:root{--ivory:#F7F3EC;--sand:#E6DCCB;--taupe:#B8A994;--greige:#8C8478;--char:#2F2F2F;--gold:#B8995A;--soft:#D4BE8A}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:Inter,system-ui,sans-serif;color:var(--char);background:var(--ivory);line-height:1.65}
h1,h2,h3{font-family:"Cormorant Garamond",Georgia,serif;font-weight:600;line-height:1.15;margin:0 0 .5em}
h1{font-size:clamp(2.4rem,5vw,4rem)}h2{font-size:clamp(2rem,3.5vw,2.8rem)}h3{font-size:1.6rem}
a{color:inherit}img{max-width:100%}
.wrap{max-width:1180px;margin:0 auto;padding:0 24px}
.eyebrow{font-size:.75rem;letter-spacing:.2em;text-transform:uppercase;color:var(--greige);font-weight:600}
.skip{position:absolute;left:-999px}.skip:focus{left:8px;top:8px;background:#fff;padding:8px;z-index:99}
header{position:sticky;top:0;z-index:50;background:rgba(247,243,236,.96);backdrop-filter:blur(6px);border-bottom:1px solid var(--sand)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px;gap:16px}
.logo{text-decoration:none;font-family:"Cormorant Garamond",serif;font-size:1.5rem;font-weight:600}.logo small{display:block;font-family:Inter;font-size:.65rem;letter-spacing:.2em;color:var(--greige);text-transform:uppercase}
nav ul{list-style:none;display:flex;gap:22px;margin:0;padding:0}nav a{text-decoration:none;font-size:.9rem}nav a:hover,nav a[aria-current]{color:var(--gold)}
.menu-btn{display:none;background:none;border:1px solid var(--taupe);padding:8px 12px;border-radius:4px;font:inherit}
.btn{display:inline-block;background:var(--gold);color:#fff;text-decoration:none;padding:14px 28px;border-radius:2px;font-weight:600;font-size:.9rem;letter-spacing:.04em;border:2px solid var(--gold);cursor:pointer;font-family:inherit}
.btn:hover,.btn:focus-visible{background:#a3854a;border-color:#a3854a}
.btn.ghost{background:transparent;color:var(--char);border-color:var(--char)}.btn.ghost:hover{background:var(--char);color:#fff}
.btn.light{background:transparent;color:#fff;border-color:#fff}
:focus-visible{outline:3px solid var(--gold);outline-offset:2px}
.hero{position:relative;min-height:82vh;display:flex;align-items:center;color:#fff;background:linear-gradient(90deg,rgba(47,47,47,.82),rgba(47,47,47,.35)),url("https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=1800&q=70") center/cover,var(--greige)}
.hero .eyebrow{color:var(--soft)}.hero p{max-width:560px;font-size:1.15rem}.ctas{display:flex;gap:14px;flex-wrap:wrap;margin-top:28px}
.page-hero{background:linear-gradient(135deg,var(--sand),var(--ivory));padding:90px 0 60px}
.stats{background:var(--char);color:var(--ivory)}.stats .wrap{display:grid;grid-template-columns:repeat(5,1fr);text-align:center;padding:36px 24px}
.stats b{display:block;font-family:"Cormorant Garamond",serif;font-size:1.6rem;color:var(--soft)}.stats span{font-size:.8rem;letter-spacing:.1em;text-transform:uppercase}
section{padding:90px 0}.alt{background:var(--sand)}.center{text-align:center}.lead{max-width:640px;margin:0 auto 48px;color:var(--greige)}
.grid{display:grid;gap:28px}.g3{grid-template-columns:repeat(3,1fr)}.g2{grid-template-columns:repeat(2,1fr)}
.card{background:#fff;border:1px solid var(--sand);padding:36px;border-radius:2px;transition:transform .2s,box-shadow .2s}
.card:hover{transform:translateY(-4px);box-shadow:0 14px 30px rgba(47,47,47,.08)}
.card .ico{width:44px;height:2px;background:var(--gold);margin-bottom:22px}.card a.more{color:var(--gold);font-weight:600;text-decoration:none}
.strategy{background:var(--ivory)}.strategy ul{padding-left:18px;color:var(--greige)}
.deal{background:#fff;border:1px solid var(--sand)}.deal .img{height:180px;background:linear-gradient(135deg,var(--taupe),var(--sand));display:flex;align-items:flex-end;padding:12px}
.tag{background:var(--char);color:var(--ivory);font-size:.7rem;padding:4px 10px;letter-spacing:.08em;text-transform:uppercase}
.deal .body{padding:24px}.deal dl{display:grid;grid-template-columns:1fr auto;gap:6px 12px;margin:0;font-size:.9rem}.deal dt{color:var(--greige)}.deal dd{margin:0;font-weight:600;text-align:right}
.deal .profit{color:var(--gold)}.disclaimer{font-size:.8rem;color:var(--greige);margin-top:28px;text-align:center}
.about{display:grid;grid-template-columns:1fr 1.2fr;gap:60px;align-items:center}
.photo{aspect-ratio:4/5;background:linear-gradient(160deg,var(--sand),var(--taupe));display:flex;align-items:center;justify-content:center;color:var(--char);font-weight:600;border:1px solid var(--taupe)}
.cta{background:linear-gradient(rgba(47,47,47,.85),rgba(47,47,47,.85)),url("images/san-antonio-skyline-1920.jpg") center 30%/cover,var(--char);color:#fff;text-align:center}
form{display:grid;gap:16px;background:#fff;padding:36px;border:1px solid var(--sand)}
label{font-size:.85rem;font-weight:600;display:grid;gap:6px}input,select,textarea{font:inherit;padding:12px;border:1px solid var(--taupe);background:var(--ivory);border-radius:2px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:16px}.note{font-size:.8rem;color:var(--greige)}
.ok{display:none;background:var(--sand);padding:14px;border-left:3px solid var(--gold)}
footer{background:var(--char);color:var(--sand);padding:60px 0 30px;font-size:.9rem}footer .cols{display:grid;grid-template-columns:2fr 1fr 1fr;gap:40px}
footer a{color:var(--sand)}footer h3{color:#fff;font-size:1.3rem}footer ul{list-style:none;padding:0;margin:0}footer li{margin:6px 0}
.legal{border-top:1px solid #555;margin-top:40px;padding-top:20px;display:flex;flex-wrap:wrap;gap:20px;justify-content:space-between;font-size:.8rem}
@media(max-width:900px){.g3,.g2,.about,footer .cols{grid-template-columns:1fr}.stats .wrap{grid-template-columns:1fr 1fr;gap:20px}
.menu-btn{display:block}nav ul{display:none;position:absolute;top:76px;left:0;right:0;flex-direction:column;background:var(--ivory);padding:20px 24px;border-bottom:1px solid var(--sand)}nav ul.open{display:flex}.nav .btn{padding:10px 14px}.row{grid-template-columns:1fr}section{padding:64px 0}}
.nav .btn{white-space:nowrap}
.photo{overflow:hidden}.photo img{width:100%;height:100%;object-fit:cover;display:block}
.hero.split{background:linear-gradient(120deg,var(--ivory) 0%,var(--ivory) 55%,var(--sand) 55%);color:var(--char);min-height:auto}
.hero.split .eyebrow{color:var(--greige)}.hero.split p{color:#4a4743}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:60px;align-items:center;padding-top:70px;padding-bottom:70px}
.hero-photo{margin:0;position:relative}.hero-photo img{width:100%;height:auto;display:block;aspect-ratio:2/3;object-fit:cover;max-height:640px}
.hero-photo:before{content:"";position:absolute;inset:18px -18px -18px 18px;border:1px solid var(--gold);z-index:-1}
.hero-photo{z-index:0}
@media(max-width:900px){.hero-grid{grid-template-columns:1fr;gap:40px;padding-top:48px}.hero.split{background:var(--ivory)}.hero-photo{max-width:420px;margin:0 auto 18px}}
.logo{display:flex;align-items:center;gap:14px}.logo small{font-size:.8rem;letter-spacing:.12em}.brk-logo{height:22px;width:auto;border-left:1px solid var(--sand);padding-left:14px;box-sizing:content-box}
.brk-plate{display:inline-block;background:#F7F3EC;padding:10px 14px;border-radius:4px;margin:4px 0 12px}.brk-plate img{display:block;height:34px;width:auto}
/* Start the Conversation */
.hdr-ctas{display:flex;align-items:center;gap:18px}.call-link{text-decoration:none;font-weight:600;font-size:.9rem;white-space:nowrap}
.narrow{max-width:760px}
.start-dialog{border:0;padding:40px;max-width:640px;width:calc(100% - 32px);max-height:calc(100dvh - 32px);overflow:auto;background:var(--ivory);color:var(--char);border-top:4px solid var(--gold);box-shadow:0 30px 80px rgba(0,0,0,.35)}
.start-dialog::backdrop{background:rgba(47,47,47,.6)}
.start-dialog h2{margin:.2em 0}.start-dialog form{padding:0;border:0;background:none;margin-top:12px}
.start-dialog .x{position:absolute;top:12px;right:14px;background:none;border:0;font-size:2rem;line-height:1;cursor:pointer;color:var(--char);width:44px;height:44px}
.lead-form label{display:grid;gap:6px;font-size:.85rem;font-weight:600}.lead-form .opt{font-weight:400;color:var(--greige)}
.lead-form input:not([type=checkbox]),.lead-form select,.lead-form textarea{font:inherit;font-size:1rem;padding:12px;border:1px solid var(--taupe);border-radius:2px;background:#fff;width:100%;box-sizing:border-box}
.lead-form :focus-visible{outline:3px solid var(--gold);outline-offset:2px}
.lead-form [aria-invalid=true]{border-color:#a33a2a}
.lead-form .consent{display:flex;gap:10px;align-items:flex-start;font-weight:400;font-size:.78rem;line-height:1.5}.consent input{width:20px;height:20px;margin-top:2px;flex:none;accent-color:var(--gold)}
.lead-form .btn{width:100%}.lead-form .err{color:#a33a2a;margin:0;font-size:.85rem}.lead-form .err:empty{display:none}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.done{display:none}.done.show{display:block}
@media(max-width:900px){.call-link{display:none}.nav .js-start{font-size:.78rem;padding:10px 12px}.start-dialog{padding:28px 20px}}
@media(max-width:520px){.nav{gap:8px}.logo .brk-logo{display:none}}
.lead-form label{display:block}.lead-form label>input:not([type=checkbox]),.lead-form label>select,.lead-form label>textarea{display:block;margin-top:6px}.lead-form .consent{display:flex}
nav a{white-space:nowrap}
@media(max-width:520px){.logo{font-size:1.25rem;white-space:nowrap}.logo small{display:none}.nav .js-start{font-size:.72rem;padding:9px 10px;letter-spacing:0}.menu-btn{padding:8px 10px}}
/* Home valuation */
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.val-hero{background:linear-gradient(135deg,var(--sand),var(--ivory));padding:80px 0}
.val-strip{background:var(--sand);padding:40px 0}.val-strip h2{margin-top:0}
.val-addr{display:flex;gap:10px;flex-wrap:wrap;margin:24px 0 8px}
.val-addr input{font:inherit;font-size:1.1rem;padding:16px;border:1px solid var(--taupe);border-radius:2px;background:#fff;flex:1 1 320px;min-width:0}
.val-addr input.unit{flex:0 1 150px}.val-addr .btn{flex:0 0 auto;padding:16px 28px}
.val-addr :focus-visible{outline:3px solid var(--gold);outline-offset:2px}
.vsteps{list-style:none;display:flex;justify-content:center;gap:8px;padding:0;margin:24px 0 0;counter-reset:s;font-size:.8rem;flex-wrap:wrap}
.vsteps li{counter-increment:s;color:var(--greige);padding:6px 12px;border-bottom:2px solid var(--taupe)}.vsteps li::before{content:counter(s) ". "}
.vsteps li.on{color:var(--char);border-color:var(--gold);font-weight:600}
.val-card{background:#fff;padding:32px;text-align:left;margin-top:24px;box-shadow:0 8px 30px rgba(0,0,0,.06)}
.val-card h2{margin-top:0}.v-addr{font-size:.95rem}.val-card .lead-form{display:grid;gap:16px}
@media(max-width:640px){.val-addr{flex-direction:column}.val-addr input,.val-addr input.unit,.val-addr .btn{flex:auto;width:100%;box-sizing:border-box}.val-card{padding:20px}.val-hero{padding:48px 0}}
/* Buyer questionnaire */
.bq{display:grid;gap:28px}.bq fieldset{border:0;padding:0;margin:0;min-width:0}
.bq-sec{display:grid;gap:16px}.bq-sec legend h2{margin:0 0 8px}
.bq legend{font-weight:600;font-size:1rem;margin-bottom:10px;padding:0}
.bq label.bq-q{font-size:1rem}
.bq-opts{display:grid;gap:8px}
.lead-form .bq-opt{display:flex;gap:10px;align-items:center;font-weight:400;font-size:.95rem;padding:10px 12px;border:1px solid var(--taupe);background:#fff;cursor:pointer}
.bq-opt input{width:20px;height:20px;flex:none;margin:0;accent-color:var(--gold)}
.bq-opt:has(input:checked){border-color:var(--gold);background:var(--sand)}
.lead-form .bq-opt input[type=radio]{width:20px;height:20px;padding:0;border:0;flex:none;margin:0}