:root{
  --ink:#111; --ink-2:#2b2b2b; --muted:#666; --line:#e4e1dc;
  --paper:#fff; --cream:#f7f5f1; --accent:#a8844f; --accent-dark:#8a6a3c;
  --serif:"Playfair Display", Georgia, "Times New Roman", serif;
  --sans:"Inter", -apple-system, "Segoe UI", Roboto, Arial, sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink-2);background:var(--paper);line-height:1.65;font-size:17px;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);color:var(--ink);line-height:1.2;margin:0 0 .5em;font-weight:600}
h1{font-size:clamp(2.2rem,5vw,3.6rem);letter-spacing:-.01em}
h2{font-size:clamp(1.7rem,3.4vw,2.5rem)}
h3{font-size:1.25rem}
p{margin:0 0 1em}
.wrap{max-width:1140px;margin:0 auto;padding:0 24px}
.center{text-align:center}
.narrow{max-width:720px;margin-left:auto;margin-right:auto}
.small{font-size:.88rem}
.muted{color:var(--muted)}
.eyebrow{font-size:.78rem;letter-spacing:.18em;text-transform:uppercase;color:var(--accent-dark);font-weight:600;margin-bottom:.8em}
.eyebrow.light{color:#d7bf98}
.ph{background:#fff3cd;color:#7a5a00;padding:0 .3em;border-radius:3px;font-family:ui-monospace,Menlo,monospace;font-size:.85em}

/* buttons */
.btn{display:inline-block;text-decoration:none;font-weight:600;padding:14px 26px;border-radius:2px;border:2px solid var(--ink);transition:.2s;font-size:1rem;cursor:pointer;font-family:var(--sans)}
.btn-dark{background:var(--ink);color:#fff}
.btn-dark:hover{background:var(--accent-dark);border-color:var(--accent-dark)}
.btn-outline{background:transparent;color:var(--ink)}
.btn-outline:hover{background:var(--ink);color:#fff}
.btn-sm{padding:9px 18px;font-size:.92rem}
.btn-block{width:100%}

/* header */
.topbar{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:blur(6px);border-bottom:1px solid var(--line)}
.topbar-inner{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand img{height:52px;width:auto}
.nav{display:flex;align-items:center;gap:26px;font-size:.95rem}
.nav a{text-decoration:none}
.nav a:not(.btn):hover{color:var(--accent-dark)}
.nav-phone{font-weight:600}

/* hero */
.hero{padding:80px 0 72px;background:linear-gradient(180deg,#fff 0%,var(--cream) 100%)}
.hero-grid{display:grid;grid-template-columns:1.25fr .75fr;gap:56px;align-items:center}
.lead{font-size:1.18rem;color:var(--ink-2);max-width:36em}
.checks{list-style:none;padding:0;margin:1.4em 0 1.8em;display:grid;gap:.5em}
.checks li{padding-left:1.9em;position:relative}
.checks li::before{content:"";position:absolute;left:0;top:.42em;width:1.05em;height:1.05em;border-radius:50%;background:var(--ink)}
.checks li::after{content:"";position:absolute;left:.36em;top:.6em;width:.3em;height:.55em;border:solid #fff;border-width:0 2px 2px 0;transform:rotate(45deg)}
.hero-ctas{display:flex;flex-wrap:wrap;gap:14px;margin-bottom:1em}
.hero-mark{text-align:center;padding:40px 30px;border:1px solid var(--line);background:#fff;box-shadow:0 20px 50px -30px rgba(0,0,0,.35)}
.hero-mark img{margin:0 auto 18px;width:100%;max-width:340px}
.tagline{font-family:var(--serif);font-style:italic;font-size:1.2rem;color:var(--ink);margin:0;border-top:1px solid var(--accent);padding-top:16px;display:inline-block}

/* strip */
.strip{background:var(--ink);color:#ddd;padding:34px 0}
.strip-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;text-align:center}
.strip strong{display:block;font-family:var(--serif);font-size:1.7rem;color:#fff;font-weight:600}
.strip span{font-size:.88rem;color:#bbb}

/* sections */
.section{padding:96px 0}
.section.alt{background:var(--cream)}
.section h2.center{margin-bottom:.4em}
.steps{list-style:none;padding:0;margin:48px 0 0;display:grid;grid-template-columns:repeat(4,1fr);gap:28px;counter-reset:s}
.steps li{background:#fff;border:1px solid var(--line);padding:30px 24px;position:relative}
.num{display:inline-flex;width:44px;height:44px;border-radius:50%;border:2px solid var(--accent);color:var(--ink);align-items:center;justify-content:center;font-family:var(--serif);font-size:1.3rem;font-weight:700;margin-bottom:14px}
.steps p{font-size:.96rem;margin:0}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:48px}
.card{background:#fff;padding:32px 28px;border-top:3px solid var(--ink)}
.card p{margin:0;font-size:.97rem}
.help-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:64px;align-items:center}
.situations{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:1fr 1fr;gap:0 28px}
.situations li{padding:14px 0 14px 22px;border-bottom:1px solid var(--line);position:relative;font-weight:500;color:var(--ink)}
.situations li::before{content:"";position:absolute;left:0;top:50%;width:9px;height:9px;background:var(--accent);transform:translateY(-50%) rotate(45deg)}

/* where we buy */
.area{position:relative;color:#fff;background:#111 url(photos/cohoes-falls.jpg) center 55%/cover no-repeat;isolation:isolate}
.area::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,12,12,.68),rgba(12,12,12,.52) 50%,rgba(12,12,12,.76));z-index:-1}
.area h2{color:#fff}
.area .eyebrow{color:#d7bf98}
.area-intro{color:#e8e4dd;font-size:1.1rem;margin-top:.6em}
.counties{list-style:none;padding:0;margin:40px 0 0;display:grid;grid-template-columns:repeat(5,1fr);gap:14px}
.counties li{background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.22);border-top:3px solid var(--accent);backdrop-filter:blur(2px);padding:26px 14px;text-align:center;font-family:var(--serif);font-size:1.3rem;line-height:1.25;color:#fff}
.area-note{margin-top:32px;color:#e8e4dd}
.area-note a{font-weight:600;color:#fff}
.photo-credit{font-size:.75rem;color:rgba(255,255,255,.6);margin:18px 0 0;text-align:right}

/* pre-foreclosure */
.callout{border-left:3px solid var(--accent);background:var(--cream);padding:18px 22px;margin:0 0 1.6em}
.callout-title{font-family:var(--serif);font-size:1.2rem;color:var(--ink);margin:0 0 .3em;font-weight:600}
.callout p:last-child{margin:0}
.situations li.sit-key{background:var(--cream);padding-left:34px}
.situations li.sit-key::before{left:12px}

/* hero photo */
.hero-photo{position:relative;isolation:isolate;background:#111 url(photos/amsterdam-vacant.jpg) center 45%/cover no-repeat;color:#fff}
.hero-photo::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(10,10,10,.62) 0%,rgba(10,10,10,.42) 50%,rgba(10,10,10,.18) 100%)}
.hero-photo h1{color:#fff}
.hero-photo .eyebrow{color:#d7bf98}
.hero-photo .lead{color:#ece8e1}
.hero-photo .checks li{color:#fff}
.hero-photo .checks li::before{background:var(--accent)}
.hero-photo .btn-dark{background:#fff;color:var(--ink);border-color:#fff}
.hero-photo .btn-dark:hover{background:var(--accent);border-color:var(--accent);color:#fff}
.hero-photo .btn-outline{color:#fff;border-color:#fff}
.hero-photo .btn-outline:hover{background:#fff;color:var(--ink)}
.hero-photo .muted{color:#cfc9bf}
.hero-photo .hero-mark{border:0;box-shadow:0 30px 60px -20px rgba(0,0,0,.6)}

/* team */
.team{display:grid;grid-template-columns:.8fr 1.2fr;gap:36px;margin-top:52px;align-items:start}
.team-photos{display:flex;flex-direction:column;gap:20px;position:sticky;top:100px}
.team-photo{margin:0;background:#fff;padding:14px 14px 0;box-shadow:0 20px 50px -30px rgba(0,0,0,.35)}
.team-photos .team-photo{position:static}
.team-photo img{width:100%;height:auto;aspect-ratio:3/4;object-fit:cover}
.team-photo figcaption{font-family:var(--serif);font-style:italic;text-align:center;padding:12px 0 14px;color:var(--ink)}
.bios{display:grid;gap:24px}
.person{background:#fff;padding:32px;border-top:3px solid var(--ink)}
.photo{width:150px;height:190px;object-fit:cover}
.placeholder{background:repeating-linear-gradient(45deg,#f1eee9,#f1eee9 10px,#ebe7e0 10px,#ebe7e0 20px);border:1px dashed #b9b1a4;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:6px;color:#8c8273;text-align:center}
.placeholder span{font-family:var(--serif);font-size:2.4rem;color:#777}
.placeholder em{font-style:normal;font-family:ui-monospace,Menlo,monospace;font-size:.75rem}
.role{font-size:.85rem;letter-spacing:.06em;text-transform:uppercase;color:var(--accent-dark);font-weight:600}
.person p{font-size:.96rem}

/* gallery */

.spotlight{display:grid;grid-template-columns:1.4fr 1fr;gap:28px;align-items:center;margin:36px 0 10px;padding:22px;border:1px solid var(--line);background:#fff;box-shadow:0 18px 40px -32px rgba(0,0,0,.35)}
.spotlight-photos{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.spotlight-photos figure{margin:0;aspect-ratio:4/3;position:relative;overflow:hidden;background:#eee}
.spotlight-photos img{width:100%;height:100%;object-fit:cover;object-position:center}
.spotlight-photos figcaption{position:absolute;left:0;bottom:0;background:rgba(17,17,17,.85);color:#fff;font-size:.75rem;padding:5px 10px;letter-spacing:.05em}
.spotlight-copy h3{font-family:var(--serif);font-size:1.7rem;margin:.2em 0 .5em;color:var(--ink);line-height:1.2}
.spotlight-copy p{margin:0 0 .7em;color:var(--ink-2)}
@media (max-width:800px){.spotlight{grid-template-columns:1fr}.spotlight-copy{order:2}}

.gallery-intro{margin:14px auto 0;max-width:36em;color:var(--ink-2);font-size:1.05rem}
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:44px}
.gallery figure{margin:0;aspect-ratio:4/3;position:relative}
.gallery figure{overflow:hidden;background:#eee}
.gallery figure img{width:100%;height:100%;object-fit:cover;object-position:center 40%;transition:transform .4s}
.gallery figure:hover img{transform:scale(1.03)}
.gallery figcaption{position:absolute;left:0;bottom:0;background:rgba(17,17,17,.85);color:#fff;font-size:.8rem;padding:6px 12px;letter-spacing:.05em}

/* give back */
.giveback{background:var(--ink);color:#ccc;padding:80px 0}
.giveback h2{color:#fff}

/* offer */
.offer-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:60px;align-items:start}
.contact-box{border-left:3px solid var(--accent);padding:6px 0 6px 20px;margin-top:28px}
.contact-box p{margin:.2em 0}
.contact-box a{font-weight:600}
.offer-form{background:var(--cream);padding:36px;border:1px solid var(--line);display:grid;gap:16px}
.offer-form label{display:grid;gap:6px;align-content:start;font-size:.88rem;font-weight:600;color:var(--ink)}
.opt{font-weight:400;color:var(--muted)}
.offer-form input,.offer-form select,.offer-form textarea{font:inherit;font-weight:400;font-size:1rem;padding:12px 14px;border:1px solid #cfc9bf;background:#fff;border-radius:2px;width:100%}
.offer-form input:focus,.offer-form select:focus,.offer-form textarea:focus{outline:2px solid var(--accent);outline-offset:0;border-color:var(--accent)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.form-msg{background:#fff;border-left:3px solid var(--accent);padding:12px 16px;margin:0}

/* footer */
.footer{background:#0b0b0b;color:#bbb;padding:64px 0 28px;font-size:.93rem}
.footer-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:40px}
.footer-logo{width:180px;margin-bottom:14px}
.footer strong{color:#fff}
.footer p{margin:.25em 0}
.footer a{text-decoration:none}
.legal{border-top:1px solid #2a2a2a;margin-top:40px;padding-top:20px;font-size:.8rem;color:#888}

.mobile-cta{display:none}

/* responsive */
@media (max-width:980px){
  .nav a:not(.btn):not(.nav-phone){display:none}
  .hero-grid,.help-grid,.offer-grid{grid-template-columns:1fr;gap:40px}
  .hero-mark{display:none}
  .steps{grid-template-columns:1fr 1fr}
  .cards{grid-template-columns:1fr 1fr}
  .team{grid-template-columns:1fr}
  .counties{grid-template-columns:repeat(3,1fr)}
  .team-photos,.team-photo{position:static;max-width:460px;margin:0 auto;width:100%}
  .team-photos{gap:16px}
}
@media (max-width:640px){
  body{font-size:16px}
  .topbar-inner{height:64px}
  .brand img{height:42px}
  .nav{gap:12px}
  .nav .btn{display:none}
  .hero{padding:44px 0 48px}
  .hero-ctas .btn{width:100%;text-align:center}
  .strip-grid{grid-template-columns:1fr 1fr;gap:22px 12px}
  .section{padding:64px 0}
  .steps,.cards,.situations,.gallery,.row2,.footer-grid{grid-template-columns:1fr}
  .gallery{grid-template-columns:1fr 1fr;gap:10px}
  .counties{grid-template-columns:1fr 1fr}
  .counties li:last-child{grid-column:1/-1}
  .counties li{font-size:1.1rem;padding:18px 10px}
  .person{padding:24px}
  .offer-form{padding:22px}
  .mobile-cta.show{display:block}
  .mobile-cta{position:fixed;left:12px;right:12px;bottom:12px;text-align:center;z-index:60;box-shadow:0 8px 24px rgba(0,0,0,.3)}
  .footer{padding-bottom:90px}
}