:root {
  --pine: #173f35;
  --pine-dark: #0e2d26;
  --pine-soft: #2d5b4e;
  --cream: #f4efe5;
  --paper: #fbfaf6;
  --ink: #19302a;
  --muted: #64716c;
  --gold: #c5a468;
  --line: rgba(23, 63, 53, .16);
  --serif: "Newsreader", Georgia, serif;
  --sans: "DM Sans", system-ui, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: var(--sans); line-height: 1.65; -webkit-font-smoothing: antialiased; }
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input, select, textarea { font: inherit; }
.shell { width: min(1180px, calc(100% - 48px)); margin-inline: auto; }
.section { padding: 110px 0; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
.skip-link { position: fixed; z-index: 100; left: 16px; top: -60px; background: white; padding: 12px 18px; }
.skip-link:focus { top: 16px; }

.site-header { position: absolute; z-index: 20; width: 100%; top: 0; color: white; border-bottom: 1px solid rgba(255,255,255,.24); }
.nav-wrap { min-height: 142px; display: flex; align-items: center; justify-content: space-between; }
.brand-lockup { display: flex; align-items: center; gap: 20px; }
.brand { display: inline-flex; align-items: center; margin-left: 8px; text-decoration: none; }
.brand-logo { width: 126px; height: 126px; object-fit: contain; filter: drop-shadow(0 6px 16px rgba(0,0,0,.2)); }
.brokerage-endorsement { display: flex; padding-left: 20px; flex-direction: column; gap: 5px; border-left: 1px solid rgba(255,255,255,.48); }
.brokerage-endorsement span { color: rgba(255,255,255,.72); font-size: .58rem; font-weight: 700; letter-spacing: .16em; line-height: 1; text-transform: uppercase; }
.brokerage-endorsement img { width: 216px; height: auto; padding: 5px 8px; border-radius: 3px; background: rgba(255,255,255,.96); box-shadow: 0 6px 16px rgba(0,0,0,.14); }
.site-nav { display: flex; align-items: center; gap: 34px; }
.site-nav a { text-decoration: none; font-size: .88rem; font-weight: 600; }
.site-nav > a:not(.nav-cta) { padding: 34px 0; border-bottom: 2px solid transparent; }
.site-nav > a:not(.nav-cta):hover { border-color: white; }
.nav-cta { padding: 12px 20px; border: 1px solid rgba(255,255,255,.7); border-radius: 100px; }
.nav-cta:hover { color: var(--pine); background: white; }
.menu-toggle { display: none; background: none; border: 0; padding: 10px; }

.hero { position: relative; min-height: 760px; height: 92vh; display: grid; align-items: center; overflow: hidden; color: white; background: var(--pine-dark); }
.hero-image, .hero-overlay { position: absolute; inset: 0; width: 100%; height: 100%; }
.hero-image { object-fit: cover; }
.hero-overlay { background: linear-gradient(90deg, rgba(7,32,26,.9) 0%, rgba(7,32,26,.66) 40%, rgba(7,32,26,.12) 72%, rgba(7,32,26,.08) 100%), linear-gradient(0deg, rgba(7,32,26,.25), transparent 36%); }
.hero-content { position: relative; z-index: 1; padding-top: 112px; }
.eyebrow { margin: 0 0 18px; color: var(--pine-soft); font-size: .74rem; font-weight: 700; letter-spacing: .22em; text-transform: uppercase; }
.eyebrow.light { color: #d6c89f; }
h1, h2, h3 { margin-top: 0; font-family: var(--serif); font-weight: 500; line-height: 1.02; }
h1 { max-width: 790px; margin-bottom: 24px; font-size: clamp(4rem, 7.5vw, 7rem); letter-spacing: -.04em; }
.hero-copy { max-width: 625px; margin: 0 0 35px; font-size: clamp(1.05rem, 1.6vw, 1.3rem); color: rgba(255,255,255,.86); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.button { display: inline-flex; min-height: 54px; align-items: center; justify-content: center; padding: 0 26px; border: 1px solid transparent; border-radius: 100px; text-decoration: none; font-size: .88rem; font-weight: 700; cursor: pointer; transition: .2s ease; }
.button:hover { transform: translateY(-2px); }
.button-light { color: var(--pine-dark); background: var(--cream); }
.button-outline { color: white; border-color: rgba(255,255,255,.72); }
.button-outline:hover { color: var(--pine); background: white; }
.button-dark { color: white; background: var(--pine); }
.hero-note { position: absolute; left: 24px; bottom: -178px; margin: 0; padding-left: 58px; color: rgba(255,255,255,.67); font-size: .75rem; letter-spacing: .07em; text-transform: uppercase; }
.hero-note::before { content: ""; position: absolute; width: 40px; height: 1px; left: 0; top: 50%; background: var(--gold); }

.trust-strip { color: var(--cream); background: var(--pine); }
.trust-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.trust-grid > div { min-height: 100px; display: flex; align-items: center; justify-content: center; gap: 18px; border-right: 1px solid rgba(255,255,255,.14); }
.trust-grid > div:last-child { border-right: 0; }
.trust-grid span { color: var(--gold); font-family: var(--serif); font-size: 1.15rem; font-style: italic; }
.trust-grid strong { font-size: .78rem; letter-spacing: .12em; text-transform: uppercase; }

.section-heading { margin-bottom: 54px; }
.split-heading { display: grid; grid-template-columns: 1.1fr .72fr; gap: 100px; align-items: end; }
h2 { margin-bottom: 0; font-size: clamp(3rem, 5.3vw, 5rem); letter-spacing: -.035em; }
.split-heading > p { margin: 0 0 8px; color: var(--muted); font-size: 1.05rem; }
.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); border: 1px solid var(--line); }
.service-card { position: relative; min-height: 440px; padding: 45px 38px; display: flex; flex-direction: column; border-right: 1px solid var(--line); background: white; overflow: hidden; }
.service-card:last-child { border-right: 0; }
.service-card::after { content: ""; position: absolute; inset: auto -20% -40% 20%; height: 64%; border-radius: 50% 0 0; background: rgba(23,63,53,.035); transform: rotate(-8deg); }
.service-icon { width: 50px; height: 50px; display: grid; place-items: center; border: 1px solid var(--line); border-radius: 50%; color: var(--pine); font-family: var(--serif); font-size: 1.6rem; }
.card-kicker { margin: 70px 0 12px; color: var(--gold); font-size: .72rem; font-weight: 700; letter-spacing: .15em; text-transform: uppercase; }
.service-card h3 { margin-bottom: 18px; font-size: 2rem; letter-spacing: -.025em; }
.service-card p:not(.card-kicker) { margin: 0; color: var(--muted); font-size: .94rem; }
.service-card a { position: relative; z-index: 1; margin-top: auto; padding-top: 25px; color: var(--pine); font-size: .82rem; font-weight: 700; text-decoration: none; text-transform: uppercase; letter-spacing: .08em; }
.service-card a span, .text-link span { margin-left: 8px; transition: margin .2s; }
.service-card a:hover span, .text-link:hover span { margin-left: 14px; }

.about { background: var(--cream); }
.about-grid { display: grid; grid-template-columns: .92fr 1fr; gap: 90px; align-items: center; }
.about-visual { position: relative; min-height: 610px; overflow: hidden; background: var(--pine); box-shadow: 0 26px 65px rgba(20,49,41,.16); }
.about-headshot { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 35%; }
.about-visual::after { content: ""; position: absolute; inset: 48% 0 0; background: linear-gradient(to bottom, transparent, rgba(7,32,26,.66)); pointer-events: none; }
.about-badge { position: absolute; z-index: 1; left: 42px; bottom: 42px; display: flex; align-items: center; gap: 18px; color: white; text-shadow: 0 2px 14px rgba(0,0,0,.28); }
.about-badge strong { width: 74px; height: 74px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.4); border-radius: 50%; font-family: var(--serif); font-size: 1.8rem; }
.about-badge span { font-size: .76rem; letter-spacing: .1em; line-height: 1.5; text-transform: uppercase; }
.about-copy h2 { margin-bottom: 28px; font-size: clamp(3rem, 4.3vw, 4.4rem); }
.about-copy .lead { font-family: var(--serif); font-size: 1.35rem; line-height: 1.5; }
.about-copy p { color: #55625e; }
.about-signoff { margin: 28px 0; display: flex; flex-direction: column; }
.signature { color: var(--pine); font-family: var(--serif); font-size: 2rem; font-style: italic; }
.about-signoff span:last-child { color: var(--muted); font-size: .72rem; letter-spacing: .08em; text-transform: uppercase; }
.text-link { color: var(--pine); font-size: .82rem; font-weight: 700; letter-spacing: .08em; text-decoration: none; text-transform: uppercase; }

.reviews { color: white; background: var(--pine-dark); }
.review-header { display: flex; align-items: end; justify-content: space-between; margin-bottom: 50px; }
.review-header h2 { max-width: 620px; }
.stars { color: #d9bb7a; font-size: 1.1rem; letter-spacing: .12em; }
.stars span { display: block; margin-top: 6px; color: rgba(255,255,255,.6); font-size: .65rem; letter-spacing: .12em; text-align: right; text-transform: uppercase; }
.review-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(255,255,255,.15); }
blockquote { margin: 0; padding: 40px 35px 0 0; border-right: 1px solid rgba(255,255,255,.15); }
blockquote + blockquote { padding-left: 35px; }
blockquote:last-child { padding-right: 0; border-right: 0; }
.quote-mark { color: var(--gold); font-family: var(--serif); font-size: 4rem; line-height: .7; }
blockquote p { min-height: 154px; color: rgba(255,255,255,.84); font-family: var(--serif); font-size: 1.35rem; line-height: 1.45; }
blockquote footer { display: flex; flex-direction: column; }
blockquote footer strong { font-size: .8rem; text-transform: uppercase; letter-spacing: .08em; }
blockquote footer span { color: rgba(255,255,255,.5); font-size: .72rem; }

.areas-grid { display: grid; grid-template-columns: .95fr 1fr; gap: 100px; align-items: center; }
.areas h2 { margin-bottom: 28px; }
.areas p:last-child { max-width: 570px; color: var(--muted); }
.area-list { display: flex; flex-wrap: wrap; gap: 12px; }
.area-list span { padding: 13px 20px; border: 1px solid var(--line); border-radius: 100px; background: white; font-size: .86rem; }

.contact { padding: 105px 0; color: white; background: var(--pine); }
.contact-grid { display: grid; grid-template-columns: .9fr 1fr; gap: 110px; }
.contact-copy h2 { margin-bottom: 26px; }
.contact-copy > p:not(.eyebrow) { max-width: 520px; color: rgba(255,255,255,.7); }
.contact-direct { margin-top: 46px; display: flex; flex-direction: column; gap: 18px; }
.contact-direct a { display: flex; flex-direction: column; text-decoration: none; }
.contact-direct small { color: #d6c89f; font-size: .68rem; letter-spacing: .16em; text-transform: uppercase; }
.contact-direct strong { font-family: var(--serif); font-size: 1.35rem; font-weight: 500; }
.contact-form { padding: 40px; color: var(--ink); background: var(--paper); }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.contact-form label { display: block; margin-bottom: 17px; color: var(--pine); font-size: .72rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.contact-form label span { color: var(--muted); font-weight: 400; }
.contact-form input, .contact-form select, .contact-form textarea { width: 100%; margin-top: 7px; padding: 12px 0; color: var(--ink); background: transparent; border: 0; border-bottom: 1px solid var(--line); border-radius: 0; outline: 0; text-transform: none; }
.contact-form textarea { resize: vertical; }
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { border-color: var(--pine); box-shadow: 0 1px var(--pine); }
.contact-form .button { width: 100%; margin-top: 7px; border-radius: 0; }
.form-note { margin: 10px 0 0; color: var(--muted); font-size: .72rem; text-align: center; }

.site-footer { padding: 70px 0 24px; background: var(--cream); }
.footer-grid { display: grid; grid-template-columns: 1.4fr repeat(3, 1fr); gap: 55px; }
.brand-footer { margin-bottom: 20px; color: var(--pine); }
.footer-logo { width: 132px; height: 132px; }
.footer-grid p, .footer-grid span, .footer-grid a { display: block; margin: 5px 0; color: var(--muted); font-size: .8rem; text-decoration: none; }
.footer-grid > div > strong { display: block; margin: 4px 0 16px; color: var(--pine); font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; }
.footer-brokerage-logo { max-width: 230px; margin-bottom: 14px; padding: 7px 9px; border: 1px solid rgba(23,63,53,.1); border-radius: 3px; background: white; }
.footer-brokerage-logo img { width: 100%; height: auto; }
.legal { margin-top: 55px; padding-top: 20px; display: flex; justify-content: space-between; color: #7b8581; border-top: 1px solid var(--line); font-size: .68rem; }
.mobile-actions { display: none; }

@media (max-width: 900px) {
  .shell { width: min(100% - 34px, 700px); }
  .section { padding: 80px 0; }
  .site-header { position: absolute; }
  .nav-wrap { min-height: 100px; }
  .brand-lockup { gap: 12px; }
  .brand { margin-left: 0; }
  .brand-logo { width: 82px; height: 82px; }
  .brokerage-endorsement { padding-left: 12px; gap: 4px; }
  .brokerage-endorsement img { width: 180px; padding: 4px 6px; }
  .footer-logo { width: 120px; height: 120px; }
  .menu-toggle { display: grid; gap: 5px; }
  .menu-toggle span:not(.sr-only) { width: 25px; height: 2px; display: block; background: white; }
  .site-nav { position: absolute; left: 17px; right: 17px; top: 100px; display: none; padding: 18px; flex-direction: column; align-items: stretch; gap: 0; color: var(--pine); background: white; box-shadow: 0 20px 45px rgba(0,0,0,.2); }
  .site-nav.open { display: flex; }
  .site-nav > a:not(.nav-cta) { padding: 12px; border: 0; }
  .nav-cta { margin-top: 8px; color: white; background: var(--pine); text-align: center; }
  .hero { min-height: 690px; height: auto; }
  .hero-content { padding-top: 110px; }
  .hero-note { position: relative; left: 0; bottom: auto; margin-top: 55px; }
  .trust-grid { grid-template-columns: 1fr; padding-block: 20px; }
  .trust-grid > div { min-height: 58px; justify-content: flex-start; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.14); }
  .trust-grid > div:last-child { border: 0; }
  .split-heading, .about-grid, .areas-grid, .contact-grid { grid-template-columns: 1fr; gap: 45px; }
  .service-grid { grid-template-columns: 1fr; }
  .service-card { min-height: 390px; border-right: 0; border-bottom: 1px solid var(--line); }
  .service-card:last-child { border-bottom: 0; }
  .about-visual { min-height: 440px; order: 2; }
  .review-header { align-items: flex-start; flex-direction: column; gap: 20px; }
  .stars span { text-align: left; }
  .review-grid { grid-template-columns: 1fr; }
  blockquote, blockquote + blockquote { padding: 35px 0; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.15); }
  blockquote:last-child { border-bottom: 0; }
  blockquote p { min-height: auto; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 580px) {
  body { padding-bottom: 58px; }
  .shell { width: calc(100% - 30px); }
  .brand-logo { width: 76px; height: 76px; }
  .brand-lockup { gap: 8px; }
  .brokerage-endorsement { padding-left: 8px; }
  .brokerage-endorsement span { font-size: .5rem; }
  .brokerage-endorsement img { width: min(157px, 43vw); }
  .footer-logo { width: 120px; height: 120px; }
  .hero { min-height: 670px; }
  .hero-image { object-position: 62% center; }
  .hero-overlay { background: linear-gradient(90deg, rgba(7,32,26,.91), rgba(7,32,26,.5)), linear-gradient(0deg, rgba(7,32,26,.45), transparent); }
  h1 { font-size: clamp(3.35rem, 17vw, 4.7rem); }
  h2 { font-size: 2.85rem; }
  .hero-actions { align-items: stretch; flex-direction: column; }
  .hero-actions .button { width: 100%; }
  .service-card { padding: 36px 28px; }
  .card-kicker { margin-top: 48px; }
  .about-visual { min-height: 350px; }
  .about-badge { left: 25px; bottom: 25px; }
  .contact-form { padding: 30px 22px; }
  .field-row { grid-template-columns: 1fr; gap: 0; }
  .footer-grid { grid-template-columns: 1fr; gap: 32px; }
  .legal { gap: 10px; flex-direction: column; }
  .mobile-actions { position: fixed; z-index: 30; left: 0; right: 0; bottom: 0; height: 58px; display: grid; grid-template-columns: repeat(3, 1fr); background: var(--pine-dark); box-shadow: 0 -8px 22px rgba(0,0,0,.15); }
  .mobile-actions a { display: grid; place-items: center; color: white; border-right: 1px solid rgba(255,255,255,.13); font-size: .75rem; font-weight: 700; letter-spacing: .08em; text-decoration: none; text-transform: uppercase; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
}