:root {
  --dark: #24282b;
  --dark-2: #33393b;
  --ink: #1f2426;
  --muted: #5b6460;
  --line: #e2e0db;
  --bg: #ffffff;
  --bg-soft: #f4f2ee;
  --taupe: #c2b6ac;
  --sage: #b9c0b7;
  --accent: #66714f;
  --accent-dark: #525b3f;
  --accent-soft: #eceee6;
  --link: #4e5f56;
  --radius: 10px;
  --max: 1160px;
  --serif: "Newsreader", Georgia, "Times New Roman", serif;
  --sans: "Public Sans", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, sans-serif;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; font-family: var(--sans); font-size: 17px; line-height: 1.65; color: var(--ink); background: var(--bg); -webkit-font-smoothing: antialiased; }
img { max-width: 100%; display: block; }
a { color: var(--link); }
h1, h2, h3 { font-family: var(--serif); font-weight: 500; line-height: 1.15; color: var(--dark); margin: 0 0 .5em; letter-spacing: -0.01em; }
h1 { font-size: clamp(2.3rem, 5vw, 3.6rem); }
h2 { font-size: clamp(1.8rem, 3.4vw, 2.5rem); }
h3 { font-size: 1.35rem; }
p { margin: 0 0 1em; }
.wrap { max-width: var(--max); margin: 0 auto; padding: 0 24px; }
.eyebrow { font-size: .78rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--accent-dark); margin-bottom: 14px; display: block; }
.lead { font-size: 1.2rem; color: var(--muted); max-width: 640px; }
.note { font-size: .85rem; color: var(--muted); }

/* Buttons */
.btn { display: inline-flex; align-items: center; gap: 10px; padding: 15px 26px; border-radius: 6px; font-weight: 600; font-size: 1rem; text-decoration: none; border: 2px solid transparent; cursor: pointer; transition: background .2s, color .2s, border-color .2s, transform .2s; font-family: var(--sans); }
.btn-primary { background: var(--accent); color: #fff; }
.btn-primary:hover { background: var(--accent-dark); transform: translateY(-1px); }
.btn-ghost { border-color: rgba(255,255,255,.45); color: #fff; }
.btn-ghost:hover { border-color: #fff; }
.btn-outline { border-color: var(--dark); color: var(--dark); }
.btn-outline:hover { background: var(--dark); color: #fff; }
.btn .arrow { transition: transform .2s; }
.btn:hover .arrow { transform: translateX(3px); }

/* Header */
.site-header { position: sticky; top: 0; z-index: 50; background: rgba(255,255,255,.97); backdrop-filter: blur(8px); border-bottom: 1px solid var(--line); }
.nav { display: flex; align-items: center; justify-content: space-between; height: 84px; }
.logo { display: block; }
.logo img { height: 62px; width: auto; }
.nav-links { display: flex; align-items: center; gap: 28px; list-style: none; margin: 0; padding: 0; }
.nav-links a { text-decoration: none; color: var(--ink); font-weight: 500; font-size: .95rem; }
.nav-links a:hover, .nav-links a[aria-current="page"] { color: var(--accent); }
.nav-links .nav-phone { color: var(--muted); font-weight: 600; white-space: nowrap; }
.nav-links .btn { padding: 11px 20px; font-size: .92rem; color: #fff; }
.nav-links .btn:hover { color: #fff; }
.menu-toggle { display: none; background: none; border: 0; padding: 8px; cursor: pointer; color: var(--dark); }

/* Hero */
.hero { position: relative; overflow: hidden; color: #fff; background: radial-gradient(1100px 600px at 88% -10%, #46524b 0%, rgba(70,82,75,0) 62%), var(--dark); }
.hero .wrap { position: relative; z-index: 2; padding-top: 110px; padding-bottom: 120px; }
.hero h1 { color: #fff; max-width: 760px; }
.hero .lead { color: #d3d6d1; max-width: 640px; margin-bottom: 34px; }
.hero .eyebrow { color: var(--taupe); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; }
.hero-art { position: absolute; right: -30px; bottom: 0; width: 600px; max-width: 62%; z-index: 1; pointer-events: none; }
.page-hero .wrap { padding-top: 84px; padding-bottom: 84px; }
.page-hero h1 { font-size: clamp(2.1rem, 4.4vw, 3.1rem); }

/* Stats */
.stats { background: var(--dark-2); color: #d3d6d1; }
.stats-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.stat { padding: 30px 24px; border-left: 1px solid rgba(255,255,255,.08); }
.stat:first-child { border-left: 0; padding-left: 0; }
.stat b { display: block; font-family: var(--serif); font-weight: 500; font-size: 2rem; color: #fff; line-height: 1.1; }
.stat span { font-size: .9rem; color: var(--sage); }

/* Sections */
section { padding: 96px 0; }
section.hero { padding: 0; }
.soft { background: var(--bg-soft); }
.section-head { max-width: 700px; margin-bottom: 52px; }
.section-head.center { margin-left: auto; margin-right: auto; text-align: center; }
.section-head.center .lead { margin-left: auto; margin-right: auto; }
.head-row { display: flex; justify-content: space-between; align-items: flex-end; gap: 24px; flex-wrap: wrap; margin-bottom: 44px; }
.head-row .section-head { margin-bottom: 0; }
.grid { display: grid; gap: 24px; }
.g2 { grid-template-columns: repeat(2, 1fr); }
.g3 { grid-template-columns: repeat(3, 1fr); }
.g4 { grid-template-columns: repeat(4, 1fr); }
.card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 32px 30px; transition: border-color .2s, box-shadow .2s, transform .2s; }
.card:hover { border-color: #cfccc4; box-shadow: 0 14px 34px -18px rgba(36,40,43,.3); transform: translateY(-2px); }
.card p { color: var(--muted); margin-bottom: 0; }
.card .icon { width: 46px; height: 46px; border-radius: 8px; background: var(--accent-soft); color: var(--accent-dark); display: grid; place-items: center; margin-bottom: 20px; }
.card .icon svg { width: 24px; height: 24px; }
.card a.more { display: inline-block; margin-top: 16px; font-weight: 600; text-decoration: none; font-size: .95rem; }
.card ul { margin: 12px 0 0; padding-left: 18px; color: var(--muted); }
.card li { margin-bottom: 6px; }

/* Deals */
.deal { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; display: flex; flex-direction: column; }
.deal-top { padding: 24px 26px 18px; border-bottom: 1px solid var(--line); }
.deal-type { font-size: .78rem; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--accent); }
.deal-amt { font-family: var(--serif); font-size: 2.1rem; color: var(--dark); line-height: 1.15; margin: 6px 0 2px; }
.deal-loc { color: var(--muted); font-size: .95rem; display: flex; align-items: center; gap: 6px; }
.deal-loc svg { width: 15px; height: 15px; }
.deal dl { margin: 0; padding: 16px 26px 22px; display: grid; grid-template-columns: auto 1fr; gap: 8px 18px; font-size: .93rem; }
.deal dt { color: var(--muted); }
.deal dd { margin: 0; font-weight: 600; color: var(--ink); text-align: right; }

/* Split */
.split { display: grid; grid-template-columns: 1.05fr 1fr; gap: 72px; align-items: center; }
.panel { background: var(--dark); color: #d3d6d1; border-radius: 14px; padding: 44px 40px; position: relative; overflow: hidden; }
.panel h3 { color: #fff; }
.panel::after { content: ""; position: absolute; right: -60px; top: -60px; width: 200px; height: 200px; border-radius: 50%; border: 1px solid rgba(194,182,172,.35); }
.checks { list-style: none; padding: 0; margin: 0; }
.checks li { position: relative; padding-left: 34px; margin-bottom: 14px; }
.checks li::before { content: ""; position: absolute; left: 0; top: 4px; width: 20px; height: 20px; border-radius: 50%; background: var(--accent) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20' fill='none' stroke='white' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M5.5 10.5l3 3 6-7'/%3E%3C/svg%3E") center/14px no-repeat; }
.checks.dark li { color: var(--ink); }
.panel .checks li::before { background-color: #7d8963; }

/* Property types */
.ptypes { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.ptype-col { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 30px; }
.ptype-col h3 { font-size: 1.2rem; margin-bottom: 16px; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; list-style: none; margin: 0; padding: 0; }
.chips li { background: var(--bg-soft); border: 1px solid var(--line); border-radius: 999px; padding: 6px 14px; font-size: .9rem; color: var(--ink); }
.options-row { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 14px; }
.options-row span { background: var(--accent-soft); color: var(--accent-dark); font-weight: 600; font-size: .9rem; border-radius: 999px; padding: 7px 16px; }

/* Steps */
.steps { display: grid; gap: 0; }
.step { display: grid; grid-template-columns: 90px 1fr; gap: 28px; padding: 34px 0; border-top: 1px solid var(--line); }
.step:last-child { border-bottom: 1px solid var(--line); }
.step-num { font-family: var(--serif); font-size: 2.6rem; color: var(--accent); line-height: 1; }
.step h3 { margin-bottom: 8px; }
.step p { color: var(--muted); margin: 0; max-width: 720px; }
.step ul { color: var(--muted); margin: 12px 0 0; padding-left: 20px; }
.mini-steps { display: grid; grid-template-columns: repeat(5, 1fr); gap: 18px; }
.mini-step { border-top: 3px solid var(--accent); padding-top: 18px; }
.mini-step b { display: block; font-family: var(--serif); font-size: 1.15rem; color: var(--dark); font-weight: 600; margin-bottom: 6px; }
.mini-step span { font-size: .93rem; color: var(--muted); display: block; }
.mini-step small { font-size: .75rem; letter-spacing: .14em; text-transform: uppercase; color: var(--accent); font-weight: 600; }

/* Solutions detail */
.solution { display: grid; grid-template-columns: 1fr 1.25fr; gap: 56px; padding: 56px 0; border-top: 1px solid var(--line); }
.solution:first-of-type { border-top: 0; padding-top: 0; }
.solution .tag { font-size: .8rem; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--accent); }
.solution h2 { font-size: 2rem; margin-top: 8px; }
.solution-body p { color: var(--muted); }
.solution-body h4 { margin: 22px 0 10px; font-size: .85rem; letter-spacing: .12em; text-transform: uppercase; color: var(--dark); }

/* CTA band */
.cta-band { background: var(--dark); color: #d3d6d1; text-align: center; position: relative; overflow: hidden; }
.cta-band h2 { color: #fff; }
.cta-band .lead { color: #d3d6d1; margin: 0 auto 32px; }
.cta-band .call { margin: 22px 0 0; color: var(--sage); font-size: .95rem; }
.cta-band .call a { color: #fff; font-weight: 600; text-decoration: none; }
.cta-band::before, .cta-band::after { content: ""; position: absolute; border-radius: 50%; border: 1px solid rgba(194,182,172,.22); }
.cta-band::before { width: 420px; height: 420px; left: -160px; top: -160px; }
.cta-band::after { width: 520px; height: 520px; right: -220px; bottom: -260px; }
.cta-band .wrap { position: relative; z-index: 1; }

/* Person / contact */
.person { display: flex; gap: 20px; align-items: center; }
.avatar { width: 64px; height: 64px; border-radius: 50%; background: var(--accent-soft); color: var(--accent-dark); display: grid; place-items: center; font-family: var(--serif); font-size: 1.5rem; font-weight: 600; flex: none; }
.person b { display: block; font-family: var(--serif); font-size: 1.3rem; font-weight: 600; color: var(--dark); }
.person span { color: var(--muted); font-size: .95rem; }
.contact-list { list-style: none; margin: 22px 0 0; padding: 0; }
.contact-list li { display: flex; align-items: center; gap: 12px; margin-bottom: 12px; }
.contact-list svg { width: 18px; height: 18px; color: var(--accent); flex: none; }
.contact-list a { text-decoration: none; font-weight: 600; color: var(--ink); word-break: break-word; }
.contact-list a:hover { color: var(--accent); }
.contact-card { background: var(--bg-soft); border: 1px solid var(--line); border-radius: 14px; padding: 30px; margin-bottom: 36px; }

/* Contact form */
.contact-grid { display: grid; grid-template-columns: 1fr 1.35fr; gap: 64px; align-items: start; }
.form-card { background: #fff; border: 1px solid var(--line); border-radius: 14px; padding: 40px; box-shadow: 0 24px 50px -30px rgba(36,40,43,.32); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.field { margin-bottom: 20px; }
.field label { display: block; font-weight: 600; font-size: .9rem; margin-bottom: 7px; color: var(--dark); }
.field label .req { color: var(--accent); }
.field input, .field select, .field textarea { width: 100%; padding: 13px 14px; font: inherit; font-size: 1rem; color: var(--ink); border: 1px solid #cdcac2; border-radius: 6px; background: #fff; transition: border-color .15s, box-shadow .15s; }
.field textarea { min-height: 140px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--accent); box-shadow: 0 0 0 3px rgba(102,113,79,.18); }
.field.invalid input, .field.invalid select, .field.invalid textarea { border-color: #b3261e; }
.field .err { color: #b3261e; font-size: .85rem; margin-top: 6px; display: none; }
.field.invalid .err { display: block; }
.form-note { font-size: .85rem; color: var(--muted); margin-top: 14px; }
.form-alert { padding: 14px 16px; border-radius: 6px; margin-bottom: 20px; display: none; font-size: .95rem; }
.form-alert.error { display: block; background: #fdecea; color: #8c1d18; }
.form-success { display: none; text-align: center; padding: 30px 10px; }
.form-success .tick { width: 64px; height: 64px; border-radius: 50%; background: var(--accent-soft); color: var(--accent); display: grid; place-items: center; margin: 0 auto 20px; }
.form-success .tick svg { width: 30px; height: 30px; }
.btn[disabled] { opacity: .65; cursor: wait; }
.expect { list-style: none; padding: 0; margin: 24px 0 0; }
.expect li { display: grid; grid-template-columns: 40px 1fr; gap: 14px; margin-bottom: 22px; }
.expect .n { width: 34px; height: 34px; border-radius: 50%; border: 1px solid var(--accent); color: var(--accent); display: grid; place-items: center; font-weight: 600; font-size: .9rem; }
.expect b { display: block; color: var(--dark); }
.expect span { color: var(--muted); font-size: .95rem; }

/* Values */
.value { padding: 28px 0; border-top: 2px solid var(--dark); }
.value h3 { font-size: 1.25rem; }
.value p { color: var(--muted); margin: 0; }

/* Footer */
.site-footer { background: #1b1e20; color: #9aa29d; font-size: .93rem; }
.site-footer .wrap { padding-top: 64px; padding-bottom: 30px; }
.foot-grid { display: grid; grid-template-columns: 1.4fr 1fr .8fr 1.2fr; gap: 44px; padding-bottom: 44px; border-bottom: 1px solid rgba(255,255,255,.08); }
.foot-logo { display: inline-block; background: #fff; border-radius: 10px; padding: 12px 16px; margin-bottom: 18px; }
.foot-logo img { height: 64px; width: auto; }
.site-footer h4 { color: #fff; font-size: .8rem; letter-spacing: .14em; text-transform: uppercase; margin: 0 0 16px; font-family: var(--sans); }
.site-footer ul { list-style: none; padding: 0; margin: 0; }
.site-footer li { margin-bottom: 10px; }
.site-footer a { color: #d3d6d1; text-decoration: none; }
.site-footer a:hover { color: #fff; }
.legal { padding-top: 24px; display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px; font-size: .82rem; }

/* Reveal */
.reveal { opacity: 0; transform: translateY(14px); transition: opacity .6s ease, transform .6s ease; }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; transition: none; } html { scroll-behavior: auto; } }

/* Responsive */
@media (max-width: 1100px) {
  .nav-links .nav-phone-li { display: none; }
  .foot-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 1000px) {
  .g4 { grid-template-columns: repeat(2, 1fr); }
  .g3 { grid-template-columns: repeat(2, 1fr); }
  .mini-steps { grid-template-columns: repeat(2, 1fr); }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .stat:nth-child(3) { border-left: 0; padding-left: 0; }
  .split, .contact-grid, .solution { grid-template-columns: 1fr; gap: 40px; }
}
@media (max-width: 900px) {
  .menu-toggle { display: block; }
  .nav-links { display: none; position: absolute; top: 84px; left: 0; right: 0; background: #fff; flex-direction: column; align-items: stretch; gap: 0; padding: 10px 24px 24px; border-bottom: 1px solid var(--line); box-shadow: 0 20px 30px -20px rgba(36,40,43,.25); }
  .nav-links.open { display: flex; }
  .nav-links .nav-phone-li { display: block; }
  .nav-links li a { display: block; padding: 14px 0; border-bottom: 1px solid var(--line); }
  .nav-links li:last-child a { border: 0; margin-top: 16px; justify-content: center; }
}
@media (max-width: 640px) {
  body { font-size: 16px; }
  .wrap { padding: 0 16px; }
  section { padding: 68px 0; }
  section.hero { padding: 0; }
  .nav { height: 72px; }
  .logo img { height: 50px; }
  .nav-links { top: 72px; }
  .g2, .g3, .g4, .mini-steps, .form-row, .foot-grid, .ptypes { grid-template-columns: 1fr; }
  .stats-grid { grid-template-columns: 1fr 1fr; }
  .stat { padding: 22px 14px; }
  .stat:nth-child(odd) { border-left: 0; padding-left: 0; }
  .stat b { font-size: 1.55rem; }
  .hero .wrap { padding-top: 72px; padding-bottom: 84px; }
  .page-hero .wrap { padding-top: 64px; padding-bottom: 64px; }
  .hero-art { max-width: 95%; opacity: .35; }
  .step { grid-template-columns: 1fr; gap: 8px; }
  .form-card { padding: 26px 20px; }
  .contact-card { padding: 22px; }
  .btn { width: 100%; justify-content: center; }
  .nav-links .btn { width: 100%; }
}