:root {
  --forest: #183b36;
  --forest-deep: #102c29;
  --forest-soft: #2f5b52;
  --cream: #f6f1e7;
  --paper: #fffdf8;
  --ink: #182421;
  --muted: #5e6c68;
  --copper: #c77b4d;
  --gold: #f3c982;
  --line: rgba(24, 59, 54, .16);
  --shadow: 0 24px 70px rgba(16, 44, 41, .14);
  --serif: Georgia, "Times New Roman", serif;
  --sans: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font: 16px/1.65 var(--sans); }
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input, select, textarea { font: inherit; }
.shell { width: min(1160px, calc(100% - 40px)); margin-inline: auto; }
.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; left: 16px; top: -80px; z-index: 100; background: white; padding: 12px 16px; border-radius: 4px; }
.skip-link:focus { top: 16px; }

.preview-banner { display: flex; align-items: center; justify-content: center; gap: 9px; min-height: 32px; padding: 6px 16px; background: #0b201e; color: #dcebe7; font-size: .78rem; letter-spacing: .12em; text-transform: uppercase; }
.preview-banner span { width: 7px; height: 7px; border-radius: 50%; background: var(--gold); box-shadow: 0 0 0 4px rgba(243, 201, 130, .13); }
.live-only { display: none; }
.live-site .preview-only { display: none !important; }
.live-site .live-only { display: inline; }

.site-header { min-height: 82px; display: flex; align-items: center; justify-content: space-between; gap: 28px; padding: 0 max(24px, calc((100vw - 1160px) / 2)); background: rgba(255, 253, 248, .96); border-bottom: 1px solid var(--line); position: sticky; top: 0; z-index: 30; backdrop-filter: blur(18px); }
.brand { display: inline-flex; align-items: center; gap: 12px; text-decoration: none; }
.brand-mark { width: 42px; height: 42px; display: grid; place-items: center; background: var(--forest); border-radius: 50%; }
.brand-mark svg { width: 27px; fill: none; stroke: var(--gold); stroke-width: 5; stroke-linecap: round; }
.brand strong, .brand small { display: block; }
.brand strong { font: 700 1.17rem/1.1 var(--serif); letter-spacing: .01em; }
.brand small { margin-top: 4px; color: var(--muted); font-size: .7rem; letter-spacing: .08em; text-transform: uppercase; }
.site-nav { display: flex; align-items: center; gap: 26px; }
.site-nav a { color: #304640; font-size: .89rem; font-weight: 650; text-decoration: none; }
.site-nav a:not(.nav-call):hover { color: var(--copper); }
.nav-call { padding: 11px 17px; border: 1px solid var(--forest); border-radius: 99px; }
.nav-call:hover { background: var(--forest); color: white; }
.nav-toggle { display: none; width: 44px; height: 44px; background: none; border: 0; }
.nav-toggle > span:not(.sr-only) { display: block; width: 24px; height: 2px; margin: 5px auto; background: var(--forest); }

.hero { min-height: calc(100vh - 114px); position: relative; isolation: isolate; display: flex; align-items: center; overflow: hidden; background: var(--forest-deep); }
.hero-image, .hero-scrim { position: absolute; inset: 0; width: 100%; height: 100%; }
.hero-image { object-fit: cover; object-position: 58% center; z-index: -3; }
.hero-scrim { z-index: -2; background: linear-gradient(90deg, rgba(8, 28, 25, .97) 0%, rgba(11, 35, 31, .85) 32%, rgba(12, 35, 31, .33) 64%, rgba(8, 24, 22, .12) 100%), linear-gradient(0deg, rgba(7, 20, 18, .35), transparent 50%); }
.hero-content { padding-block: 120px 160px; color: white; }
.hero-content > * { max-width: 665px; }
.eyebrow { margin: 0 0 18px; color: var(--gold); font-size: .75rem; font-weight: 800; letter-spacing: .18em; text-transform: uppercase; }
.eyebrow.dark { color: var(--copper); }
.eyebrow.light { color: #ffd999; }
.hero h1 { margin: 0; font: 500 clamp(3.4rem, 7vw, 6.6rem)/.9 var(--serif); letter-spacing: -.055em; }
.hero h1 em { color: var(--gold); font-weight: 400; }
.hero-copy { margin: 30px 0 34px; color: #f0f5f3; font-size: clamp(1.04rem, 1.5vw, 1.22rem); max-width: 570px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.button { min-height: 50px; display: inline-flex; align-items: center; justify-content: center; border: 1px solid transparent; border-radius: 3px; padding: 12px 20px; font-size: .9rem; font-weight: 800; letter-spacing: .035em; text-decoration: none; cursor: pointer; transition: transform .18s ease, background .18s ease, color .18s ease; }
.button:hover { transform: translateY(-2px); }
.button-primary { background: var(--gold); color: #172a26; }
.button-primary:hover { background: #ffda9c; }
.button-ghost { color: white; border-color: rgba(255,255,255,.5); background: rgba(255,255,255,.06); }
.button-ghost:hover { background: white; color: var(--forest); }
.button-light { background: white; color: var(--forest); }
.hero-card { position: absolute; right: max(20px, calc((100vw - 1160px) / 2)); bottom: 0; width: min(430px, calc(100% - 40px)); padding: 24px 28px; background: var(--paper); box-shadow: var(--shadow); }
.hero-card span, .hero-card small { display: block; color: var(--muted); }
.hero-card span { margin-bottom: 6px; color: var(--copper); font-size: .7rem; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; }
.hero-card strong { display: block; font: 600 1.18rem/1.35 var(--serif); }
.hero-card small { margin-top: 3px; }

.intro { display: grid; grid-template-columns: 1.1fr .9fr; gap: 90px; align-items: end; padding-block: 110px 84px; }
.intro h2, .path-card h2, .first-home h2, .about h2, .reviews h2, .areas h2, .contact h2 { margin: 0; font: 500 clamp(2.2rem, 4vw, 4rem)/1.02 var(--serif); letter-spacing: -.035em; }
.intro > p { margin: 0; color: var(--muted); font-size: 1.07rem; }

.pathways { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; padding-bottom: 116px; }
.path-card { position: relative; padding: clamp(30px, 5vw, 58px); min-height: 570px; overflow: hidden; }
.path-card.buyer { background: var(--cream); }
.path-card.seller { background: var(--forest); color: white; }
.path-card.seller .eyebrow { color: var(--gold); }
.card-number { position: absolute; right: 24px; top: 4px; color: rgba(24, 59, 54, .08); font: 500 9rem/1 var(--serif); }
.seller .card-number { color: rgba(255,255,255,.08); }
.path-card h2 { max-width: 470px; font-size: clamp(2rem, 3.8vw, 3.7rem); }
.path-card > p:not(.eyebrow) { max-width: 500px; margin: 24px 0; color: var(--muted); }
.seller > p:not(.eyebrow) { color: #d7e3df; }
.path-card ul { display: grid; gap: 13px; margin: 28px 0 40px; padding: 0; list-style: none; }
.path-card li { position: relative; padding-left: 27px; }
.path-card li::before { content: ""; position: absolute; left: 0; top: .75em; width: 13px; height: 1px; background: var(--copper); }
.seller li::before { background: var(--gold); }
.text-link { display: inline-flex; gap: 10px; align-items: center; font-weight: 800; text-decoration: none; border-bottom: 1px solid currentColor; padding-bottom: 5px; }
.text-link:hover span { transform: translateX(4px); }
.text-link span { transition: transform .18s ease; }

.first-home { background: var(--forest-deep); color: white; overflow: hidden; }
.first-home-grid { display: grid; grid-template-columns: .85fr 1.15fr; align-items: center; gap: 60px; min-height: 620px; padding-block: 70px; }
.key-art { min-height: 400px; display: grid; place-items: center; border-right: 1px solid rgba(255,255,255,.14); }
.key-art svg { width: min(390px, 95%); fill: none; stroke: var(--gold); stroke-width: 10; stroke-linecap: round; filter: drop-shadow(0 20px 35px rgba(0,0,0,.2)); }
.first-home h2 { max-width: 680px; }
.first-home p:not(.eyebrow) { max-width: 650px; margin: 25px 0 32px; color: #d3dfdc; font-size: 1.05rem; }

.about { display: grid; grid-template-columns: .65fr 1.35fr; gap: 95px; padding-block: 120px; }
.about-label { position: relative; }
.headshot-card { width: min(360px, 100%); margin: 34px 0 0; background: var(--forest); box-shadow: var(--shadow); }
.headshot-card img { width: 100%; aspect-ratio: 1; object-fit: cover; object-position: center 18%; }
.headshot-card figcaption { display: grid; gap: 7px; padding: 20px 22px 22px; color: white; }
.headshot-card figcaption span { color: var(--gold); font-size: .68rem; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; }
.headshot-card figcaption strong { font-size: .86rem; line-height: 1.55; }
.credential-badges { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; width: min(360px, 100%); margin-top: 14px; }
.credential-badge { display: grid; grid-template-rows: 92px auto; margin: 0; background: white; border: 1px solid var(--line); border-radius: 4px; box-shadow: 0 8px 22px rgba(16,44,41,.08); overflow: hidden; }
.credential-badge img { width: 100%; height: 92px; padding: 10px; object-fit: contain; }
.credential-badge figcaption { display: grid; place-items: center; min-height: 46px; padding: 8px 10px 10px; border-top: 1px solid var(--line); color: var(--forest); font-size: .66rem; font-weight: 800; line-height: 1.3; text-align: center; }
.about-copy { max-width: 710px; }
.about-copy .lead { color: var(--forest); font: 600 1.35rem/1.45 var(--serif); }
.about-copy p { color: var(--muted); }
.about-copy blockquote { margin: 36px 0 0; padding: 22px 0 22px 28px; border-left: 3px solid var(--copper); color: var(--forest); font: italic 500 1.65rem/1.35 var(--serif); }

.reviews { padding-block: 112px; background: var(--cream); }
.reviews-heading { display: grid; grid-template-columns: 1.2fr .8fr; gap: 70px; align-items: end; }
.reviews-heading > p { margin: 0; color: var(--muted); }
.review-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; margin-top: 55px; }
.review-card { display: flex; flex-direction: column; justify-content: space-between; min-height: 320px; margin: 0; padding: 34px; background: var(--paper); border-top: 3px solid var(--copper); box-shadow: 0 16px 42px rgba(16,44,41,.08); }
.review-card.featured { background: var(--forest); border-top-color: var(--gold); color: white; transform: translateY(-16px); }
.review-card p { margin: 0; font: 500 1.18rem/1.55 var(--serif); }
.review-card footer { margin-top: 28px; color: var(--copper); font-size: .79rem; font-weight: 800; letter-spacing: .05em; }
.review-card.featured footer { color: var(--gold); }
.more-reviews { margin-top: 34px; }
.more-reviews summary { display: inline-flex; align-items: center; gap: 10px; color: var(--forest); font-size: .86rem; font-weight: 800; cursor: pointer; list-style: none; border-bottom: 1px solid currentColor; padding-bottom: 4px; }
.more-reviews summary::-webkit-details-marker { display: none; }
.more-reviews summary span { display: inline-grid; place-items: center; width: 20px; height: 20px; border: 1px solid currentColor; border-radius: 50%; transition: transform .2s ease; }
.more-reviews[open] summary span { transform: rotate(45deg); }
.additional-reviews { margin-top: 34px; }

.areas { padding-block: 112px; }
.areas-heading { display: grid; grid-template-columns: 1.2fr .8fr; gap: 70px; align-items: end; }
.areas-heading > p { margin: 0; color: var(--muted); }
.area-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; margin-top: 48px; }
.area-card { min-height: 220px; display: flex; flex-direction: column; justify-content: flex-end; padding: 32px; background: var(--forest); color: white; text-decoration: none; box-shadow: var(--shadow); transition: transform .18s ease, background .18s ease; }
.area-card:nth-child(even) { background: var(--forest-soft); }
.area-card:hover { transform: translateY(-4px); background: var(--forest-deep); }
.area-card span { color: #c7d7d2; font-size: .82rem; }
.area-card strong { margin: 8px 0 20px; color: var(--gold); font: 500 2.4rem/1 var(--serif); }
.area-card em { font-size: .82rem; font-style: normal; font-weight: 800; }

.contact { background: #d9e3df; padding-block: 105px; }
.contact-grid { display: grid; grid-template-columns: .85fr 1.15fr; gap: 70px; }
.contact-copy .eyebrow { color: #8f4f2f; }
.contact-copy > p:not(.eyebrow) { max-width: 480px; color: #415652; }
.contact-methods { display: grid; gap: 11px; margin-top: 36px; }
.contact-methods a, .contact-methods div { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 10px; padding: 14px 0; border-bottom: 1px solid rgba(24,59,54,.2); text-decoration: none; }
.contact-methods span { color: #526963; font-size: .82rem; }
.contact-methods strong { color: var(--forest); }
.contact-form { padding: clamp(26px, 4vw, 48px); background: var(--paper); box-shadow: var(--shadow); }
.form-privacy-note { margin: 0 0 22px; color: var(--muted); font-size: .78rem; line-height: 1.55; }
.form-privacy-note a { color: var(--forest); font-weight: 800; }
.contact-form label { display: grid; gap: 7px; margin-bottom: 17px; color: #314944; font-size: .78rem; font-weight: 800; letter-spacing: .03em; }
.contact-form label span { color: var(--muted); font-weight: 500; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.contact-form input, .contact-form select, .contact-form textarea { width: 100%; border: 1px solid #bfcbc7; border-radius: 2px; background: white; color: var(--ink); padding: 12px 13px; outline: none; }
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { border-color: var(--copper); box-shadow: 0 0 0 3px rgba(199,123,77,.16); }
.contact-form textarea { resize: vertical; }
.form-honeypot { position: absolute !important; left: -10000px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.service-detail[hidden] { display: none; }
.contact-form .consent-field { display: flex; grid-template-columns: none; align-items: flex-start; gap: 10px; font-weight: 600; letter-spacing: 0; }
.contact-form .consent-field input { width: 18px; height: 18px; flex: 0 0 18px; margin-top: 3px; }
.contact-form .consent-field span { color: #40534f; line-height: 1.5; }
.form-submit { width: 100%; border: 0; }
.form-submit:disabled { cursor: wait; opacity: .7; }
.form-status { min-height: 1.35em; margin: 14px 0 0; font-size: .82rem; font-weight: 700; }
.form-status.success { color: #176343; }
.form-status.error { color: #9f3329; }
.form-note { margin: 12px 0 0; color: var(--muted); font-size: .75rem; }

.site-footer { padding: 62px 0 22px; background: #0b201e; color: #dbe7e3; }
.footer-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(180px, 1fr)); gap: 34px; }
.footer-grid > div { display: flex; flex-direction: column; align-items: flex-start; gap: 6px; }
.footer-brand { color: var(--gold); font: 600 1.6rem var(--serif); }
.footer-grid strong:not(.footer-brand) { margin-bottom: 7px; color: white; font-size: .78rem; letter-spacing: .12em; text-transform: uppercase; }
.footer-grid p, .footer-grid a, .footer-grid span { margin: 0; color: #b6c9c4; font-size: .86rem; text-decoration: none; }
.footer-grid a:hover { color: var(--gold); }
.footer-social-links { display: grid; grid-template-columns: 1fr 1fr; gap: 9px; width: 100%; }
.footer-grid .social-link { display: flex; align-items: center; gap: 8px; min-height: 54px; padding: 9px 11px; border: 1px solid rgba(255,255,255,.2); border-radius: 4px; color: white; font-weight: 800; box-shadow: 0 6px 14px rgba(0,0,0,.14); transition: transform .18s ease, filter .18s ease; }
.footer-grid .social-link:hover { color: white; transform: translateY(-2px); filter: brightness(1.1); }
.social-link .social-icon { display: inline-grid; place-items: center; flex: 0 0 24px; width: 24px; height: 24px; border-radius: 3px; background: rgba(255,255,255,.18); color: white; font-weight: 900; }
.social-link .social-button-text { display: grid; flex: 1; color: white; font-size: .8rem; line-height: 1.15; }
.social-button-text small { margin-top: 3px; color: rgba(255,255,255,.78); font-size: .62rem; font-weight: 600; }
.social-link .external-arrow { color: white; font-size: 1rem; }
.social-link.facebook { background: #1877f2; }
.social-link.linkedin { background: #0a66c2; }
.social-link.instagram { background: linear-gradient(135deg, #833ab4, #fd1d1d 55%, #fcb045); }
.legal-row { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px 26px; margin-top: 44px; padding-top: 20px; border-top: 1px solid rgba(255,255,255,.12); color: #94aaa4; font-size: .72rem; }
.compliance-marks { display: flex; flex-wrap: wrap; gap: 18px; }
.compliance-mark { display: flex; align-items: center; gap: 9px; }
.compliance-mark img { width: 42px; height: 42px; padding: 4px; object-fit: contain; background: #fff; border-radius: 3px; }

.legal-page { min-height: 100vh; background: var(--cream); }
.legal-header { position: static; }
.legal-header .brand { text-decoration: none; }
.legal-main { padding-block: 72px 100px; }
.legal-card { max-width: 860px; padding: clamp(30px, 6vw, 72px); background: var(--paper); box-shadow: var(--shadow); }
.legal-card h1 { margin: 0 0 14px; color: var(--forest); font: 500 clamp(2.6rem, 6vw, 4.8rem)/1 var(--serif); letter-spacing: -.04em; }
.legal-card h2 { margin: 42px 0 10px; color: var(--forest); font: 600 1.45rem/1.25 var(--serif); }
.legal-card p, .legal-card li { color: var(--muted); }
.legal-card ul { padding-left: 22px; }
.legal-card .effective-date { margin-bottom: 36px; color: var(--copper); font-weight: 800; }
.legal-card a { color: var(--forest); font-weight: 700; }
.legal-back { display: inline-flex; margin-bottom: 28px; color: var(--forest); font-weight: 800; text-decoration: none; }
.legal-back:hover { color: var(--copper); }

.area-page { min-height: 100vh; background: var(--cream); }
.area-page .site-header { position: static; }
.area-hero { padding-block: 94px 76px; background: var(--forest-deep); color: white; }
.area-hero .eyebrow { color: var(--gold); }
.area-hero h1 { max-width: 850px; margin: 0; font: 500 clamp(3rem, 7vw, 6.2rem)/.95 var(--serif); letter-spacing: -.045em; }
.area-hero p:last-child { max-width: 720px; margin: 28px 0 0; color: #d3dfdc; font-size: 1.1rem; }
.area-content { display: grid; grid-template-columns: 1.25fr .75fr; gap: 70px; padding-block: 84px 105px; }
.area-content h2 { margin: 0 0 18px; color: var(--forest); font: 500 clamp(2rem, 4vw, 3.4rem)/1.05 var(--serif); }
.area-content h3 { margin: 38px 0 10px; color: var(--forest); font: 600 1.45rem/1.25 var(--serif); }
.area-content p, .area-content li { color: var(--muted); }
.area-content ul { display: grid; gap: 10px; padding-left: 20px; }
.area-sidebar { align-self: start; padding: 30px; background: var(--paper); box-shadow: var(--shadow); }
.area-sidebar strong { display: block; color: var(--forest); font: 600 1.5rem var(--serif); }
.area-sidebar p { margin: 10px 0 22px; }
.area-links { display: grid; gap: 8px; margin-top: 26px; }
.area-links a { color: var(--forest); font-weight: 800; }

@media (max-width: 900px) {
  .site-header { min-height: 72px; }
  .nav-toggle { display: block; }
  .site-nav { display: none; position: absolute; left: 0; right: 0; top: 72px; flex-direction: column; align-items: stretch; gap: 0; padding: 12px 20px 22px; background: var(--paper); border-bottom: 1px solid var(--line); box-shadow: 0 18px 35px rgba(16,44,41,.13); }
  .site-nav.open { display: flex; }
  .site-nav a { padding: 12px; }
  .nav-call { margin-top: 7px; text-align: center; }
  .hero { min-height: 780px; align-items: flex-start; }
  .hero-image { object-position: 62% center; }
  .hero-content { padding-top: 105px; }
  .hero-card { left: 20px; right: auto; }
  .intro, .first-home-grid, .about, .reviews-heading, .areas-heading, .contact-grid { grid-template-columns: 1fr; gap: 46px; }
  .area-content { grid-template-columns: 1fr; gap: 42px; }
  .intro { align-items: start; gap: 28px; }
  .pathways { grid-template-columns: 1fr; }
  .path-card { min-height: auto; }
  .key-art { min-height: 280px; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.14); }
  .key-art svg { width: min(300px, 80%); }
  .about { gap: 52px; }
  .headshot-card { width: min(360px, 100%); }
  .review-grid { grid-template-columns: 1fr; }
  .review-card { min-height: auto; }
  .review-card.featured { transform: none; }
  .area-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 600px) {
  .shell { width: min(100% - 28px, 1160px); }
  .brand small { display: none; }
  .hero { min-height: 735px; }
  .hero h1 { font-size: clamp(3.25rem, 16vw, 4.7rem); }
  .hero-content { padding-top: 84px; }
  .hero-copy { max-width: 92%; }
  .hero-actions { align-items: stretch; flex-direction: column; width: min(100%, 330px); }
  .hero-card { left: 14px; width: calc(100% - 28px); padding: 18px 20px; }
  .intro { padding-block: 82px 58px; }
  .pathways { padding-bottom: 80px; }
  .path-card { padding: 32px 24px 38px; }
  .card-number { font-size: 6rem; }
  .first-home-grid { padding-block: 54px 72px; }
  .about { padding-block: 82px; }
  .contact { padding-block: 80px; }
  .contact-grid { gap: 38px; }
  .field-row, .footer-grid { grid-template-columns: 1fr; }
  .legal-row { flex-direction: column; }
}

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