:root {
  --forest: #30463a;
  --forest-deep: #203227;
  --sage: #e1e8df;
  --mist: #f4f6f2;
  --paper: #fbfaf6;
  --clay: #b76b4d;
  --clay-deep: #8f4d35;
  --ink: #1e2420;
  --muted: #657066;
  --line: rgba(32, 50, 39, 0.14);
  --display: "Cormorant Garamond", Georgia, serif;
  --body: "Inter", system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--body);
  line-height: 1.6;
  overflow-x: hidden;
}

img {
  display: block;
  max-width: 100%;
}

a {
  color: inherit;
}

.skip-link {
  position: absolute;
  left: 1rem;
  top: 1rem;
  z-index: 300;
  transform: translateY(-150%);
  background: var(--forest-deep);
  color: white;
  padding: 0.65rem 0.9rem;
}

.skip-link:focus {
  transform: translateY(0);
}

.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 200;
  background: rgba(251, 250, 246, 0.92);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(16px);
}

.nav {
  max-width: 1240px;
  margin: 0 auto;
  min-height: 78px;
  padding: 0 24px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}

.brand {
  display: inline-grid;
  gap: 2px;
  text-decoration: none;
  color: var(--forest-deep);
}

.brand-name {
  font-family: var(--display);
  font-size: 1.72rem;
  line-height: 1;
  font-weight: 600;
}

.brand-meta {
  color: var(--muted);
  font-size: 0.68rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
}

.nav-menu {
  display: flex;
  align-items: center;
  gap: 20px;
}

.nav-menu a {
  color: var(--forest-deep);
  font-size: 0.76rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  text-decoration: none;
  white-space: nowrap;
}

.nav-menu a:hover {
  color: var(--clay-deep);
}

.nav-contact {
  border: 1px solid var(--forest);
  padding: 0.72rem 1rem;
}

.nav-contact:hover {
  background: var(--forest);
  color: white !important;
}

.nav-toggle {
  display: none;
  width: 44px;
  height: 44px;
  border: 1px solid var(--line);
  background: white;
  padding: 0;
  align-items: center;
  justify-content: center;
  position: relative;
}

.nav-toggle span {
  position: absolute;
  width: 20px;
  height: 2px;
  background: var(--forest-deep);
  transition: transform 0.2s ease, opacity 0.2s ease;
}

.nav-toggle span:nth-child(1) {
  transform: translateY(-7px);
}

.nav-toggle span:nth-child(3) {
  transform: translateY(7px);
}

.nav-toggle.is-open span:nth-child(1) {
  transform: rotate(45deg);
}

.nav-toggle.is-open span:nth-child(2) {
  opacity: 0;
}

.nav-toggle.is-open span:nth-child(3) {
  transform: rotate(-45deg);
}

.hero {
  min-height: 100svh;
  display: grid;
  grid-template-columns: minmax(0, 1.05fr) minmax(430px, 0.95fr);
  padding-top: 78px;
  background: linear-gradient(90deg, var(--paper) 0%, var(--paper) 58%, var(--sage) 58%, var(--sage) 100%);
}

.hero-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(44px, 7vw, 96px);
  max-width: 760px;
}

.eyebrow,
.section-kicker {
  margin: 0 0 1.1rem;
  color: var(--clay-deep);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.15em;
  text-transform: uppercase;
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2 {
  color: var(--forest-deep);
  font-family: var(--display);
  font-weight: 500;
  letter-spacing: 0;
}

h1 {
  max-width: 12ch;
  margin-bottom: 1.15rem;
  font-size: clamp(3.7rem, 6.5vw, 6rem);
  line-height: 0.92;
}

.hero-lede {
  max-width: 620px;
  margin-bottom: 1.55rem;
  color: #3d4940;
  font-size: clamp(1rem, 1.3vw, 1.2rem);
}

.mobile-headshot {
  display: none;
}

.cta-row {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-bottom: 1.7rem;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 0.88rem 1.15rem;
  border: 1px solid var(--forest);
  border-radius: 4px;
  font-size: 0.76rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  line-height: 1.2;
  text-align: center;
  text-decoration: none;
  text-transform: uppercase;
  transition: transform 0.2s ease, background 0.2s ease, color 0.2s ease, border-color 0.2s ease;
}

.button:hover {
  transform: translateY(-2px);
}

.button-primary {
  background: var(--forest);
  color: white;
}

.button-secondary {
  background: white;
  color: var(--forest-deep);
}

.button-plain {
  background: var(--clay);
  border-color: var(--clay);
  color: white;
}

.hero-facts {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  max-width: 720px;
  margin: 0;
  background: var(--line);
  border: 1px solid var(--line);
}

.hero-facts div {
  min-height: 110px;
  padding: 1.1rem;
  background: rgba(255, 255, 255, 0.72);
}

.hero-facts dt {
  margin-bottom: 0.5rem;
  color: var(--muted);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.hero-facts dd {
  margin: 0;
  color: var(--forest-deep);
  font-family: var(--display);
  font-size: 1.22rem;
  line-height: 1.15;
}

.hero-media {
  min-height: calc(100svh - 78px);
  display: grid;
  grid-template-columns: 1fr 0.82fr;
  grid-template-rows: 1fr auto;
  gap: 16px;
  align-content: center;
  padding: clamp(32px, 5vw, 72px);
  position: relative;
}

.hero-media::before {
  content: "";
  position: absolute;
  inset: auto 12% 8% auto;
  width: 46%;
  aspect-ratio: 1;
  background: rgba(183, 107, 77, 0.13);
  z-index: 0;
}

.portrait,
.home-photo,
.team-badge {
  position: relative;
  z-index: 1;
  box-shadow: 0 24px 70px rgba(32, 50, 39, 0.16);
}

.portrait {
  grid-row: 1 / span 2;
  align-self: center;
  width: 100%;
  height: min(72svh, 760px);
  object-fit: cover;
  object-position: center 18%;
}

.home-photo {
  align-self: end;
  width: 100%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
}

.team-badge {
  align-self: start;
  display: flex;
  align-items: center;
  gap: 12px;
  width: min(100%, 320px);
  padding: 16px;
  background: var(--paper);
  color: var(--forest-deep);
  font-weight: 800;
  letter-spacing: 0.04em;
  text-transform: uppercase;
}

.team-badge img {
  width: 42px;
  height: 42px;
  object-fit: contain;
}

.trust-band {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  border-block: 1px solid var(--line);
  background: var(--forest-deep);
  color: white;
}

.trust-band p {
  margin: 0;
  padding: 1.3rem 1.2rem;
  border-right: 1px solid rgba(255, 255, 255, 0.18);
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-align: center;
  text-transform: uppercase;
}

.trust-band p:last-child {
  border-right: 0;
}

.section {
  max-width: 1240px;
  margin: 0 auto;
  padding: clamp(70px, 9vw, 118px) 24px;
}

.intro-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(320px, 0.78fr);
  gap: clamp(32px, 6vw, 84px);
  align-items: start;
}

.intro h2,
.search-section h2,
.process-section h2,
.proof-section h2,
.contact-section h2 {
  margin-bottom: 0;
  font-size: clamp(2.6rem, 5vw, 4.8rem);
  line-height: 0.96;
}

.intro-copy {
  color: #3d4940;
  font-size: 1.04rem;
}

.intro-copy p:last-child {
  margin-bottom: 0;
}

.section-heading {
  display: flex;
  justify-content: space-between;
  align-items: end;
  gap: 32px;
  margin-bottom: 32px;
}

.section-heading h2 {
  max-width: 760px;
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 18px;
}

.listing-card {
  overflow: hidden;
  border-radius: 6px;
  background: white;
  border: 1px solid var(--line);
}

.listing-photo {
  position: relative;
  background: var(--sage);
}

.listing-photo img {
  width: 100%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
}

.listing-photo span {
  position: absolute;
  left: 12px;
  bottom: 12px;
  max-width: calc(100% - 24px);
  padding: 0.45rem 0.55rem;
  background: rgba(251, 250, 246, 0.94);
  color: var(--forest-deep);
  border: 1px solid var(--line);
  border-radius: 4px;
  font-size: 0.63rem;
  font-weight: 900;
  letter-spacing: 0.1em;
  line-height: 1.2;
  text-transform: uppercase;
}

.listing-info {
  display: grid;
  gap: 10px;
  padding: 18px;
}

.listing-info p {
  margin: 0;
  color: var(--clay-deep);
  font-size: 0.68rem;
  font-weight: 900;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.listing-info h3 {
  margin: 0;
  color: var(--forest-deep);
  font-family: var(--display);
  font-size: clamp(2rem, 3vw, 2.55rem);
  font-weight: 600;
  line-height: 1;
}

.listing-info address {
  color: var(--muted);
  font-style: normal;
}

.listing-info a {
  color: var(--forest-deep);
  font-size: 0.72rem;
  font-weight: 900;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.search-note {
  display: flex;
  justify-content: space-between;
  gap: 24px;
  margin-top: 18px;
  padding: 18px 20px;
  background: var(--mist);
  border: 1px solid var(--line);
  border-radius: 6px;
}

.search-note p {
  margin: 0;
  color: var(--muted);
}

.search-note a {
  color: var(--forest-deep);
  font-weight: 800;
  white-space: nowrap;
}

.process-section {
  max-width: none;
  background: var(--forest-deep);
  color: white;
}

.process-section > .section-kicker,
.process-section > h2,
.process-grid {
  max-width: 1240px;
  margin-left: auto;
  margin-right: auto;
}

.process-section h2 {
  color: white;
  margin-bottom: 34px;
}

.process-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  background: rgba(255, 255, 255, 0.16);
  border: 1px solid rgba(255, 255, 255, 0.16);
}

.process-grid article {
  min-height: 300px;
  padding: 28px;
  background: #263b2e;
}

.process-grid span {
  color: #d99470;
  font-weight: 900;
  letter-spacing: 0.14em;
}

.process-grid h3 {
  margin: 2.4rem 0 0.8rem;
  font-family: var(--display);
  font-size: 2.1rem;
  line-height: 1;
}

.process-grid p {
  color: rgba(255, 255, 255, 0.78);
  margin-bottom: 0;
}

.proof-section {
  display: grid;
  grid-template-columns: minmax(320px, 0.82fr) minmax(0, 1fr);
  gap: clamp(32px, 6vw, 74px);
  align-items: center;
}

.proof-image img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
  border-radius: 6px;
}

.testimonial-shell {
  min-height: 176px;
  margin-top: 1.8rem;
  position: relative;
}

.testimonial {
  position: absolute;
  inset: 0;
  opacity: 0;
  transform: translateY(8px);
  pointer-events: none;
  transition: opacity 0.3s ease, transform 0.3s ease;
}

.testimonial.is-active {
  opacity: 1;
  transform: translateY(0);
}

.testimonial p {
  margin-bottom: 1rem;
  color: var(--forest-deep);
  font-family: var(--display);
  font-size: clamp(1.8rem, 3vw, 2.55rem);
  line-height: 1.1;
}

.testimonial span {
  color: var(--muted);
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.testimonial-controls {
  display: flex;
  gap: 10px;
}

.testimonial-dot {
  width: 42px;
  height: 4px;
  border: 0;
  border-radius: 999px;
  background: var(--line);
  cursor: pointer;
}

.testimonial-dot.is-active {
  background: var(--clay);
}

.contact-section {
  display: grid;
  grid-template-columns: minmax(0, 0.85fr) minmax(360px, 0.72fr);
  gap: clamp(32px, 6vw, 74px);
  align-items: start;
  border-top: 1px solid var(--line);
}

.contact-section p {
  max-width: 560px;
  color: var(--muted);
  font-size: 1.05rem;
}

.contact-panel {
  display: grid;
  border: 1px solid var(--line);
  border-radius: 6px;
  overflow: hidden;
  background: white;
}

.contact-panel a {
  display: grid;
  gap: 4px;
  padding: 22px;
  border-bottom: 1px solid var(--line);
  text-decoration: none;
}

.contact-panel a:last-child {
  border-bottom: 0;
}

.contact-panel a:hover {
  background: var(--mist);
}

.contact-panel span {
  color: var(--muted);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.contact-panel strong {
  color: var(--forest-deep);
  font-family: var(--display);
  font-size: clamp(1.5rem, 2.5vw, 2rem);
  line-height: 1;
  overflow-wrap: anywhere;
}

.site-footer {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(360px, 1fr);
  gap: 48px;
  padding: 52px 24px;
  background: #eef1ec;
  border-top: 1px solid var(--line);
}

.site-footer > * {
  width: min(100%, 1240px);
}

.footer-socials {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 22px;
}

.footer-socials a {
  color: var(--forest-deep);
  font-size: 0.74rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.footer-logos {
  display: flex;
  align-items: center;
  gap: 16px;
  margin-bottom: 16px;
}

.footer-logos img {
  width: 38px;
  max-height: 42px;
  object-fit: contain;
}

.footer-legal p {
  max-width: 780px;
  margin-bottom: 0.65rem;
  color: var(--muted);
  font-size: 0.82rem;
}

@media (max-width: 980px) {
  .site-header {
    background: var(--paper);
  }

  .nav-toggle {
    display: inline-flex;
  }

  .nav-menu {
    position: fixed;
    inset: 78px 0 auto;
    display: grid;
    gap: 0;
    padding: 0;
    background: var(--paper);
    border-bottom: 1px solid var(--line);
    transform: translateY(-120%);
    transition: transform 0.2s ease;
  }

  .nav-menu.is-open {
    transform: translateY(0);
  }

  .nav-menu a {
    padding: 18px 24px;
    border-top: 1px solid var(--line);
  }

  .nav-contact {
    border: 0;
  }

  .hero {
    min-height: auto;
    grid-template-columns: 1fr;
    background: var(--paper);
  }

  .hero-copy {
    order: 1;
    padding: 34px 20px 46px;
  }

  .mobile-headshot {
    display: grid;
    grid-template-columns: 108px minmax(0, 1fr);
    align-items: center;
    gap: 14px;
    margin: 0 0 1.35rem;
    padding: 12px;
    background: var(--mist);
    border: 1px solid var(--line);
    border-radius: 6px;
  }

  .mobile-headshot img {
    width: 108px;
    aspect-ratio: 1;
    object-fit: cover;
    object-position: center 18%;
    border-radius: 4px;
  }

  .mobile-headshot figcaption {
    color: var(--forest-deep);
    font-family: var(--display);
    font-size: 1.35rem;
    line-height: 1.05;
  }

  .hero-media {
    order: 2;
    min-height: auto;
    grid-template-columns: 1fr 0.86fr;
    padding: 24px 20px 6px;
    background: var(--sage);
  }

  .portrait {
    height: min(66svh, 560px);
  }

  .hero-media .portrait {
    display: none;
  }

  h1 {
    max-width: 11ch;
    font-size: clamp(3.15rem, 13vw, 5.1rem);
  }

  .hero-facts,
  .trust-band,
  .intro-grid,
  .process-grid,
  .proof-section,
  .contact-section,
  .site-footer {
    grid-template-columns: 1fr;
  }

  .property-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .trust-band p {
    border-right: 0;
    border-bottom: 1px solid rgba(255, 255, 255, 0.18);
  }

  .section-heading,
  .search-note {
    align-items: stretch;
    flex-direction: column;
  }

  .search-note a {
    white-space: normal;
  }

  .process-grid article {
    min-height: 220px;
  }

  .testimonial-shell {
    min-height: 210px;
  }
}

@media (max-width: 620px) {
  .nav {
    min-height: 68px;
    padding-inline: 18px;
  }

  .brand-name {
    font-size: 1.32rem;
  }

  .brand-meta {
    font-size: 0.58rem;
  }

  .nav-menu {
    inset: 68px 0 auto;
  }

  .hero {
    padding-top: 68px;
  }

  .hero-media {
    grid-template-columns: 1fr;
    gap: 12px;
  }

  .portrait {
    height: 430px;
  }

  .home-photo {
    aspect-ratio: 16 / 9;
  }

  .team-badge {
    width: 100%;
  }

  .cta-row,
  .button {
    width: 100%;
  }

  .hero-facts div {
    min-height: auto;
  }

  .section {
    padding: 64px 18px;
  }

  .intro h2,
  .search-section h2,
  .process-section h2,
  .proof-section h2,
  .contact-section h2 {
    font-size: clamp(2.5rem, 12vw, 3.6rem);
  }

  .property-grid {
    grid-template-columns: 1fr;
  }

  .testimonial-shell {
    min-height: 250px;
  }

  .contact-panel a {
    padding: 18px;
  }

  .site-footer {
    padding-inline: 18px;
  }
}