:root{
  --navy:#1f4e79; --navy-dark:#163a5c; --navy-deep:#0f2a44;
  --gold:#f2b544; --gold-dark:#d99a22;
  --ink:#1a1a1a; --muted:#5f6b76; --bg-tint:#eef3f8; --line:#dfe5eb; --radius:16px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;color:var(--ink);line-height:1.6;background:#fff}
img{max-width:100%;height:auto}
a{color:var(--navy)}
.container{width:100%;max-width:1100px;margin:0 auto;padding:0 20px;position:relative;z-index:1}
h1,h2,h3{line-height:1.2;margin:0 0 .5em}
h2{font-size:2.1rem;color:var(--navy)}
h3{font-size:1.2rem}
p{margin:0 0 1em}
.muted{color:var(--muted)}
.center{text-align:center;margin-top:36px}
svg{stroke-linecap:round;stroke-linejoin:round}

/* Top bar */
.topbar{background:var(--navy);color:#fff;position:sticky;top:0;z-index:20;box-shadow:0 2px 12px rgba(0,0,0,.18)}
.topbar-inner{display:flex;align-items:center;gap:24px;min-height:68px}
.brand{display:flex;align-items:center;gap:10px;color:#fff;text-decoration:none;margin-right:auto}
.brand-text{font-weight:800;font-size:1.15rem;letter-spacing:.2px;white-space:nowrap}
.brand-text em{font-style:normal;font-weight:400;opacity:.85}
.brand-text small{font-size:.72em;font-weight:700;color:var(--gold);margin-left:2px;letter-spacing:1px}
.nav{display:flex;gap:22px}
.nav a{color:#fff;text-decoration:none;opacity:.9;font-size:.95rem;position:relative;padding:4px 0}
.nav a::after{content:"";position:absolute;left:0;right:0;bottom:-2px;height:2px;background:var(--gold);transform:scaleX(0);transition:transform .2s}
.nav a:hover{opacity:1}
.nav a:hover::after{transform:scaleX(1)}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;text-decoration:none;font-weight:700;border-radius:999px;padding:14px 26px;border:2px solid transparent;transition:background .2s,color .2s,transform .2s,box-shadow .2s}
.btn:hover{transform:translateY(-2px)}
.btn-sm{padding:8px 18px;font-size:.92rem}
.btn-icon{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:2}
.btn-gold{background:var(--gold);color:var(--navy-deep);box-shadow:0 6px 18px rgba(242,181,68,.35)}
.btn-gold:hover{background:#f7c561;box-shadow:0 10px 24px rgba(242,181,68,.45)}
.btn-ghost{border-color:rgba(255,255,255,.85);color:#fff;background:rgba(255,255,255,.08)}
.btn-ghost:hover{background:#fff;color:var(--navy)}
.btn-outline{border-color:var(--navy);color:var(--navy);background:#fff}
.btn-outline:hover{background:var(--navy);color:#fff;box-shadow:0 6px 16px rgba(31,78,121,.25)}

/* Waves */
.wave{position:absolute;left:0;width:100%;height:70px;display:block;z-index:0}
.wave-bottom{bottom:-1px}
.wave-top{top:-1px}

/* Hero */
.hero{position:relative;color:#fff;padding:120px 0 150px;overflow:hidden;
  background:
    linear-gradient(100deg,rgba(15,42,68,.92) 0%,rgba(22,58,92,.80) 45%,rgba(31,78,121,.35) 100%),
    url("assets/hero-house.jpg") center 40%/cover no-repeat;
  background:
    linear-gradient(100deg,rgba(15,42,68,.92) 0%,rgba(22,58,92,.80) 45%,rgba(31,78,121,.35) 100%),
    image-set(url("assets/hero-house.webp") type("image/webp"),url("assets/hero-house.jpg") type("image/jpeg")) center 40%/cover no-repeat;
}
.eyebrow{display:inline-block;text-transform:uppercase;letter-spacing:2px;font-weight:700;font-size:.78rem;color:var(--gold);margin-bottom:16px;padding:6px 12px;border:1px solid rgba(242,181,68,.6);border-radius:999px;background:rgba(15,42,68,.35)}
.hero h1{font-size:clamp(2.2rem,5.2vw,3.7rem);max-width:760px;color:#fff;text-shadow:0 2px 16px rgba(0,0,0,.3)}
.accent{color:var(--gold)}
.lead{font-size:1.2rem;color:rgba(255,255,255,.92);max-width:620px}
.hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin:30px 0 22px}
.hero-meta{display:flex;align-items:center;gap:6px;color:rgba(255,255,255,.9);font-weight:600;margin:0}
.pin{width:18px;height:18px;fill:none;stroke:var(--gold);stroke-width:2}

/* Sections */
.section{padding:84px 0;position:relative}
.kicker{text-transform:uppercase;letter-spacing:2px;font-weight:800;font-size:.75rem;color:var(--gold-dark);margin:0 0 6px;display:flex;align-items:center;gap:10px}
.kicker::before{content:"";width:28px;height:3px;border-radius:3px;background:var(--gold)}
.kicker-light{color:var(--gold)}
.section-intro{color:var(--muted);font-size:1.1rem;max-width:700px;margin-bottom:32px}
.section-tint{background:var(--bg-tint);
  background-image:radial-gradient(rgba(31,78,121,.08) 1px,transparent 1px);background-size:18px 18px}
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
#who h2{margin-bottom:32px}

/* Cards */
.card{background:#fff;border:1px solid var(--line);border-top:4px solid var(--navy);border-radius:var(--radius);padding:32px;box-shadow:0 4px 16px rgba(31,78,121,.07);transition:transform .25s,box-shadow .25s,border-color .25s}
.card:hover{transform:translateY(-4px);box-shadow:0 14px 32px rgba(31,78,121,.15);border-top-color:var(--gold)}
.card-icon{width:60px;height:60px;border-radius:16px;background:linear-gradient(135deg,var(--navy),var(--navy-deep));display:flex;align-items:center;justify-content:center;margin-bottom:18px;box-shadow:0 6px 14px rgba(31,78,121,.25)}
.card-icon svg{width:32px;height:32px;fill:none;stroke:#fff;stroke-width:1.8}
.card-icon svg path:last-child{stroke:var(--gold)}

/* Navy band: How it works */
.section-navy{background:linear-gradient(160deg,var(--navy) 0%,var(--navy-deep) 100%);color:#fff;padding:140px 0 150px}
.section-navy h2{color:#fff}
.steps{list-style:none;padding:0;margin:32px 0 0;display:grid;grid-template-columns:repeat(3,1fr);gap:24px;counter-reset:none}
.step{background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.16);border-radius:var(--radius);padding:28px;transition:transform .25s,background .25s,border-color .25s}
.step:hover{transform:translateY(-4px);background:rgba(255,255,255,.12);border-color:rgba(242,181,68,.7)}
.step p{color:rgba(255,255,255,.85);margin:0}
.step-head{display:flex;align-items:center;justify-content:space-between;margin-bottom:16px}
.step-icon{width:56px;height:56px;border-radius:50%;background:var(--gold);display:flex;align-items:center;justify-content:center}
.step-icon svg{width:28px;height:28px;fill:none;stroke:var(--navy-deep);stroke-width:2}
.step-num{font-size:2.6rem;font-weight:800;color:rgba(255,255,255,.18);line-height:1}

/* About */
.about-split{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center;margin-bottom:40px}
.about-photo{margin:0;position:relative}
.about-photo::before{content:"";position:absolute;inset:18px -18px -18px 18px;border:3px solid var(--gold);border-radius:20px;z-index:0}
.about-photo img{position:relative;z-index:1;display:block;width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:20px;box-shadow:0 18px 40px rgba(15,42,68,.22)}
.person{display:flex;gap:20px;align-items:center;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:24px;transition:transform .25s,box-shadow .25s}
.person:hover{transform:translateY(-3px);box-shadow:0 12px 28px rgba(31,78,121,.12)}
.avatar{flex:0 0 96px;width:96px;height:96px;border-radius:50%;background:linear-gradient(135deg,var(--navy),var(--navy-deep));color:#fff;display:flex;align-items:center;justify-content:center;font-size:2rem;font-weight:800;object-fit:cover;letter-spacing:1px;box-shadow:0 0 0 4px #fff,0 0 0 7px var(--gold)}
.person h3{margin-bottom:2px}
.person p{margin:0}
.person-links{margin-top:8px!important}

/* Save contact */

/* Contact */
.contact{padding-bottom:120px}
.contact-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:16px}
.contact-item{display:block;text-decoration:none;color:var(--ink);border:1px solid var(--line);border-radius:var(--radius);padding:22px;transition:border-color .2s,box-shadow .2s,transform .2s;overflow-wrap:anywhere;background:#fff}
.contact-item:hover{border-color:var(--gold);box-shadow:0 10px 24px rgba(31,78,121,.12);transform:translateY(-3px)}
.ci-icon{width:42px;height:42px;border-radius:12px;background:var(--bg-tint);display:flex;align-items:center;justify-content:center;margin-bottom:12px;transition:background .2s}
.ci-icon svg{width:22px;height:22px;fill:none;stroke:var(--navy);stroke-width:2}
.contact-item:hover .ci-icon{background:var(--navy)}
.contact-item:hover .ci-icon svg{stroke:var(--gold)}
.contact-item .label{display:block;text-transform:uppercase;font-size:.75rem;letter-spacing:1.5px;font-weight:700;color:var(--muted);margin-bottom:6px}
.contact-item .value{font-weight:600;color:var(--navy)}

/* Footer */
.footer{background:linear-gradient(160deg,var(--navy) 0%,var(--navy-deep) 100%);color:#fff;padding:90px 0 40px;position:relative}
.footer .wave{height:50px}
.footer-inner{display:flex;justify-content:space-between;gap:24px;align-items:flex-end;flex-wrap:wrap}
.footer-brand-wrap{display:flex;align-items:center;gap:12px}
.footer-brand{font-weight:800;font-size:1.1rem;margin:0}
.footer-tag{opacity:.85;margin:0}
.footer-small{font-size:.82rem;opacity:.75;max-width:460px;margin:0}

/* Responsive */
@media (max-width:900px){
  .contact-grid{grid-template-columns:repeat(2,1fr)}
  .steps{grid-template-columns:1fr}
  .about-split{grid-template-columns:1fr;gap:36px}
  .about-photo{margin-right:18px}
}
@media (max-width:720px){
  .nav{display:none}
  .grid-2{grid-template-columns:1fr}
  .hero{padding:80px 0 110px;
    background:
      linear-gradient(180deg,rgba(15,42,68,.84) 0%,rgba(22,58,92,.72) 60%,rgba(22,58,92,.45) 100%),
      image-set(url("assets/hero-house.webp") type("image/webp"),url("assets/hero-house.jpg") type("image/jpeg")) 60% center/cover no-repeat}
  .section{padding:60px 0}
  .section-navy{padding:100px 0 110px}
  .wave{height:40px}
  h2{font-size:1.7rem}
  .hero-actions .btn{width:100%}
  .brand-text{font-size:1rem}
}
@media (max-width:480px){
  .contact-grid{grid-template-columns:1fr}
  .brand-mark{width:28px;height:28px}
  .eyebrow-extra{display:none}
  .brand-text{font-size:.92rem}
  .topbar-inner{gap:12px}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}

/* ===== Apply / intake page ===== */
.lang-toggle{display:inline-flex;background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.35);border-radius:999px;padding:3px}
.lang-toggle button{font:inherit;font-weight:700;font-size:.88rem;color:#fff;background:transparent;border:0;border-radius:999px;padding:7px 14px;cursor:pointer}
.lang-toggle button[aria-pressed="true"]{background:var(--gold);color:var(--navy-deep)}
.hero-apply{padding:90px 0 130px}
.hero-apply h1{font-size:clamp(2rem,4.6vw,3.2rem);max-width:820px}
.hero-points{list-style:none;padding:0;margin:22px 0 0;display:flex;flex-wrap:wrap;gap:10px 22px}
.hero-points li{display:flex;align-items:center;gap:8px;font-weight:600;color:#fff}
.hero-points li::before{content:"";width:20px;height:20px;border-radius:50%;flex:0 0 20px;background:var(--gold) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%230f2a44' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 12.5l4 4L18 8'/%3E%3C/svg%3E") center/14px no-repeat}
.apply-section{padding-top:40px}
.apply-grid{display:grid;grid-template-columns:1fr 1.45fr;gap:40px;align-items:start}
.apply-aside{position:sticky;top:96px}
.apply-aside h2{font-size:1.7rem}
.mini-steps{list-style:none;counter-reset:ms;padding:0;margin:20px 0 28px}
.mini-steps li{counter-increment:ms;position:relative;padding:0 0 18px 52px}
.mini-steps li::before{content:counter(ms);position:absolute;left:0;top:0;width:36px;height:36px;border-radius:50%;background:var(--navy);color:var(--gold);font-weight:800;display:flex;align-items:center;justify-content:center}
.mini-steps strong{display:block;color:var(--navy)}
.mini-steps span{color:var(--muted)}
.aside-contact{background:var(--bg-tint);border-radius:var(--radius);padding:20px;display:flex;flex-direction:column;gap:6px;overflow-wrap:anywhere}
.aside-contact p{margin:0 0 4px}
.aside-contact a{font-weight:700;text-decoration:none}
.form-card{background:#fff;border:1px solid var(--line);border-top:5px solid var(--gold);border-radius:20px;padding:34px;box-shadow:0 18px 44px rgba(15,42,68,.12)}
.form-card h2{font-size:1.6rem}
.small{font-size:.9rem}
fieldset{border:0;padding:0;margin:0 0 22px}
legend{font-weight:800;color:var(--navy);font-size:1.05rem;margin-bottom:10px;padding:0}
.field{margin-bottom:14px}
.field label,.field>label{display:block;font-weight:600;font-size:.95rem;margin-bottom:6px}
.row-2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
input[type=text],input[type=email],input[type=tel],input[type=number],select,textarea{width:100%;font:inherit;font-size:1rem;padding:12px 14px;border:1.5px solid #c9d3dd;border-radius:10px;background:#fff;color:var(--ink);transition:border-color .2s,box-shadow .2s}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--navy);box-shadow:0 0 0 3px rgba(31,78,121,.15)}
.money{position:relative}
.money span{position:absolute;left:14px;top:50%;transform:translateY(-50%);color:var(--muted);font-weight:700}
.money input{padding-left:28px}
.checks{display:grid;grid-template-columns:1fr 1fr;gap:8px 14px;border-radius:10px}
.checks label,.consent{display:flex;gap:10px;align-items:flex-start;cursor:pointer;font-size:.96rem;line-height:1.4}
.checks label{background:var(--bg-tint);border:1.5px solid transparent;border-radius:10px;padding:10px 12px}
.checks label:has(input:checked){border-color:var(--navy);background:#e3ecf5}
input[type=checkbox]{width:18px;height:18px;flex:0 0 18px;margin-top:1px;accent-color:var(--navy)}
.consent{margin:6px 0 18px;font-size:.9rem;color:#3c4752}
.invalid,.checks.invalid,.consent.invalid{border-color:#c0392b!important;box-shadow:0 0 0 3px rgba(192,57,43,.12)}
.checks.invalid,.consent.invalid{padding:6px;border:1.5px solid #c0392b;border-radius:10px}
.form-error{background:#fdecea;color:#8e2a1f;border-radius:10px;padding:12px 14px;font-weight:600}
.btn-block{width:100%;font-size:1.08rem;cursor:pointer;border:0}
.btn-block:disabled{opacity:.7;cursor:wait}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;opacity:0}
.form-success{text-align:center;padding:30px 10px}
.form-success:focus{outline:none}
.success-icon{width:72px;height:72px;margin:0 auto 14px;border-radius:50%;background:var(--navy);display:flex;align-items:center;justify-content:center}
.success-icon svg{width:40px;height:40px;fill:none;stroke:var(--gold);stroke-width:2.2}
.disclaimer{font-size:.8rem;color:var(--muted);border-top:1px solid var(--line);margin:22px 0 0;padding-top:16px;line-height:1.5}
.footer-link{color:var(--gold);font-weight:700}
.cta-band{background:linear-gradient(120deg,var(--gold) 0%,#f7c561 100%);padding:44px 0}
.cta-band-inner{display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap}
.cta-band h2{color:var(--navy-deep);margin:0 0 4px;font-size:1.7rem}
.cta-band p{margin:0;color:var(--navy-deep)}
.cta-band .btn{background:var(--navy);color:#fff}
.cta-band .btn:hover{background:var(--navy-deep)}
@media (max-width:900px){
  .apply-grid{grid-template-columns:1fr}
  .apply-aside{position:static;order:2}
}
@media (max-width:600px){
  .row-2,.checks{grid-template-columns:1fr}
  .form-card{padding:22px 18px}
  .hero-apply{padding:60px 0 100px}
  .lang-toggle button{padding:6px 10px;font-size:.8rem}
}
.person picture{flex:0 0 96px;display:block;line-height:0}
img.avatar{display:block;object-fit:cover;object-position:center 30%}

/* Rooms for rent (Oct 31, 2026) */
#rooms{padding-top:70px;padding-bottom:70px}
.rooms-card{display:flex;gap:24px;align-items:flex-start}
.rooms-card .card-icon{flex:0 0 60px}
.rooms-card h3{margin-top:0}
@media (max-width:600px){.rooms-card{flex-direction:column}}
/* Looking-for choice (apply form) */
.choice-row{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.choice-row label{display:flex;gap:10px;align-items:center;cursor:pointer;background:var(--bg-tint);border:1.5px solid transparent;border-radius:10px;padding:12px 14px;font-weight:600}
.choice-row label:has(input:checked){border-color:var(--navy);background:#e3ecf5}
.choice-row input[type=radio]{width:18px;height:18px;flex:0 0 18px;accent-color:var(--navy)}
.choice-row.invalid{padding:6px;border:1.5px solid #c0392b;border-radius:10px}
@media (max-width:600px){.choice-row{grid-template-columns:1fr}}
.label-like{display:block;font-weight:600;margin-bottom:6px}
.buy-only[hidden]{display:none!important}

/* FAQ + Sellers (Oct 31, 2026) */
html:not(.lang-es) [data-l="es"], html.lang-es [data-l="en"]{display:none!important}
.hero-also{margin:14px 0 0;max-width:620px;color:rgba(255,255,255,.88);font-size:.98rem}
.hero-also-es{display:block;opacity:.8;font-style:italic;margin-top:2px}
.section-head{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;flex-wrap:wrap;margin-bottom:28px}
.section-head h2{margin:0}
.lang-toggle.on-light{background:#fff;border-color:var(--line)}
.lang-toggle.on-light button{color:var(--navy)}
.lang-toggle.on-light button[aria-pressed="true"]{background:var(--navy);color:#fff}
.sell-card{border-top-color:var(--gold)}
.sell-lead{font-size:1.15rem;font-weight:600;color:var(--navy)}
.sell-list{list-style:none;padding:0;margin:0 0 18px;display:grid;grid-template-columns:repeat(2,1fr);gap:8px 20px}
.sell-list li{display:flex;align-items:center;gap:10px;font-weight:600}
.sell-list li::before{content:"";width:20px;height:20px;border-radius:50%;flex:0 0 20px;background:var(--gold) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%230f2a44' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 12.5l4 4L18 8'/%3E%3C/svg%3E") center/14px no-repeat}
.area-note{background:var(--bg-tint);border-left:4px solid var(--gold);border-radius:10px;padding:12px 16px;color:#3c4752;font-size:.96rem}
.faq-list{display:grid;gap:12px;max-width:860px}
.faq-item{background:#fff;border:1px solid var(--line);border-radius:14px;box-shadow:0 4px 14px rgba(31,78,121,.06);transition:border-color .2s,box-shadow .2s}
.faq-item[open]{border-color:var(--navy);box-shadow:0 10px 24px rgba(31,78,121,.12)}
.faq-item summary{cursor:pointer;list-style:none;padding:18px 54px 18px 20px;font-weight:700;color:var(--navy);font-size:1.05rem;position:relative}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";position:absolute;right:18px;top:50%;transform:translateY(-50%);width:28px;height:28px;border-radius:50%;background:var(--gold);color:var(--navy-deep);display:flex;align-items:center;justify-content:center;font-weight:800;font-size:1.2rem;line-height:1}
.faq-item[open] summary::after{content:"\2212"}
.faq-item summary:focus-visible{outline:3px solid rgba(31,78,121,.35);outline-offset:2px;border-radius:14px}
.faq-a{padding:0 20px 18px;color:#3c4752}
.faq-a p{margin:0}
.faq-more{margin-top:22px;color:var(--muted)}
@media (max-width:600px){.sell-list{grid-template-columns:1fr}}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:6px}
.contact-cta{display:flex;flex-wrap:wrap;gap:12px;margin-top:24px}
@media (max-width:600px){.btn-row .btn,.contact-cta .btn{width:100%}}
.hero-gate{margin:0 0 18px;color:rgba(255,255,255,.92);font-weight:600;max-width:620px}
.gate-note{font-size:.95rem;color:#3c4752;margin:0 0 12px}
.gate-light{color:rgba(255,255,255,.85);margin:14px 0 0;font-weight:600}
.section-navy .center .btn{margin:0 6px 8px}
.contact-item .value-es{display:block;color:var(--muted);font-size:.9rem;font-style:italic;margin-top:4px}
.nav{gap:18px}
.nav a,.btn-sm{white-space:nowrap}
@media (max-width:1040px){.nav-opt{display:none}}
@media (max-width:900px){.nav{gap:14px}.nav a{font-size:.88rem}}
@media (max-width:960px){.nav{display:none}}