/* NovaSelectHomes.com. Mobile-first, no frameworks, no web fonts. */
:root{--ink:#16202a;--ink2:#2b3742;--paper:#faf8f4;--paper2:#f3efe8;--stone:#ebe5da;--brass:#7a5c3a;--brass-l:#d6b88f;--muted:#545c63;--line:#dcd4c6;
--serif:"Iowan Old Style","Palatino Linotype",Palatino,"Book Antiqua",Georgia,serif;
--sans:-apple-system,BlinkMacSystemFont,"Segoe UI",Inter,Roboto,Helvetica,Arial,sans-serif;--max:1200px;--gut:clamp(1.15rem,4vw,2.75rem);--r:14px}
*{box-sizing:border-box}html{-webkit-text-size-adjust:100%}@media(prefers-reduced-motion:no-preference){html{scroll-behavior:smooth}}
body{margin:0;background:var(--paper);color:var(--ink);font:400 1.0625rem/1.65 var(--sans);-webkit-font-smoothing:antialiased}
img,svg{max-width:100%;display:block}a{color:inherit;text-underline-offset:3px}
:focus-visible{outline:3px solid var(--brass);outline-offset:3px;border-radius:4px}
.skip{position:absolute;left:-999px;top:0}.skip:focus{left:1rem;top:1rem;background:#fff;padding:.6rem 1rem;z-index:20}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gut)}
.preview-bar{background:#7a2e1f;color:#fff;text-align:center;font:600 .75rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:.5rem}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.1;letter-spacing:-.012em;margin:0 0 .5em}
h1{font-size:clamp(2.4rem,8vw,4.75rem)}h2{font-size:clamp(1.8rem,4.6vw,2.9rem)}h3{font-size:1.35rem}
p{margin:0 0 1rem}.eyebrow{font:600 .74rem/1.2 var(--sans);letter-spacing:.22em;text-transform:uppercase;color:var(--brass);margin:0 0 1rem}
.lede{font-size:clamp(1.08rem,1.8vw,1.28rem);color:var(--muted);max-width:40rem}
/* header */
header.site{position:sticky;top:0;z-index:10;background:rgba(250,248,244,.94);backdrop-filter:saturate(1.2) blur(10px);border-bottom:1px solid var(--line)}
.bar{display:flex;align-items:center;justify-content:space-between;gap:1rem;min-height:68px;flex-wrap:wrap}
.brand{text-decoration:none;display:grid;line-height:1.1;padding:.4rem 0}.mark{font:500 1.45rem/1 var(--serif)}.mark em{font-style:italic;color:var(--brass)}
.brand-sub{font:600 .64rem/1.6 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-top:.3rem}
.menu-btn{display:none;align-items:center;gap:.55rem;background:none;border:1px solid var(--line);border-radius:999px;padding:.6rem 1rem;font:600 .78rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--ink);cursor:pointer;min-height:44px}
.bars,.bars:before,.bars:after{display:block;width:16px;height:1.5px;background:currentColor;position:relative}.bars:before,.bars:after{content:"";position:absolute}.bars:before{top:-5px}.bars:after{top:5px}
nav ul{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:.25rem 1.4rem;align-items:center}
nav a{text-decoration:none;font-size:.9rem;padding:.55rem 0;display:inline-block;border-bottom:1.5px solid transparent}
nav a:hover,nav a[aria-current]{border-color:var(--brass)}
.nav-cta{background:var(--ink);color:#fff!important;padding:.65rem 1.1rem!important;border-radius:999px;border:0!important}.nav-cta:hover{background:var(--brass)}
@media(max-width:1020px){.js .menu-btn{display:inline-flex}.js nav{display:none;width:100%;padding:0 0 1rem}.js nav.open{display:block}
 nav ul{flex-direction:column;align-items:stretch;gap:0}nav li a{display:block;padding:.9rem .25rem;border-bottom:1px solid var(--line);font-size:1.05rem}nav li:last-child a{margin-top:1rem;text-align:center}}
/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;background:var(--ink);color:#fff;text-decoration:none;border:1.5px solid var(--ink);border-radius:999px;padding:.85rem 1.6rem;font:600 .82rem/1 var(--sans);letter-spacing:.1em;text-transform:uppercase;cursor:pointer;transition:background .25s,border-color .25s,color .25s}
.btn:hover{background:var(--brass);border-color:var(--brass)}.btn-sm{min-height:44px;padding:.7rem 1.1rem;font-size:.75rem;width:100%}
.btn-light{background:#fff;color:var(--ink);border-color:#fff}.btn-light:hover{background:var(--brass-l);border-color:var(--brass-l);color:var(--ink)}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.6)}.btn-ghost:hover{background:rgba(255,255,255,.12);border-color:#fff}
.btn-outline{background:transparent;color:var(--ink)}.btn-outline:hover{color:#fff}
.ctas{display:flex;flex-wrap:wrap;gap:.75rem;margin-top:1.5rem}.link{font-weight:600;color:var(--ink)}.arr{display:inline-block;transition:transform .25s}
/* hero */
.hero{position:relative;color:#fff;overflow:hidden;background:var(--ink)}
.hero-art{position:absolute;inset:0;background:radial-gradient(120% 80% at 85% 0%,rgba(214,184,143,.42),transparent 55%),radial-gradient(90% 70% at 0% 100%,rgba(122,92,58,.5),transparent 60%),linear-gradient(160deg,#16202a 0%,#22303c 55%,#3a3a33 100%)}
.hero-art:after{content:"";position:absolute;left:0;right:0;bottom:0;height:46%;opacity:.16;background:url("/skyline.svg") bottom center/cover no-repeat}
.hero-in{position:relative;display:grid;gap:2rem;padding-top:clamp(3.5rem,10vw,7.5rem);padding-bottom:clamp(3rem,8vw,6rem)}
.hero h1{max-width:13ch}.hero .lede{color:#dfe3e6}.hero .eyebrow{color:var(--brass-l)}
.agent-card{align-self:end;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.22);border-radius:var(--r);padding:1.4rem 1.5rem;backdrop-filter:blur(6px);max-width:380px}
.agent-card p{margin:0}.ac-name{font:400 1.7rem/1.1 var(--serif)}.ac-title{font-size:.86rem;color:#dfe3e6;margin-top:.35rem!important}.ac-firm{font-weight:600;margin-top:.6rem!important}.ac-mail a{color:var(--brass-l);font-size:.92rem}
.ac-title.dark-ink{color:var(--muted);font-weight:600}
@media(min-width:900px){.hero-in{grid-template-columns:1.6fr 1fr;align-items:end}}
.page-hero{padding:clamp(3rem,9vw,6rem) 0 clamp(2rem,5vw,3.5rem);background:linear-gradient(180deg,var(--paper2),var(--paper));border-bottom:1px solid var(--line)}
.page-hero h1{max-width:18ch}.page-hero.warm{background:radial-gradient(80% 120% at 100% 0%,#efdfc7,transparent 60%),var(--paper2)}
/* bands */
.band{padding:clamp(3rem,8vw,6rem) 0}.band.stone{background:var(--stone)}.band.paper2{background:var(--paper2)}
.dark{background:var(--ink);color:#fff}.dark .lede{color:#cfd6db}.dark .eyebrow{color:var(--brass-l)}.dark a{color:#fff}
.head{margin-bottom:2rem;max-width:46rem}.split-head{max-width:none;display:grid;gap:1rem}@media(min-width:900px){.split-head{grid-template-columns:1fr 1fr;align-items:end}}
.paths{display:grid;gap:1rem;grid-template-columns:repeat(auto-fill,minmax(min(100%,300px),1fr))}
.path{position:relative;display:block;text-decoration:none;background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:1.5rem 1.5rem 3.2rem;transition:border-color .25s,box-shadow .25s,transform .25s}
.path:hover{border-color:var(--brass);box-shadow:0 18px 40px -26px rgba(22,32,42,.5)}@media(prefers-reduced-motion:no-preference){.path:hover{transform:translateY(-3px)}.path:hover .arr{transform:translateX(4px)}}
.path .num{font:600 .72rem/1 var(--sans);letter-spacing:.2em;color:var(--brass)}.path h3{font-size:1.6rem;margin:.8rem 0 .4rem}.path p{color:var(--muted);margin:0}.path .arr{position:absolute;left:1.5rem;bottom:1.2rem;font-size:1.2rem;color:var(--brass)}
.tiles{display:grid;gap:1rem;grid-template-columns:repeat(auto-fit,minmax(min(100%,250px),1fr))}
.tile{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:1.5rem}.tile p{color:var(--muted);margin:0}.stone .tile{background:var(--paper)}
.steps{list-style:none;counter-reset:s;padding:0;margin:0;display:grid;gap:1rem;grid-template-columns:repeat(auto-fit,minmax(min(100%,230px),1fr))}
.steps li{counter-increment:s;border-top:2px solid var(--ink);padding-top:1rem}.steps li:before{content:"0" counter(s);font:600 .74rem/1 var(--sans);letter-spacing:.2em;color:var(--brass)}
.steps h3{margin:.6rem 0 .3rem;font-size:1.25rem}.steps p{color:var(--muted);margin:0;font-size:.98rem}
.split{display:grid;gap:clamp(2rem,5vw,4rem)}@media(min-width:900px){.split{grid-template-columns:1fr 1fr;align-items:start}}
.feature{display:grid;gap:2rem;align-items:center}@media(min-width:900px){.feature{grid-template-columns:1.1fr .9fr}}
.feature-art,.gw-art,.portrait{border-radius:var(--r);min-height:260px;aspect-ratio:4/3;background:radial-gradient(70% 60% at 30% 30%,#f3e3c8,transparent 70%),linear-gradient(145deg,#c9b393,#8a7457)}
.feature-art.alt{background:radial-gradient(70% 60% at 70% 30%,#dfe6ea,transparent 70%),linear-gradient(145deg,#6b7c88,#2b3742)}
.cta{display:grid;gap:1.5rem;align-items:center}@media(min-width:900px){.cta{grid-template-columns:1.5fr auto}}
.more{margin-top:1.5rem}
/* home cards */
.home-grid{display:grid;gap:1.25rem;grid-template-columns:repeat(auto-fill,minmax(min(100%,300px),1fr))}
.home-card{background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden;display:flex;flex-direction:column}
.home-card[hidden]{display:none}.photo{position:relative;aspect-ratio:4/3;background:var(--stone)}.photo img{width:100%;height:100%;object-fit:cover}
.ph-art{height:100%;display:grid;place-content:center;justify-items:center;gap:.5rem;color:#6d5a42;background:linear-gradient(150deg,#efe7da,#d8cab4)}.ph-art svg{width:64px}.ph-art span{font:600 .7rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase}
.tag,.sample{position:absolute;top:.8rem;font:700 .68rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:.45rem .65rem;border-radius:999px}
.tag{left:.8rem;background:var(--ink);color:#fff}.sample{right:.8rem;background:#7a2e1f;color:#fff}
.home-card .body{padding:1.25rem;display:flex;flex-direction:column;gap:.2rem;flex:1}
.price{font:400 1.75rem/1.1 var(--serif);margin:0}.price span{font:500 .95rem var(--sans);color:var(--muted)}
.home-card h3{font:600 1rem/1.35 var(--sans);margin:.35rem 0 0}.city{color:var(--muted);margin:0;font-size:.95rem}
.facts{list-style:none;display:flex;gap:1rem;padding:.6rem 0 1rem;margin:0;font-size:.95rem;color:var(--muted)}.facts b{color:var(--ink)}
.home-card .btn{margin-top:auto}
.credit{margin:1rem 0 0;padding-top:.8rem;border-top:1px solid var(--line);font-size:1rem;color:var(--ink)}.source{margin:.2rem 0 0;font-size:.85rem;color:var(--muted)}
.filters{display:flex;gap:.5rem;flex-wrap:wrap;margin-bottom:1.5rem}.chip{min-height:44px;padding:.55rem 1.1rem;border-radius:999px;border:1px solid var(--line);background:#fff;font:600 .85rem var(--sans);color:var(--ink);cursor:pointer}.chip[aria-pressed=true]{background:var(--ink);color:#fff;border-color:var(--ink)}
.empty{border:1px dashed var(--brass);border-radius:var(--r);padding:2rem;background:#fff;text-align:center}
.criteria,.idx-disclaimer{margin-top:1.75rem;font-size:.86rem;color:var(--muted);max-width:62rem}.criteria{border-left:3px solid var(--brass);padding:.25rem 0 .25rem 1rem}.todo{background:#fff3cd;color:#5c4400}
.idx-disclaimer p{margin:0 0 .5rem}
.notice{border:1px dashed var(--brass);border-radius:10px;padding:.9rem 1.1rem;font-size:.92rem;background:#fffaf0;margin-bottom:1.25rem}
.fine{font-size:.86rem;color:var(--muted);margin-top:1.5rem}
/* gracewood */
.gracewood{background:linear-gradient(180deg,#f6ecdd,var(--paper2))}.gw{display:grid;gap:2rem;align-items:center}@media(min-width:900px){.gw{grid-template-columns:.9fr 1.1fr}}
.gw-addr{font-weight:600;color:var(--muted);margin-top:-.3rem}.gw-status{display:inline-block;background:var(--ink);color:#fff;border-radius:999px;padding:.5rem 1rem;font-weight:600;font-size:.9rem}
.disclosure{margin-top:1.5rem;border:1px solid var(--line);background:#fff;border-radius:10px;padding:1rem 1.2rem;font-size:.92rem;color:var(--ink2)}
.checklist{padding-left:1.2rem;max-width:48rem}.checklist li{padding:.35rem 0}
/* forms */
.form{display:grid;gap:1rem;background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:clamp(1.25rem,3vw,2rem)}
.form label{display:grid;gap:.35rem;font-weight:600;font-size:.9rem}.form label i{font-weight:400;color:var(--muted)}
input,textarea,select{font:inherit;font-weight:400;padding:.8rem .9rem;border:1px solid #8f8a80;border-radius:10px;background:#fff;color:var(--ink);min-height:48px;width:100%}
.form .consent{display:flex;gap:.7rem;align-items:flex-start;font-weight:400;font-size:.88rem;color:var(--muted)}.consent input{width:22px;height:22px;min-height:0;margin-top:.15rem;flex:none}
.hp{position:absolute;left:-9999px}.form-note{font-size:.85rem;color:#7a2e1f;margin:0}.form-status{margin:0;font-weight:600}
.contact-list{display:grid;grid-template-columns:auto 1fr;gap:.6rem 1.25rem;margin:1.5rem 0}.contact-list dt{font:600 .74rem/1.9 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}.contact-list dd{margin:0}
.portrait{display:grid;place-items:center;aspect-ratio:4/5}.portrait span{font:600 .72rem var(--sans);letter-spacing:.16em;text-transform:uppercase;color:#3d3122}
.prose{max-width:46rem}.prose h2{font-size:1.6rem;margin-top:2rem}
.eho{display:flex;gap:1rem;align-items:flex-start}.eho-logo{width:44px;height:44px;flex:none}.eho.big .eho-logo{width:72px;height:72px;margin-bottom:1rem}
/* footer */
footer.site{background:#10171e;color:#cdd3d8;padding:3.5rem 0 2rem;font-size:.93rem}footer.site a{color:#fff}
.foot-top{display:grid;gap:2rem}@media(min-width:900px){.foot-top{grid-template-columns:1fr 2fr}}
.foot-mark{font:400 1.9rem/1 var(--serif);color:#fff;margin-bottom:.8rem}.foot-agent strong{color:#fff;font-size:1.05rem}
.foot-cols{display:grid;gap:1.5rem;grid-template-columns:repeat(auto-fit,minmax(170px,1fr))}
footer.site h2{font:600 .74rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--brass-l);margin-bottom:1rem}
footer.site ul{list-style:none;padding:0;margin:0}footer.site li a{display:inline-block;padding:.3rem 0;text-decoration:none}footer.site li a:hover{text-decoration:underline}
.foot-legal{border-top:1px solid #2a343d;margin-top:2.5rem;padding-top:1.5rem;font-size:.84rem;color:#aeb7bf}.foot-legal .eho{color:#fff;margin-bottom:1rem}
/* military (existing) */
.military-intro{padding:clamp(3rem,9vw,6rem) 0 3rem;border-bottom:1px solid var(--line);background:linear-gradient(125deg,var(--paper) 55%,var(--stone))}
.military-intro h1{max-width:980px}.military-intro .lede{max-width:660px}.meta{color:var(--muted);font-size:.92rem}
.military-section{padding:clamp(3rem,6vw,5rem) 0}.military-section h2{max-width:850px}.military-section .grid{margin-top:2rem}
.grid{display:grid;gap:1.25rem;grid-template-columns:repeat(auto-fit,minmax(min(100%,280px),1fr))}
.stat{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:1.4rem}.dark .stat{background:#1e2a35;border-color:#33414d}
.military-tile{border:1px solid var(--line);border-radius:var(--r);background:#fff;padding:1.75rem;display:flex;flex-direction:column}.military-tile .military-link{margin-top:auto}
.military-link{font-size:.92rem;font-weight:600;padding:8px 0;display:inline-block}.military-tile h3{font-size:1.9rem}.military-checklist{max-width:780px;padding-left:1.5rem}.military-checklist li{padding:.4rem 0}.military-section p{max-width:850px}
@media print{header.site,.preview-bar,.menu-btn{display:none}}
.dark a.btn-light,.hero a.btn-light{color:var(--ink)}.hero h1{max-width:15ch}@media(min-width:900px){.hero h1{max-width:12.5ch;font-size:clamp(3rem,5.6vw,4.9rem)}}
.gw-art,.feature-art{display:grid;place-items:center;color:rgba(255,255,255,.75)}.gw-art svg,.feature-art svg{width:34%;max-width:170px}