compact {
  margin-bottom: 0;
}

.card-grid {
  display: grid;
  gap: 18px;
}

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

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

.card-grid.four {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.services-section {
  display: grid;
  gap: 36px;
}

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

.video-card,
.area-card,
.testimonial-card,
.service-card,
.process-step,
.insight-card {
  min-width: 0;
  border: 1px solid rgba(44, 37, 33, 0.12);
  border-radius: 8px;
  background: #fffaf5;
  padding: 24px;
}

.video-card {
  display: grid;
  gap: 14px;
}

.video-thumb {
  width: 100%;
  aspect-ratio: 16 / 9;
  min-height: 134px;
  border-radius: 8px;
  background: #2c2521;
  object-fit: cover;
}

.play-icon {
  width: 46px;
  height: 46px;
  border-radius: 999px;
  background: rgba(255, 250, 245, 0.92);
  position: relative;
  box-shadow: 0 12px 30px rgba(44, 37, 33, 0.25);
}

.play-icon::after {
  content: "";
  position: absolute;
  top: 50%;
  left: 54%;
  width: 0;
  height: 0;
  border-top: 11px solid transparent;
  border-bottom: 11px solid transparent;
  border-left: 16px solid #a1502f;
  transform: translate(-50%, -50%);
}

.area-card,
.service-card,
.insight-card {
  display: grid;
  gap: 12px;
}

.service-card a,
.insight-card a {
  color: #a1502f;
  font-size: 0.88rem;
  font-weight: 900;
}

.relocation-article {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(320px, 0.8fr);
  gap: clamp(24px, 4vw, 52px);
  align-items: start;
  border-top: 1px solid rgba(44, 37, 33, 0.12);
  padding-top: clamp(34px, 5vw, 54px);
}

.relocation-article-copy {
  display: grid;
  gap: 18px;
}

.relocation-article-copy .button {
  width: max-content;
}

.article-subtitle {
  color: #3f352f;
  font-weight: 800;
}

.relocation-article-image {
  width: 100%;
  min-height: 260px;
  border: 1px solid rgba(44, 37, 33, 0.12);
  border-radius: 8px;
  object-fit: cover;
  box-shadow: 0 22px 64px rgba(44, 37, 33, 0.14);
}

.relocation-article-image.primary {
  min-height: 460px;
}

.relocation-article-detail {
  display: grid;
  gap: 18px;
  grid-column: 2;
}

.article-budget-list {
  border-radius: 8px;
  background: #2c2521;
  padding: 24px;
}

.article-budget-list h3,
.article-budget-list li {
  color: #fffaf5;
}

.article-budget-list ul {
  display: grid;
  gap: 12px;
  margin: 14px 0 0;
  padding-left: 18px;
}

.article-section-grid {
  display: grid;
  grid-column: 1 / -1;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 16px;
}

.article-section-card {
  border: 1px solid rgba(44, 37, 33, 0.12);
  border-radius: 8px;
  background: #fffaf5;
  padding: 22px;
}

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

.area-card strong {
  color: #2c2521;
  line-height: 1.5;
}

.process-section {
  display: grid;
  grid-template-columns: minmax(280px, 0.72fr) minmax(0, 1fr);
  gap: clamp(30px, 5vw, 70px);
  align-items: start;
}

.process-list {
  display: grid;
  gap: 16px;
}

.process-step {
  display: grid;
  grid-template-columns: 64px 1fr;
  gap: 8px 18px;
}

.process-step span {
  grid-row: span 2;
  color: #c46a3a;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.75rem;
}

.testimonials-section {
  border-block: 1px solid rgba(44, 37, 33, 0.12);
}

.testimonial-card {
  display: grid;
  gap: 20px;
}

blockquote {
  margin: 0;
  color: #3f352f;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.2rem, 2vw, 1.6rem);
  line-height: 1.3;
}

figcaption {
  display: grid;
  gap: 4px;
  color: #665952;
}

.final-cta {
  display: grid;
  justify-items: center;
  gap: 18px;
  padding: clamp(58px, 8vw, 86px) clamp(18px, 5vw, 64px);
  border-radius: 8px;
  background: #2c2521;
  text-align: center;
}

.communities-section {
  border-top: 1px solid rgba(44, 37, 33, 0.12);
}

.community-list {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
}

.community-list span,
.community-link-list a {
  border: 1px solid rgba(44, 37, 33, 0.14);
  border-radius: 999px;
  background: #fffaf5;
  padding: 10px 15px;
  color: #3f352f;
  font-size: 0.92rem;
  font-weight: 800;
}

.community-link-list {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 12px;
}

.community-link-list a {
  display: grid;
  gap: 6px;
  min-height: 92px;
  align-content: center;
  border-radius: 8px;
  transition:
    transform 160ms ease,
    border-color 160ms ease,
    box-shadow 160ms ease;
}

.community-link-list a:hover {
  transform: translateY(-2px);
  border-color: rgba(161, 80, 47, 0.38);
  box-shadow: 0 18px 45px rgba(44, 37, 33, 0.1);
}

.community-link-list a span {
  border: 0;
  background: transparent;
  padding: 0;
  color: #665952;
  font-size: 0.82rem;
  font-weight: 650;
  line-height: 1.35;
}

.insights-section {
  padding-top: clamp(42px, 6vw, 72px);
}

.final-cta h2,
.final-cta p {
  color: #fffaf5;
}

.final-cta p {
  max-width: 640px;
  opacity: 0.82;
}

.site-footer {
  display: flex;
  flex-wrap: wrap;
  gap: 10px 24px;
  justify-content: space-between;
  padding: 34px 0 46px;
  color: #665952;
}

.site-footer p:first-child {
  color: #2c2521;
  font-weight: 900;
}

.footer-brand-block {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 14px;
}

.footer-brand-block p {
  color: #2c2521;
  font-weight: 900;
}

.brokerage-logo {
  width: 132px;
  height: auto;
  border: 1px solid rgba(44, 37, 33, 0.12);
  border-radius: 8px;
  background: #fff;
  padding: 6px 10px;
}

.brokerage-logo.terhune-logo {
  width: 220px;
  border-color: rgba(44, 37, 33, 0.08);
  background: #050505;
  padding: 8px 12px;
}

.brokerage-logo.exp-logo {
  width: 118px;
  background: #ffffff;
  padding: 8px 10px;
}

.site-footer small {
  flex-basis: 100%;
  color: #8a7b72;
}

@media (max-width: 960px) {
  .site-header {
    align-items: flex-start;
  }

  .site-nav {
    display: none;
  }

  .guide-section,
  .featured-video-section,
  .advisor-section,
  .process-section {
    grid-template-columns: 1fr;
  }

  .guide-image {
    min-height: 300px;
  }

  .featured-video-media,
  .featured-video-media img {
    min-height: 330px;
  }

  .card-grid.three,
  .areas-grid,
  .card-grid.four,
  .article-section-grid,
  .community-link-list {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .relocation-article {
    grid-template-columns: 1fr;
  }

  .relocation-article-detail {
    grid-column: auto;
  }
}

@media (max-width: 680px) {
  .site-header {
    padding-inline: 16px;
  }

  .brand span {
    max-width: 160px;
    line-height: 1.1;
  }

  .nav-cta {
    min-height: 40px;
    padding-inline: 14px;
    font-size: 0.9rem;
  }

  .section-band,
  .stats-strip,
  .final-cta,
  .site-footer {
    width: min(100% - 28px, 1160px);
  }

  .hero {
    min-height: 720px;
    padding-top: 72px;
    align-items: start;
  }

  h1 {
    font-size: clamp(2.2rem, 12vw, 3.35rem);
  }

  .button,
  .button-row {
    width: 100%;
  }

  .featured-video-copy .button,
  .advisor-panel .button {
    width: 100%;
  }

  .stats-strip,
  .card-grid.three,
  .card-grid.two,
  .card-grid.four,
  .areas-grid,
  .article-section-grid,
  .community-link-list {
    grid-template-columns: 1fr;
  }

  .relocation-article-copy .button {
    width: 100%;
  }

  .stat-item {
    border-right: 0;
    border-bottom: 1px solid rgba(44, 37, 33, 0.1);
  }

  .stat-item:last-child {
    border-bottom: 0;
  }

  .hero-note {
    right: 14px;
    bottom: 18px;
    left: 14px;
    width: auto;
  }

  .process-step {
    grid-template-columns: 1fr;
  }

  .process-step span {
    grid-row: auto;
  }
}