/* Jessica Harrison — NNN Investment Broker
   Torelli green + gold on warm white; full-color photography. */
:root{
  --black:#0A0A0A; --ink:#161616; --white:#FFFFFF; --paper:#F5F5F3; --line:#E3E3E0;
  --muted:#5A5F5C; --gold:#BFAB52; --gold-dark:#8E7D33; --green:#126654; --green-deep:#0C4A3D; --green-ink:#08332A; --sand:#DECA84; --cream:#FAF6EC;
  --max:1180px; --gutter:clamp(16px,4vw,40px);
  --h:'Inter',system-ui,-apple-system,'Segoe UI',sans-serif;
  --b:'Raleway',system-ui,-apple-system,'Segoe UI',sans-serif;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;background:var(--white);color:var(--ink);font-family:var(--b);font-size:17.5px;line-height:1.7;font-weight:450;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit;text-decoration-color:var(--gold);text-underline-offset:3px}
a:hover{color:var(--gold-dark)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
h1,h2,h3,h4{font-family:var(--h);color:var(--black);line-height:1.12;letter-spacing:-.02em;margin:0 0 .5em;font-weight:700}
h1{font-size:clamp(2.3rem,5.4vw,4.2rem);letter-spacing:-.035em}
h2{font-size:clamp(1.7rem,3.2vw,2.6rem)}
h3{font-size:1.2rem;letter-spacing:-.01em}
p{margin:0 0 1.1em}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
.narrow{max-width:760px}
.eyebrow{font-family:var(--h);font-size:.78rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin:0 0 1.1rem;display:flex;align-items:center;gap:.75rem}
.eyebrow::before{content:"";width:28px;height:1px;background:var(--gold)}
.on-dark .eyebrow{color:#B9B9B9}
.lead{font-size:clamp(1.08rem,1.6vw,1.25rem);color:#333;max-width:46rem}
.rule{width:56px;height:2px;background:var(--gold);border:0;margin:0 0 1.4rem}
.skip{position:absolute;left:-999px}.skip:focus{left:16px;top:16px;background:#fff;padding:8px 12px;z-index:100}

/* Header */
.topbar{background:var(--black);color:#D8D8D8;font-family:var(--h);font-size:.78rem;letter-spacing:.02em}
.topbar .wrap{display:flex;justify-content:space-between;gap:1rem;padding-top:8px;padding-bottom:8px;flex-wrap:wrap}
.topbar a{text-decoration:none;color:#fff}
.topbar .brokerage strong{color:#fff;font-weight:600}
header.site{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid var(--line)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;gap:1.5rem;min-height:76px}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1.1}
.brand .name{font-family:var(--h);font-weight:800;letter-spacing:.14em;font-size:1.02rem;color:var(--black)}
.brand .tag{font-family:var(--h);font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-top:5px}
nav.main ul{list-style:none;margin:0;padding:0;display:flex;gap:1.6rem;align-items:center}
nav.main a{font-family:var(--h);font-size:.86rem;font-weight:500;text-decoration:none;color:var(--ink);padding:6px 0;border-bottom:1px solid transparent}
nav.main a:hover,nav.main a[aria-current=page]{border-bottom-color:var(--gold);color:var(--black)}
nav.main .has-sub{position:relative}
nav.main .sub{display:none;position:absolute;top:100%;left:-18px;background:#fff;border:1px solid var(--line);min-width:290px;padding:10px 0;box-shadow:0 18px 40px rgba(0,0,0,.08)}
nav.main .sub a{display:block;padding:9px 18px;border:0;font-weight:450}
nav.main .sub a:hover{background:var(--paper)}
nav.main .has-sub:hover .sub,nav.main .has-sub:focus-within .sub{display:block}
.menu-toggle{display:none;background:none;border:1px solid var(--black);font-family:var(--h);font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;padding:9px 14px;cursor:pointer}

/* Buttons */
.btn{display:inline-flex;align-items:center;gap:.6rem;font-family:var(--h);font-size:.88rem;font-weight:600;letter-spacing:.04em;text-decoration:none;padding:15px 26px;border:1.5px solid var(--black);background:var(--black);color:#fff;transition:all .18s ease;cursor:pointer;line-height:1}
.btn:hover{background:#fff;color:var(--black);border-color:var(--gold)}
.btn.ghost{background:transparent;color:var(--black)}
.btn.ghost:hover{border-color:var(--gold);color:var(--black)}
.on-dark .btn{background:#fff;color:var(--black);border-color:#fff}
.on-dark .btn:hover{background:transparent;color:#fff;border-color:var(--gold)}
.on-dark .btn.ghost{background:transparent;color:#fff;border-color:#fff}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:2rem}
.arrow::after{content:"→";font-weight:400}
.textlink{font-family:var(--h);font-weight:600;font-size:.9rem;text-decoration:none;border-bottom:1.5px solid var(--gold);padding-bottom:2px}

/* Sections */
section{padding:clamp(64px,9vw,120px) 0}
.tight{padding:clamp(44px,6vw,72px) 0}
.paper{background:var(--paper)}
.on-dark{background:var(--black);color:#E6E6E6}
.on-dark h1,.on-dark h2,.on-dark h3{color:#fff}
.on-dark .lead{color:#CFCFCF}
.section-head{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;margin-bottom:2.8rem;flex-wrap:wrap}
.section-head h2{margin:0;max-width:22ch}

/* Hero */
.hero{padding:clamp(56px,8vw,110px) 0 clamp(56px,8vw,96px)}
.hero .grid{display:grid;grid-template-columns:1.25fr .75fr;gap:clamp(32px,6vw,80px);align-items:center}
.hero h1{max-width:17ch;font-size:clamp(2.2rem,4.4vw,3.5rem)}
.hero .portrait{position:relative}
.hero .portrait img{filter:grayscale(100%) contrast(1.05);aspect-ratio:4/5;object-fit:cover;width:100%}
.hero .portrait::after{content:"";position:absolute;left:-14px;bottom:-14px;width:42%;height:42%;border-left:2px solid var(--gold);border-bottom:2px solid var(--gold);pointer-events:none}
.trust{display:flex;flex-wrap:wrap;gap:.5rem 1.4rem;margin-top:2.2rem;padding-top:1.4rem;border-top:1px solid var(--line);font-family:var(--h);font-size:.8rem;color:var(--muted);letter-spacing:.02em}
.trust span{display:flex;align-items:center;gap:.5rem}
.trust span::before{content:"";width:5px;height:5px;background:var(--gold);border-radius:50%}
.page-hero{padding:clamp(56px,8vw,104px) 0 clamp(40px,6vw,72px);border-bottom:1px solid var(--line)}
.page-hero h1{max-width:20ch}

/* Grids & cards */
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(20px,3vw,36px)}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,3vw,36px)}
.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.card{background:#fff;padding:clamp(24px,3vw,36px);display:flex;flex-direction:column}
.card h3{margin-bottom:.6rem}
.card p{color:#3A3A3A;font-size:.98rem}
.card .textlink{margin-top:auto;align-self:flex-start}
.card.feature{border-top:2px solid var(--gold)}
.grid-4 .card{min-height:280px}
.grid-4 .card .num{font-family:var(--h);font-size:.78rem;color:var(--muted);letter-spacing:.14em;margin-bottom:2.2rem}
.checks{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid #2A2A2A}
.checks .item{padding:30px 28px 30px 0;border-bottom:1px solid #2A2A2A}
.checks .item:nth-child(3n+2),.checks .item:nth-child(3n+3){padding-left:28px;border-left:1px solid #2A2A2A}
.checks h3{color:#fff;font-size:1.08rem;display:flex;gap:.7rem;align-items:baseline}
.checks h3 .n{color:var(--gold);font-size:.8rem;font-weight:600;letter-spacing:.08em}
.checks p{color:#BDBDBD;font-size:.96rem;margin:0}
.pillars .card{padding:0;background:transparent}
.pillars h3{font-size:1.25rem}
.steps{list-style:none;counter-reset:s;padding:0;margin:0;display:grid;gap:0}
.steps li{counter-increment:s;display:grid;grid-template-columns:72px 1fr;gap:1rem;padding:24px 0;border-top:1px solid var(--line)}
.steps li::before{content:"0" counter(s);font-family:var(--h);font-weight:600;color:var(--gold-dark);font-size:.95rem;letter-spacing:.08em;padding-top:2px}
.steps strong{font-family:var(--h);color:var(--black);display:block;margin-bottom:2px}
.tags{display:flex;flex-wrap:wrap;gap:10px;padding:0;margin:0;list-style:none}
.tags li{border:1px solid var(--line);padding:9px 16px;font-family:var(--h);font-size:.86rem;background:#fff}
.on-dark .tags li{background:transparent;border-color:#333;color:#ddd}
ul.clean{padding-left:1.1rem}ul.clean li{margin:.35rem 0}
ul.clean li::marker{color:var(--gold)}

/* Listings */
.listing{background:#fff;border:1px solid var(--line);display:flex;flex-direction:column}
.listing .ph{aspect-ratio:16/10;background:var(--black);overflow:hidden;position:relative}
.listing .ph img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease}
.listing:hover .ph img{transform:scale(1.03)}
.listing .ph .ph-text{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:flex-end;padding:22px;color:#fff;font-family:var(--h);font-weight:700;font-size:1.4rem;letter-spacing:-.01em;background:linear-gradient(135deg,#0A0A0A 0%,#1f1f1f 100%)}
.listing .badge{position:absolute;top:14px;left:14px;background:var(--green);color:#fff;font-family:var(--h);font-size:.7rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;padding:6px 10px}
.listing .body{padding:22px 24px 26px;display:flex;flex-direction:column;flex:1}
.listing .type{font-family:var(--h);font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:.4rem}
.listing h3{margin-bottom:.3rem}
.listing .loc{color:var(--muted);font-size:.95rem;margin-bottom:.9rem}
.listing .facts{font-family:var(--h);font-size:.9rem;color:var(--black);font-weight:500;border-top:1px solid var(--line);padding-top:.9rem;margin-bottom:1.2rem}
.listing .actions{margin-top:auto;display:flex;gap:10px;flex-wrap:wrap}
.listing .actions .btn{padding:12px 16px;font-size:.8rem}

/* Deals table */
.deals{width:100%;border-collapse:collapse;font-size:.98rem}
.deals th{font-family:var(--h);font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);text-align:left;font-weight:600;padding:0 16px 14px 0;border-bottom:1.5px solid var(--black)}
.deals td{padding:18px 16px 18px 0;border-bottom:1px solid var(--line);vertical-align:top}
.deals td:first-child{font-family:var(--h);font-weight:600;color:var(--black)}
.nnn{display:inline-block;font-family:var(--h);font-size:.66rem;font-weight:700;letter-spacing:.1em;color:var(--gold-dark);border:1px solid var(--gold);padding:2px 6px;margin-left:8px;vertical-align:2px}
.tiles{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.tile{background:#fff;padding:26px 24px}
.tile .t{font-family:var(--h);font-weight:700;color:var(--black);font-size:1.02rem;margin-bottom:.35rem}
.tile .m{font-size:.9rem;color:var(--muted)}

/* Quote */
.quote{font-family:var(--h);font-size:clamp(1.3rem,2.5vw,1.9rem);line-height:1.38;letter-spacing:-.015em;color:#fff;font-weight:500;max-width:30ch;margin:0}
.quote-by{margin-top:1.6rem;font-family:var(--h);font-size:.85rem;letter-spacing:.08em;text-transform:uppercase;color:var(--gold)}

/* FAQ */
.faq details{border-top:1px solid var(--line);padding:22px 0}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:1.5rem;align-items:baseline}
.faq summary::-webkit-details-marker{display:none}
.faq summary h2,.faq summary h3{font-size:1.15rem;margin:0;letter-spacing:-.01em}
.faq summary::after{content:"+";font-family:var(--h);font-size:1.4rem;color:var(--gold-dark);line-height:1}
.faq details[open] summary::after{content:"–"}
.faq details p{margin:.9rem 0 0;max-width:62ch;color:#333}

/* Forms */
form.contact{display:grid;grid-template-columns:1fr 1fr;gap:18px 20px}
form.contact .full{grid-column:1/-1}
label{display:block;font-family:var(--h);font-size:.8rem;font-weight:600;letter-spacing:.04em;margin-bottom:6px;color:var(--black)}
label .opt{font-weight:400;color:var(--muted)}
input,select,textarea{width:100%;font:inherit;font-size:1rem;padding:13px 14px;border:1px solid #C9C9C6;background:#fff;color:var(--ink);border-radius:0;appearance:none}
select{background-image:linear-gradient(45deg,transparent 50%,#000 50%),linear-gradient(135deg,#000 50%,transparent 50%);background-position:calc(100% - 20px) 55%,calc(100% - 15px) 55%;background-size:5px 5px;background-repeat:no-repeat;padding-right:40px}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--black);box-shadow:0 0 0 3px rgba(191,171,82,.35)}
textarea{min-height:140px;resize:vertical}
.hp{position:absolute;left:-5000px}
.form-note{font-size:.85rem;color:var(--muted)}
.contact-panel{border-left:2px solid var(--gold);padding-left:24px}
.contact-panel p{margin:0 0 .4rem}
.contact-panel .big{font-family:var(--h);font-weight:700;font-size:1.35rem;color:var(--black);text-decoration:none}

/* About */
.about-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(32px,6vw,80px);align-items:start}
.about-grid img{filter:grayscale(100%);aspect-ratio:4/5;object-fit:cover;width:100%}
.creds{list-style:none;padding:0;margin:0}
.creds li{padding:14px 0;border-top:1px solid var(--line);font-family:var(--h);font-size:.95rem}
.creds li:last-child{border-bottom:1px solid var(--line)}

/* CTA band */
.cta-band .wrap{display:grid;grid-template-columns:1.3fr .7fr;gap:2rem;align-items:end}
.cta-band h2{max-width:20ch}

/* Footer */
footer.site{background:var(--black);color:#BDBDBD;font-size:.9rem;padding:72px 0 40px}
footer.site a{color:#E8E8E8;text-decoration:none}
footer.site a:hover{color:var(--gold)}
footer .f-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px;padding-bottom:48px;border-bottom:1px solid #262626}
footer .f-name{font-family:var(--h);font-weight:800;letter-spacing:.14em;color:#fff;font-size:1rem;margin-bottom:.4rem}
footer .f-brokerage{font-family:var(--h);color:#fff;font-size:1rem;margin:.6rem 0 1.2rem}
footer .f-brokerage strong{letter-spacing:.06em}
footer h4{color:#fff;font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600;margin-bottom:1rem}
footer ul{list-style:none;margin:0;padding:0}footer li{margin:.45rem 0}
footer .logo{width:120px;margin-top:1.4rem;opacity:.95}
footer .legal{padding-top:28px;display:flex;flex-wrap:wrap;justify-content:space-between;gap:1rem 2rem;font-size:.82rem}
footer .legal .trec{display:flex;flex-wrap:wrap;gap:.6rem 1.6rem}
footer .legal .trec a{font-size:.9rem;text-decoration:underline;text-decoration-color:#555}
.eho{display:inline-flex;align-items:center;gap:6px}

/* Responsive */
@media (max-width:1020px){
  nav.main{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;border-bottom:1px solid var(--line);padding:8px var(--gutter) 20px}
  nav.main.open{display:block}
  nav.main ul{flex-direction:column;align-items:stretch;gap:0}
  nav.main li{border-top:1px solid var(--line)}
  nav.main a{display:block;padding:14px 0;border:0}
  nav.main .sub{display:block;position:static;border:0;box-shadow:none;padding:0 0 8px 14px;min-width:0}
  nav.main .sub a{padding:8px 0;font-size:.85rem;color:var(--muted)}
  .menu-toggle{display:block}
  .grid-4,.tiles{grid-template-columns:repeat(2,1fr)}
  .checks{grid-template-columns:1fr 1fr}
  .checks .item:nth-child(n){padding:26px 22px 26px 0;border-left:0}
  .checks .item:nth-child(2n){padding-left:22px;border-left:1px solid #2A2A2A}
  footer .f-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:760px){
  body{font-size:16.5px}
  .hero .grid,.about-grid,.cta-band .wrap,.grid-2,.grid-3{grid-template-columns:1fr}
  .hero .portrait{max-width:340px}
  .grid-4,.tiles,.checks{grid-template-columns:1fr}
  .checks .item:nth-child(n){padding:22px 0;border-left:0}
  form.contact{grid-template-columns:1fr}
  footer .f-grid{grid-template-columns:1fr}
  .deals thead{display:none}
  .deals tr{display:block;border-bottom:1px solid var(--line);padding:14px 0}
  .deals td{display:block;border:0;padding:2px 0}
  .topbar .wrap{justify-content:center;text-align:center}
  .topbar .hide-sm{display:none}
  .steps li{grid-template-columns:48px 1fr}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}

/* ================= Color system v2 — Torelli green & gold ================= */
body{background:#fff}
h1 em,h2 em{font-style:normal;color:var(--green)}
.on-dark h1 em,.on-dark h2 em{color:var(--sand)}
.eyebrow{color:var(--green);font-weight:700}
.eyebrow::before{background:var(--gold);height:2px}
.on-dark .eyebrow{color:var(--sand)}
a:hover{color:var(--green)}

/* top bar & header */
.topbar{background:var(--green-ink);color:#E9E2C8}
.topbar .brokerage strong{color:var(--sand)}
header.site{border-bottom:3px solid var(--gold)}
.brand .name{color:var(--green-ink)}
.brand .tag{color:var(--gold-dark);font-weight:600}
nav.main a:hover,nav.main a[aria-current=page]{border-bottom-color:var(--gold);color:var(--green)}

/* buttons */
.btn{background:var(--green);border-color:var(--green);color:#fff}
.btn:hover{background:var(--gold);border-color:var(--gold);color:var(--green-ink)}
.btn.ghost{background:transparent;color:var(--green);border-color:var(--green)}
.btn.ghost:hover{background:var(--green);color:#fff;border-color:var(--green)}
.on-dark .btn{background:var(--gold);border-color:var(--gold);color:var(--green-ink)}
.on-dark .btn:hover{background:#fff;border-color:#fff;color:var(--green-ink)}
.on-dark .btn.ghost{background:transparent;color:#fff;border-color:var(--sand)}
.on-dark .btn.ghost:hover{background:var(--sand);color:var(--green-ink)}
nav.main .btn{background:var(--green)!important;border-color:var(--green)!important}
.textlink{color:var(--green);border-bottom:2px solid var(--gold)}

/* sections */
.paper{background:var(--cream)}
.on-dark{background:linear-gradient(135deg,var(--green-deep) 0%,var(--green-ink) 100%);color:#E7EFEA}
.on-dark .lead{color:#D4E2DA}
.cta-band{background:linear-gradient(120deg,var(--green) 0%,var(--green-deep) 100%)}

/* hero */
.hero{background:linear-gradient(180deg,var(--cream) 0%,#fff 100%);position:relative;overflow:hidden}
.hero::before{content:"";position:absolute;right:-8%;top:-20%;width:46%;height:140%;background:var(--green);transform:skewX(-8deg);opacity:.96}
.hero .grid{position:relative;z-index:1}
.hero .portrait img,.about-grid img{filter:none}
.hero .portrait img{box-shadow:0 30px 60px rgba(8,51,42,.35);border:6px solid #fff}
.hero .portrait::after{left:auto;right:-18px;bottom:-18px;border:0;border-right:3px solid var(--gold);border-bottom:3px solid var(--gold)}
.trust{border-top-color:#E6DDC2}
.trust span{color:#3F4542;font-weight:500}
.trust span::before{background:var(--gold);width:7px;height:7px}
.page-hero{background:linear-gradient(180deg,var(--cream) 0%,#fff 100%);border-bottom:3px solid var(--gold)}
.about-grid img{border:6px solid #fff;box-shadow:0 24px 50px rgba(8,51,42,.25)}

/* cards */
.grid-4{background:transparent;border:0;gap:20px}
.grid-4 .card{border:1px solid #E6E1D2;border-top:4px solid var(--green);transition:transform .2s ease,box-shadow .2s ease}
.grid-4 .card.feature{border-top-color:var(--gold);background:var(--cream)}
.grid-4 .card:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(8,51,42,.12)}
.grid-4 .card .num{color:var(--gold-dark);font-weight:700}
.card.feature{border-top:4px solid var(--gold)}
.grid-3 > .card:not(.feature){border:1px solid #E6E1D2}
.pillars .card{border:0!important}
.pillars .rule{height:3px;width:44px}
.pillars h3{color:var(--green-ink)}

/* NNN checklist on green */
.checks{border-top-color:rgba(222,202,132,.25)}
.checks .item{border-bottom-color:rgba(222,202,132,.25)}
.checks .item:nth-child(3n+2),.checks .item:nth-child(3n+3){border-left-color:rgba(222,202,132,.25)}
.checks h3 .n{color:var(--sand)}
.checks p{color:#C9DAD1}

/* steps, tags */
.steps li{border-top-color:#E6E1D2}
.steps li::before{color:var(--green);font-weight:700}
.tags li{border-color:#D9CFAF;background:var(--cream);color:var(--green-ink);font-weight:500}

/* listings & deals */
.listing{border-color:#E6E1D2;transition:box-shadow .2s ease,transform .2s ease}
.listing:hover{box-shadow:0 20px 44px rgba(8,51,42,.14);transform:translateY(-3px)}
.listing .badge{background:var(--gold);color:var(--green-ink)}
.listing .type{color:var(--green);font-weight:700}
.listing .facts{color:var(--green-ink)}
.tiles{background:transparent;border:0;gap:16px}
.tile{border:1px solid #E6E1D2;border-left:4px solid var(--green)}
.tile .t{color:var(--green-ink)}
.nnn{color:var(--green-ink)!important;background:var(--sand);border-color:var(--sand)!important}
.deals th{color:var(--green);border-bottom:2px solid var(--green)}
.deals td:first-child{color:var(--green-ink)}

/* quote */
.quote{color:#fff}
.quote-by{color:var(--sand)}

/* forms & contact */
input:focus,select:focus,textarea:focus{border-color:var(--green);box-shadow:0 0 0 3px rgba(191,171,82,.4)}
.contact-panel{border-left:4px solid var(--gold);background:var(--cream);padding:22px 24px}
.contact-panel .big{color:var(--green)}
.creds li{border-color:#E6E1D2}
.creds li::before{content:"";display:inline-block;width:8px;height:8px;background:var(--gold);margin-right:12px;vertical-align:1px}
.faq summary::after{color:var(--green)}
.faq details{border-color:#E6E1D2}

/* footer */
footer.site{background:var(--green-ink);color:#B8CBC1;border-top:4px solid var(--gold)}
footer .f-grid{border-bottom-color:rgba(222,202,132,.2)}
footer h4{color:var(--sand)}
footer .f-brokerage strong{color:var(--sand)}
footer.site a:hover{color:var(--sand)}

@media (max-width:760px){
  .hero::before{right:-40%;top:auto;bottom:-10%;width:120%;height:42%;transform:skewY(-6deg)}
  .grid-4{gap:14px}
}