:root{--navy:#17364d;--navy2:#0d2739;--blue:#28536a;--gold:#c99a43;--gold2:#e3c377;--cream:#f5efe5;--ivory:#fcfaf6;--white:#fff;--ink:#23384a;--muted:#65727e;--clay:#b97458;--line:#e3dbcf;--shadow:0 22px 60px rgba(18,42,59,.12);--radius:28px;--max:1200px}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ivory);color:var(--ink);font-family:Inter,ui-sans-serif,system-ui,-apple-system,"Segoe UI",sans-serif;line-height:1.65}img{display:block;max-width:100%}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}.container{width:min(var(--max),calc(100% - 40px));margin:auto}.skip{position:absolute;left:-9999px}.skip:focus{left:16px;top:16px;background:#fff;padding:10px 14px;z-index:1000}.eyebrow{margin:0 0 12px;text-transform:uppercase;letter-spacing:.17em;font-size:.72rem;font-weight:900;color:var(--clay)}h1,h2,h3{font-family:Georgia,"Times New Roman",serif;line-height:1.08;color:var(--navy);letter-spacing:-.025em;margin:0 0 16px}h1{font-size:clamp(3rem,6vw,5.7rem)}h2{font-size:clamp(2.1rem,4vw,3.7rem)}h3{font-size:1.55rem}p{margin:0 0 18px}.muted{color:var(--muted)}
.topbar{background:var(--navy2);color:#fff;font-size:.82rem}.topbar-inner{min-height:46px;display:flex;align-items:center;justify-content:space-between;gap:20px}.firmline{font-weight:800}.topbar-links{display:flex;gap:22px;color:rgba(255,255,255,.8)}.topbar a{color:#fff;font-weight:750}
.header{position:sticky;top:0;z-index:50;background:rgba(252,250,246,.96);backdrop-filter:blur(14px);border-bottom:1px solid rgba(23,54,77,.08)}.nav{min-height:86px;display:flex;align-items:center;justify-content:space-between;gap:24px}.text-brand{display:flex;align-items:baseline;white-space:nowrap}.header-logo-link{display:flex;align-items:center;flex:0 0 auto}.header-logo{width:105px;height:auto;display:block}.text-brand span,.text-brand b{font:700 1.55rem Georgia}.text-brand span{color:var(--navy)}.text-brand b{color:var(--gold)}.navlinks{display:flex;align-items:center;gap:17px;font-size:.91rem;font-weight:750;white-space:nowrap}.navlinks a:not(.btn){position:relative;padding:9px 0}.navlinks a:not(.btn)::after{content:"";position:absolute;left:0;right:100%;bottom:2px;height:2px;background:var(--gold);transition:.2s}.navlinks a:hover::after,.navlinks a.active::after{right:0}.menu{display:none;border:0;background:none;color:var(--navy);font-weight:900}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;min-height:50px;border-radius:999px;padding:13px 21px;border:1px solid transparent;font-weight:850;transition:.2s}.btn:hover{transform:translateY(-2px);box-shadow:0 10px 24px rgba(17,42,60,.15)}.btn-gold,.btn-primary{background:var(--gold);color:#fff}.btn-navy{background:var(--navy);color:#fff}.btn-outline{border-color:var(--navy);color:var(--navy);background:transparent}.btn-ghost{border-color:rgba(255,255,255,.55);color:#fff;background:rgba(255,255,255,.05)}.actions{display:flex;flex-wrap:wrap;gap:12px}
.hero{position:relative;min-height:730px;display:flex;align-items:center;background:url('assets/roan-mountain.jpg') center/cover no-repeat}.hero::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(9,31,47,.86),rgba(9,31,47,.44) 48%,rgba(9,31,47,.10) 82%)}.hero-inner{position:relative;z-index:1;padding:70px 0}.hero-card{width:min(650px,100%);padding:42px;border-radius:32px;background:rgba(10,36,54,.79);border:1px solid rgba(255,255,255,.18);box-shadow:0 25px 80px rgba(0,0,0,.24);backdrop-filter:blur(8px);color:#fff;text-align:center}.hero-logo{width:250px;margin:0 auto 26px;filter:drop-shadow(0 12px 22px rgba(0,0,0,.24))}.hero h1{color:#fff;font-size:clamp(3rem,5.6vw,5.2rem)}.hero h1 em{font-style:normal;color:var(--gold2)}.hero-lead{font-size:1.13rem;color:rgba(255,255,255,.86);max-width:54ch;margin-left:auto;margin-right:auto}.hero-card .actions,.hero-meta{justify-content:center}.hero-meta{display:flex;flex-wrap:wrap;gap:14px 22px;margin-top:26px;padding-top:22px;border-top:1px solid rgba(255,255,255,.18);font-size:.75rem;text-transform:uppercase;letter-spacing:.08em;font-weight:850;color:rgba(255,255,255,.7)}
.quickbar{position:relative;margin-top:-28px;z-index:2}.quickgrid{background:#fff;border-radius:24px;box-shadow:var(--shadow);display:grid;grid-template-columns:repeat(4,1fr);padding:18px}.quickgrid article{padding:14px 18px;border-right:1px solid var(--line)}.quickgrid article:last-child{border:0}.quickgrid h3{font-family:inherit;font-size:.95rem;margin:0 0 4px}.quickgrid p{font-size:.79rem;color:var(--muted);margin:0;line-height:1.45}.qicon{width:44px;height:44px;border-radius:50%;background:var(--cream);display:grid;place-items:center;margin-bottom:12px;font-size:1.25rem}
.section,section{padding:100px 0}.section-cream,.section-soft{background:var(--cream)}.section-head{display:flex;align-items:end;justify-content:space-between;gap:40px;margin-bottom:42px}.section-head>div{max-width:760px}.section-head>p{max-width:470px;color:var(--muted)}
.pillars,.cards-3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.pillar,.card{background:#fff;border-radius:26px;padding:34px;box-shadow:0 12px 35px rgba(18,42,59,.07)}.pillar{border-top:5px solid var(--gold)}.pillar:nth-child(2){border-top-color:var(--clay)}.pillar:nth-child(3){border-top-color:var(--blue)}.pillar .num{font:700 3.6rem Georgia;color:rgba(23,54,77,.08)}.pillar p,.card p{color:var(--muted)}.pillar a{font-weight:900;color:var(--navy)}
.story,.split,.two-col{display:grid;grid-template-columns:1.05fr .95fr;gap:70px;align-items:center}.story-photo{min-height:560px;border-radius:34px;background:url('assets/roan-mountain.jpg') center/cover;box-shadow:var(--shadow);position:relative;overflow:hidden}.story-photo::after{content:"Northeast Tennessee";position:absolute;left:26px;bottom:24px;background:rgba(255,255,255,.9);padding:12px 16px;border-radius:999px;color:var(--navy);font-weight:850;font-size:.82rem}.checklist,.check-list{list-style:none;padding:0;margin:26px 0 30px}.checklist li,.check-list li{padding:10px 0 10px 32px;border-bottom:1px solid var(--line);position:relative}.checklist li::before,.check-list li::before{content:"✓";position:absolute;left:0;color:var(--gold);font-weight:950}
.community-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.community-card{position:relative;min-height:320px;border-radius:26px;overflow:hidden;background:#ddd;box-shadow:0 12px 36px rgba(18,42,59,.10)}.community-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.community-card::after{content:"";position:absolute;inset:30% 0 0;background:linear-gradient(transparent,rgba(6,26,40,.88))}.community-copy{position:absolute;z-index:2;left:24px;right:24px;bottom:20px;color:#fff}.community-copy h3{color:#fff;margin:0 0 4px;font-size:1.65rem}.community-copy p{margin:0;font-size:.86rem;color:rgba(255,255,255,.8)}
.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.review{background:#fff;padding:30px;border-radius:22px;box-shadow:0 10px 30px rgba(18,42,59,.07)}.review blockquote{margin:0 0 18px;font:1.05rem/1.7 Georgia;color:var(--ink)}.review cite{font-style:normal;font-weight:850;color:var(--clay)}.resources{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.resource{background:#fff;padding:26px;border-radius:22px;min-height:240px;display:flex;flex-direction:column}.resource p{color:var(--muted)}.resource a{margin-top:auto;font-weight:900;color:var(--navy)}
.featured-band{background:linear-gradient(135deg,#fff,#f1e6d5);border:1px solid var(--line);border-radius:30px;padding:46px;display:grid;grid-template-columns:1.3fr .7fr;gap:36px;align-items:center;box-shadow:var(--shadow)}.featured-band .actions{justify-content:flex-start}.featured-visual{min-height:280px;border-radius:24px;background:url('assets/featured-page-background.jpg') center/cover;position:relative;overflow:hidden}.featured-visual::after{content:"Live inventory";position:absolute;right:18px;bottom:18px;background:rgba(13,39,57,.86);color:#fff;padding:10px 14px;border-radius:999px;font-size:.78rem;font-weight:850}
.cta{padding:72px 0;background:linear-gradient(110deg,var(--navy2),var(--blue));color:#fff}.cta .container{display:flex;align-items:center;justify-content:space-between;gap:40px}.cta h2{color:#fff;margin-bottom:8px}.cta p{color:rgba(255,255,255,.75);margin:0}
.footer,.site-footer{background:#081e2d;color:rgba(255,255,255,.72);padding:66px 0 26px}.footer-grid{display:grid;grid-template-columns:1.4fr .65fr 1fr;gap:64px}.footer h3,.site-footer h2{font-family:inherit;color:var(--gold2);font-size:.75rem;text-transform:uppercase;letter-spacing:.13em}.footer-logo{width:220px;margin:0 0 20px;filter:drop-shadow(0 10px 22px rgba(0,0,0,.3))}.footer a,.footer span,.site-footer a,.site-footer span{display:block;margin:9px 0}.broker-lockup{display:flex;align-items:center;gap:14px;margin-top:20px}.broker-lockup img{width:70px}.broker-lockup strong{color:#fff;display:block}.footer-bottom,.compliance-row{border-top:1px solid rgba(255,255,255,.13);margin-top:42px;padding-top:22px;display:flex;justify-content:space-between;gap:30px;font-size:.75rem}.legal-logos,.compliance-logos{display:flex;align-items:center;gap:12px}.legal-logos img,.compliance-logos img{height:34px;width:auto}
.interior-hero,.page-hero{position:relative;padding:125px 0;background:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.5) 62%,rgba(252,250,246,.08)),url('assets/roan-mountain.jpg') center/cover}.interior-copy,.page-hero .container{max-width:680px;position:relative;margin-left:auto;margin-right:auto}.interior-copy>p:not(.eyebrow),.page-hero p{font-size:1.12rem;color:#566572}.hero-buy{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.50) 61%,rgba(252,250,246,.06)),url('assets/buy-page-background.jpg')}.hero-sell{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.50) 61%,rgba(252,250,246,.06)),url('assets/sell-page-background.jpg')}.hero-communities{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.50) 61%,rgba(252,250,246,.06)),url('assets/communities-page-background.jpg')}.hero-contact{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.50) 61%,rgba(252,250,246,.06)),url('assets/contact-page-background.jpg')}.hero-resources{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.50) 61%,rgba(252,250,246,.06)),url('assets/elizabethton-appalachian-trail.jpg')}.hero-about{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.50) 61%,rgba(252,250,246,.06)),url('assets/roan-mountain.jpg')}.hero-featured{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.50) 61%,rgba(252,250,246,.06)),url('assets/featured-page-background.jpg')}
.steps{display:grid;gap:15px}.step{display:grid;grid-template-columns:62px 1fr;gap:20px;padding:20px 0;border-bottom:1px solid var(--line)}.step b{font:700 2.3rem Georgia;color:var(--gold)}.step h3{font-size:1.35rem;margin-bottom:6px}.step p{color:var(--muted);margin:0}.form{display:grid;gap:15px}.form label{font-size:.84rem;font-weight:850;color:var(--navy);display:grid;gap:7px}.form input,.form textarea,.form select{padding:13px 14px;border:1px solid #d2c8ba;border-radius:12px;background:#fff}.form-two{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.team-showcase{background:linear-gradient(145deg,var(--navy2),#254f67);border-radius:32px;padding:18px;box-shadow:var(--shadow);position:relative;overflow:hidden}.team-showcase::before{content:"";position:absolute;inset:0;border:1px solid rgba(227,195,119,.55);border-radius:32px;pointer-events:none}.team-showcase img{width:100%;border-radius:20px;background:#fff}.team-showcase-caption{display:flex;justify-content:space-between;align-items:center;gap:18px;padding:18px 12px 4px;color:#fff}.team-showcase-caption strong{font-family:Georgia,serif;font-size:1.4rem}.team-showcase-caption span{color:var(--gold2);font-weight:800}.bio-text-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:22px}.bio-text{background:#fff;border-radius:24px;padding:30px;box-shadow:0 10px 30px rgba(18,42,59,.07)}.role{font-size:.72rem;font-weight:900;text-transform:uppercase;letter-spacing:.13em;color:var(--clay)}
.community-detail-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:22px}.community-detail{background:#fff;border-radius:26px;overflow:hidden;box-shadow:0 10px 32px rgba(18,42,59,.06)}.community-detail img{width:100%;height:310px;object-fit:cover}.community-detail>div{padding:28px}.community-detail p{color:var(--muted)}
.guide-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:20px}.guide{background:#fff;border-radius:24px;padding:32px;min-height:270px;display:flex;flex-direction:column}.guide p{color:var(--muted)}.guide a{margin-top:auto;font-weight:900;color:var(--navy)}.guide-doc{max-width:900px;margin:auto;background:#fff;border-radius:28px;padding:50px;box-shadow:var(--shadow)}
@media(max-width:1000px){.navlinks{gap:12px;font-size:.87rem}.pillars,.community-grid,.reviews{grid-template-columns:repeat(2,1fr)}.story,.split,.two-col,.featured-band{grid-template-columns:1fr}.resources{grid-template-columns:repeat(2,1fr)}.bio-text-grid{grid-template-columns:1fr}}
@media(max-width:820px){.topbar{display:none}.menu{display:block}.nav{min-height:70px}.navlinks{display:none;position:absolute;left:0;right:0;top:70px;background:var(--ivory);padding:20px;box-shadow:var(--shadow);flex-direction:column;align-items:stretch}.navlinks.open{display:flex}.navlinks a{text-align:center}.quickgrid{grid-template-columns:repeat(2,1fr)}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/-1}.cta .container{display:block}.cta .actions{margin-top:22px}}
@media(max-width:600px){.container{width:min(var(--max),calc(100% - 28px))}.header-logo{width:88px;height:auto}.text-brand span,.text-brand b{font-size:1.25rem}.hero{align-items:end}.hero-inner{padding:30px 0}.hero-card{padding:26px 22px;border-radius:24px}.hero-logo{width:190px}.hero h1{font-size:2.75rem}.hero .btn{width:100%}.quickbar{margin-top:0;background:#fff}.quickgrid{grid-template-columns:1fr;box-shadow:none;padding:10px 0}.section,section{padding:70px 0}.section-head{display:block}.pillars,.community-grid,.reviews,.resources,.cards-3,.guide-grid,.community-detail-grid{grid-template-columns:1fr}.story-photo{min-height:390px}.footer-grid{grid-template-columns:1fr}.footer-grid>div:first-child{grid-column:auto}.footer-bottom,.compliance-row{display:block}.legal-logos,.compliance-logos{margin-top:16px}.interior-hero,.page-hero{padding:80px 0}.form-two{grid-template-columns:1fr}.guide-doc{padding:28px}.featured-band{padding:28px}.team-showcase-caption{display:block}.team-showcase-caption span{display:block;margin-top:6px}}

.guide-hero{position:relative;padding:92px 0;background:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.55) 62%,rgba(252,250,246,.08)),url('assets/roan-mountain.jpg') center/cover}.guide-hero.compact{padding:78px 0}.guide-hero .container{max-width:760px;margin-left:auto;margin-right:auto}.guide-hero>div>p:not(.eyebrow){font-size:1.08rem;color:#566572;max-width:58ch}.guide-document{max-width:900px;margin:auto;background:#fff;border-radius:28px;padding:50px;box-shadow:var(--shadow)}.guide-section{padding:6px 0 28px;margin-bottom:24px;border-bottom:1px solid var(--line)}.guide-section h2{font-size:2rem}.guide-disclaimer{background:var(--cream);padding:22px;border-radius:16px;margin-top:28px}.glossary{display:grid;grid-template-columns:180px 1fr;gap:14px 24px}.glossary dt{font-weight:900;color:var(--navy)}.glossary dd{margin:0;color:var(--muted)}.legal-copy{max-width:900px}.legal-copy h2{font-size:1.8rem;margin-top:34px}.not-found{min-height:620px;display:grid;align-items:center;background:linear-gradient(90deg,rgba(252,250,246,.96),rgba(252,250,246,.68)),url('assets/roan-mountain.jpg') center/cover}.not-found .container{max-width:760px}.button{display:inline-flex;align-items:center;justify-content:center;gap:9px;min-height:50px;border-radius:999px;padding:13px 21px;border:1px solid transparent;font-weight:850;transition:.2s}.button-gold{background:var(--gold);color:#fff}.button-outline{border-color:var(--navy);color:var(--navy);background:transparent}.button-row{display:flex;flex-wrap:wrap;gap:12px}.hero-guide-buy{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.55) 62%,rgba(252,250,246,.08)),url('assets/buy-page-background.jpg')}.hero-guide-sell{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.55) 62%,rgba(252,250,246,.08)),url('assets/sell-page-background.jpg')}.hero-guide-downsize{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.55) 62%,rgba(252,250,246,.08)),url('assets/piney-flats.jpg')}.hero-guide-glossary{background-image:linear-gradient(90deg,rgba(252,250,246,.97) 0 47%,rgba(252,250,246,.55) 62%,rgba(252,250,246,.08)),url('assets/elizabethton-appalachian-trail.jpg')}
@media(max-width:600px){.guide-document{padding:28px}.glossary{grid-template-columns:1fr;gap:4px}.glossary dd{margin-bottom:18px}}
@media print{.topbar,.header,.footer,.guide-hero .button-row{display:none!important}.guide-hero{padding:24px 0;background:#fff}.section,section{padding:18px 0}.guide-document{box-shadow:none;padding:0}.guide-section{break-inside:avoid}}

/* v3 header + About cleanup */
.header-logo-link,.header-logo{display:none!important}
.team-image-section{background:var(--ivory);padding:76px 0}
.team-showcase{background:transparent!important;border-radius:0!important;padding:0!important;box-shadow:none!important;overflow:visible!important}
.team-showcase::before{display:none!important}
.team-showcase img{display:block;width:min(100%,1200px);height:auto;margin:0 auto;border-radius:22px!important;background:transparent!important;box-shadow:0 18px 50px rgba(18,42,59,.14)}
.team-showcase-caption{display:none!important}
@media(max-width:600px){.team-image-section{padding:48px 0}.team-showcase img{border-radius:14px!important}}

/* Native IDX embeds */
.idx-widget{width:100%;min-width:0;min-height:180px}.idx-help{margin-top:1.5rem;font-size:.95rem}.idx-widget a{overflow-wrap:anywhere}