:root {
  --ink: #16211b;
  --ink-soft: #4a574f;
  --paper: #fbfaf6;
  --paper-2: #f1efe7;
  --line: #dcd8cb;
  --forest: #1f3b2c;
  --forest-2: #2c5440;
  --accent: #c8963e;
  --accent-ink: #1b1406;
  --error: #b3261e;
  --radius: 10px;
  --max: 1120px;
  --font: "Inter", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --serif: "Fraunces", Georgia, "Times New Roman", serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--font);
  font-size: 17px;
  line-height: 1.6;
  color: var(--ink);
  background: var(--paper);
}
img { max-width: 100%; display: block; }
a { color: var(--forest-2); }
h1, h2, h3 { font-family: var(--serif); line-height: 1.15; margin: 0 0 .5em; font-weight: 600; }
h2 { font-size: clamp(1.8rem, 3.5vw, 2.5rem); }
h3 { font-size: 1.25rem; }
p { margin: 0 0 1em; }

.wrap { max-width: var(--max); margin: 0 auto; padding: 0 20px; }
.eyebrow {
  font-size: .8rem; letter-spacing: .14em; text-transform: uppercase;
  color: var(--accent); font-weight: 600; margin-bottom: .6em; display: block;
}

/* Header */
.site-header {
  position: sticky; top: 0; z-index: 20;
  background: rgba(22, 33, 27, .96);
  backdrop-filter: blur(6px);
  color: #fff;
}
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; height: 68px; }
.brand { display: flex; align-items: center; gap: 10px; color: #fff; text-decoration: none; }
.brand img { height: 38px; width: auto; }
.brand-text { font-family: "Montserrat", var(--font); font-size: 1.05rem; font-weight: 600; letter-spacing: .14em; line-height: 1.2; text-align: center; }
.brand-text small { display: block; font-size: .6rem; letter-spacing: .42em; font-weight: 300; }
.nav { display: flex; gap: 26px; align-items: center; }
.nav a { color: #e9ece8; text-decoration: none; font-size: .92rem; }
.nav a:hover { color: #fff; }
.nav .btn { color: var(--accent-ink); }
.nav-toggle { display: none; background: none; border: 0; color: #fff; font-size: 1.6rem; cursor: pointer; }

@media (max-width: 820px) {
  .nav-toggle { display: block; }
  .nav {
    display: none; position: absolute; top: 68px; left: 0; right: 0;
    flex-direction: column; align-items: stretch; gap: 0;
    background: var(--ink); padding: 8px 20px 18px;
  }
  .nav.open { display: flex; }
  .nav a { padding: 12px 0; border-bottom: 1px solid rgba(255,255,255,.08); }
  .nav .btn { margin-top: 12px; text-align: center; }
}

/* Buttons */
.btn {
  display: inline-block; padding: 13px 26px; border-radius: 999px;
  background: var(--accent); color: var(--accent-ink);
  font-weight: 600; text-decoration: none; border: 0; cursor: pointer;
  font-size: 1rem; font-family: inherit; transition: transform .15s, background .15s;
}
.btn:hover { background: #d6a653; transform: translateY(-1px); }
.btn:disabled { opacity: .6; cursor: wait; transform: none; }
.btn-ghost { background: transparent; color: #fff; border: 1.5px solid rgba(255,255,255,.6); }
.btn-ghost:hover { background: rgba(255,255,255,.1); }
.btn-sm { padding: 9px 18px; font-size: .9rem; }

/* Photo backgrounds */
.photo-bg {
  position: relative; color: #fff;
  background:
    linear-gradient(var(--shade, rgba(14,24,18,.55)), var(--shade, rgba(14,24,18,.55))),
    var(--img) center/cover no-repeat,
    var(--forest);
}
.photo-bg h2, .photo-bg h3 { color: #fff; }

/* Hero */
.hero {
  min-height: 86vh; display: flex; flex-direction: column; justify-content: center; padding: 0;
  --shade: rgba(14,24,18,.35);
  background:
    linear-gradient(90deg, rgba(12,20,15,.78) 0%, rgba(12,20,15,.45) 45%, rgba(12,20,15,.05) 80%),
    var(--img) center 60%/cover no-repeat, var(--forest);
}
.hero > .wrap { flex: 1; display: flex; align-items: center; width: 100%; padding-top: 60px; padding-bottom: 60px; }
.hero-copy { max-width: 600px; }
.hero h1 { font-size: clamp(2.4rem, 5.6vw, 4.1rem); margin-bottom: .35em; letter-spacing: -.01em; }
.hero p { font-size: clamp(1.1rem, 2vw, 1.3rem); opacity: .92; margin-bottom: 1.6em; max-width: 520px; }
.hero .actions { display: flex; gap: 14px; flex-wrap: wrap; }
.terms-strip { background: rgba(12,20,15,.72); backdrop-filter: blur(4px); border-top: 1px solid rgba(255,255,255,.12); }
.terms-strip .wrap { display: grid; grid-template-columns: repeat(4, 1fr); gap: 12px; padding-top: 18px; padding-bottom: 18px; font-size: .9rem; color: #d7ddd8; }
.terms-strip b { display: block; font-family: var(--serif); font-size: 1.35rem; color: #fff; font-weight: 600; }
@media (max-width: 720px) { .terms-strip .wrap { grid-template-columns: repeat(2, 1fr); } }

/* Sections */
section { padding: 96px 0; }
.alt { background: var(--paper-2); }
.lead { font-size: 1.15rem; color: var(--ink); }
section p { color: var(--ink-soft); }
.photo-bg p { color: rgba(255,255,255,.88); }
.section-head { max-width: 640px; margin-bottom: 36px; }
.section-head.center { margin-left: auto; margin-right: auto; text-align: center; }
.split { display: grid; grid-template-columns: 1.05fr .95fr; gap: 64px; align-items: center; }
.split.reverse { grid-template-columns: .95fr 1.05fr; }
@media (max-width: 860px) {
  .split, .split.reverse { grid-template-columns: 1fr; gap: 36px; }
  .split.reverse .photo { order: 2; }
  section { padding: 68px 0; }
}

.facts { display: flex; gap: 40px; margin-top: 28px; padding-top: 22px; border-top: 1px solid var(--line); }
.facts b { font-family: var(--serif); font-size: 2.2rem; color: var(--forest); display: block; line-height: 1; }
.facts span { font-size: .9rem; color: var(--ink-soft); }

figure { margin: 0; }
.photo img { width: 100%; height: 100%; object-fit: cover; border-radius: 4px; box-shadow: 0 18px 40px -18px rgba(22,33,27,.45); }
.photo { aspect-ratio: 4 / 3; }
.photo.tall { aspect-ratio: 4 / 5; }
.photo figcaption { font-family: var(--serif); font-style: italic; font-weight: 400; color: var(--ink-soft); font-size: .95rem; margin-top: 12px; }
.photo.tall img { height: calc(100% - 36px); }

/* How it works */
.steps-band { --shade: rgba(12,22,16,.72); padding: 110px 0; }
.steps { list-style: none; padding: 0; margin: 40px 0 0; display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; counter-reset: step; }
.steps li { padding: 8px 32px 8px 0; margin-right: 32px; border-right: 1px solid rgba(255,255,255,.2); }
.steps li:last-child { border-right: 0; margin-right: 0; }
.steps li::before {
  counter-increment: step; content: "0" counter(step);
  display: block; font-family: var(--serif); font-size: 2.6rem; color: var(--accent); line-height: 1; margin-bottom: 14px;
}
@media (max-width: 860px) {
  .steps { grid-template-columns: 1fr; gap: 28px; }
  .steps li { border-right: 0; margin: 0; padding: 0 0 24px; border-bottom: 1px solid rgba(255,255,255,.2); }
  .steps li:last-child { border-bottom: 0; }
}

/* Land types */
.mosaic { display: grid; grid-template-columns: 1.4fr 1fr 1fr; grid-template-rows: 240px 240px; gap: 12px; }
.mosaic .big { grid-row: span 2; }
.mosaic figure { position: relative; overflow: hidden; border-radius: 4px; }
.mosaic img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s ease; }
.mosaic figure:hover img { transform: scale(1.04); }
.mosaic figcaption {
  position: absolute; left: 0; right: 0; bottom: 0; padding: 40px 16px 14px;
  background: linear-gradient(transparent, rgba(10,16,12,.75));
  color: #fff; font-family: var(--serif); font-size: 1.2rem;
}
.also { margin-top: 22px; color: var(--ink-soft); }
.also b { color: var(--ink); }
@media (max-width: 860px) {
  .mosaic { grid-template-columns: 1fr 1fr; grid-template-rows: 260px 170px 170px; }
  .mosaic .big { grid-column: span 2; grid-row: auto; }
}

.points { margin: 28px 0 0; }
.points div { padding: 14px 0; border-top: 1px solid var(--line); display: grid; grid-template-columns: 170px 1fr; gap: 16px; }
.points dt { font-weight: 600; color: var(--forest); }
.points dd { margin: 0; color: var(--ink-soft); }
@media (max-width: 520px) { .points div { grid-template-columns: 1fr; gap: 4px; } }

.faq { max-width: 780px; margin: 0 auto; }
.faq details { border-bottom: 1px solid var(--line); padding: 18px 0; }
.faq summary { cursor: pointer; font-weight: 600; font-size: 1.08rem; list-style: none; display: flex; justify-content: space-between; gap: 16px; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; color: var(--accent); font-size: 1.4rem; line-height: 1; }
.faq details[open] summary::after { content: "–"; }
.faq details p { margin: 12px 0 0; }

.cta-band { text-align: center; --shade: rgba(12,20,15,.55); padding: 130px 0; }
.cta-band p { max-width: 560px; margin: 0 auto 1.8em; }

/* Footer */
.site-footer { background: var(--ink); color: #b9c2bc; padding: 40px 0; font-size: .92rem; }
.site-footer .wrap { display: flex; justify-content: space-between; flex-wrap: wrap; gap: 16px; }
.site-footer a { color: #fff; text-decoration: none; }
.site-footer .contact { display: flex; gap: 22px; flex-wrap: wrap; }

/* Form */
.page-head { --shade: rgba(12,20,15,.6); padding: 88px 0 72px; }
.page-head p { opacity: .85; max-width: 640px; margin: 0; }
.form-wrap { max-width: 860px; margin: -24px auto 80px; padding: 0 20px; }
.form-card { background: #fff; border: 1px solid var(--line); border-radius: 14px; padding: 36px; box-shadow: 0 10px 30px rgba(22,33,27,.06); }
@media (max-width: 600px) { .form-card { padding: 22px; } }
fieldset { border: 0; padding: 0; margin: 0 0 30px; }
legend { font-family: var(--serif); font-size: 1.3rem; font-weight: 600; color: var(--forest); margin-bottom: 14px; padding: 0; }
.grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px 18px; }
.grid .full { grid-column: 1 / -1; }
@media (max-width: 600px) { .grid { grid-template-columns: 1fr; } }
label { display: block; font-size: .9rem; font-weight: 600; margin-bottom: 6px; }
label .req { color: var(--error); }
input, select, textarea {
  width: 100%; padding: 12px 14px; border: 1px solid var(--line); border-radius: 8px;
  font: inherit; font-size: 1rem; background: var(--paper); color: var(--ink);
}
input:focus, select:focus, textarea:focus { outline: 2px solid var(--forest-2); outline-offset: 1px; background: #fff; }
.money { position: relative; }
.money::before { content: "$"; position: absolute; left: 14px; top: 50%; transform: translateY(-50%); color: var(--ink-soft); }
.money input { padding-left: 28px; }
.hint { font-size: .82rem; color: var(--ink-soft); margin-top: 4px; }
.consent { display: flex; gap: 10px; align-items: flex-start; font-size: .9rem; color: var(--ink-soft); margin-bottom: 22px; }
.consent input { width: auto; margin-top: 5px; }
.consent label { font-weight: 400; margin: 0; }
.hp { position: absolute; left: -9999px; }
.form-status { margin-top: 16px; padding: 14px 16px; border-radius: 8px; display: none; }
.form-status.error { display: block; background: #fbeaea; color: var(--error); }
.success { text-align: center; padding: 40px 10px; }
.success h2 { color: var(--forest); }
.prose { max-width: 760px; margin: 0 auto; padding: 56px 20px 80px; }
.prose h2 { font-size: 1.4rem; margin-top: 1.6em; }

/* Who you'll work with */
.signoff { font-family: var(--serif); font-size: 1.25rem; color: var(--ink); margin-top: 18px; }
.signoff span { display: block; font-family: var(--font); font-size: .85rem; color: var(--ink-soft); letter-spacing: .04em; }
.photo.portrait { aspect-ratio: auto; }
.photo.portrait img { height: auto; aspect-ratio: 900 / 982; }
.facts { flex-wrap: wrap; row-gap: 18px; }

/* Funding terms at a glance */
.terms-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; margin: 0 0 40px; border-top: 1px solid var(--line); }
.terms-grid div { padding: 22px 24px 22px 0; border-bottom: 1px solid var(--line); }
.terms-grid dt { font-size: .78rem; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-soft); margin-bottom: 6px; }
.terms-grid dd { margin: 0; font-family: var(--serif); font-size: 1.3rem; color: var(--forest); line-height: 1.3; }
.checklist { background: var(--forest); color: #eef2ee; border-radius: 6px; padding: 28px 32px; display: grid; grid-template-columns: auto 1fr auto; gap: 12px 36px; align-items: center; }
.checklist h3 { color: #fff; margin: 0; }
.checklist ul { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 8px 22px; }
.checklist li::before { content: "✓"; color: var(--accent); font-weight: 700; margin-right: 8px; }
@media (max-width: 860px) {
  .terms-grid { grid-template-columns: 1fr 1fr; }
  .checklist { grid-template-columns: 1fr; }
}
@media (max-width: 520px) { .terms-grid { grid-template-columns: 1fr; } }

/* Funded deals */
.deal-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.deal { background: #fff; border: 1px solid var(--line); border-radius: 6px; padding: 26px; display: flex; flex-direction: column; }
.deal header { margin-bottom: 16px; }
.deal-state { display: block; font-family: var(--serif); font-size: 1.5rem; color: var(--forest); }
.deal-type { font-size: .85rem; color: var(--ink-soft); }
.deal dl { margin: 0 0 18px; }
.deal dl div { display: flex; justify-content: space-between; padding: 8px 0; border-bottom: 1px dashed var(--line); font-size: .95rem; }
.deal dt { color: var(--ink-soft); }
.deal dd { margin: 0; font-weight: 600; color: var(--ink); }
.deal .payout { margin: auto 0 0; padding: 14px 16px; background: #f4ede0; border-radius: 4px; color: var(--ink); }
.deal .payout b { font-family: var(--serif); font-size: 1.6rem; color: var(--forest); display: block; line-height: 1.1; }
.deal .payout span { display: block; font-size: .82rem; color: var(--ink-soft); margin-top: 2px; }
@media (max-width: 900px) { .deal-cards { grid-template-columns: 1fr; max-width: 480px; } }

/* Header nav: keep 6 links on one line on laptops */
@media (min-width: 821px) and (max-width: 1020px) { .nav { gap: 16px; } .nav a { font-size: .85rem; } }

/* Feedback survey */
.choices { display: flex; flex-wrap: wrap; gap: 10px; }
.choices.stacked { flex-direction: column; align-items: flex-start; }
.choices label { display: inline-flex; align-items: center; gap: 8px; font-weight: 500; margin: 0; padding: 10px 14px; border: 1px solid var(--line); border-radius: 8px; background: var(--paper); cursor: pointer; }
.choices input { width: auto; margin: 0; accent-color: var(--forest); }
.choices label:has(input:checked) { border-color: var(--forest); background: #eef3ef; }
.stars { display: inline-flex; flex-direction: row-reverse; gap: 4px; }
.stars input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.stars label { font-size: 2.2rem; line-height: 1; color: #d9d4c4; cursor: pointer; margin: 0; transition: color .1s; }
.stars label:hover, .stars label:hover ~ label, .stars input:checked ~ label { color: var(--accent); }
.stars input:focus-visible + label { outline: 2px solid var(--forest-2); outline-offset: 2px; border-radius: 4px; }
.review-ask { margin-top: 26px; padding: 22px; background: #f4ede0; border-radius: 8px; }
.review-ask p { margin-bottom: 14px; }