:root {
  --ivory: #FAF8F3;
  --evergreen: #18352F;
  --sandstone: #E9E0D0;
  --sage: #829487;
  --clay: #B95E3B;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; overflow-x: hidden; background: var(--ivory); color: var(--evergreen); font-family: "Avenir Next", "Source Sans 3", "Segoe UI", sans-serif; font-size: 16px; line-height: 1.65; }
img { display: block; max-width: 100%; }
a { color: inherit; text-underline-offset: .22em; }
button, input, textarea { font: inherit; }
button { color: inherit; }
h1, h2, h3, p, blockquote { margin-top: 0; }
h1, h2 { font-family: "Cormorant Garamond", "DM Serif Display", Georgia, serif; font-weight: 500; letter-spacing: -.035em; line-height: .98; }
h1 { margin-bottom: 1.5rem; font-size: clamp(3.5rem, 7.2vw, 7.3rem); max-width: 830px; }
h2 { margin-bottom: 1.5rem; font-size: clamp(2.6rem, 5vw, 5rem); max-width: 750px; }
h3 { line-height: 1.25; }
section, footer { scroll-margin-top: 88px; }

.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; top: 8px; left: 8px; padding: .7rem 1rem; background: var(--evergreen); color: var(--ivory); transform: translateY(-150%); }
.skip-link:focus { transform: translateY(0); }
:focus-visible { outline: 3px solid var(--clay); outline-offset: 4px; }
.eyebrow { margin-bottom: 1.4rem; color: var(--clay); font-size: .75rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.button { display: inline-flex; min-height: 48px; align-items: center; justify-content: center; padding: .85rem 1.35rem; border: 1px solid var(--evergreen); background: var(--evergreen); color: var(--ivory); font-size: .8rem; font-weight: 700; letter-spacing: .035em; text-align: center; text-decoration: none; transition: background-color .2s ease, color .2s ease, transform .2s ease; }
.button:hover { background: var(--clay); border-color: var(--clay); transform: translateY(-2px); }
.button-small { min-height: 44px; padding: .6rem 1rem; }
.text-link { display: inline-flex; min-height: 44px; align-items: center; gap: .7rem; font-size: .85rem; font-weight: 700; text-decoration: none; border-bottom: 1px solid var(--sage); }
.text-link span { transition: transform .2s ease; }
.text-link:hover span { transform: translateX(4px); }

.site-header { position: sticky; z-index: 50; top: 0; background: color-mix(in srgb, var(--ivory) 94%, transparent); border-bottom: 1px solid var(--sandstone); backdrop-filter: blur(12px); }
.header-inner { display: flex; max-width: 1440px; height: 82px; align-items: center; justify-content: space-between; margin: auto; padding: 0 clamp(1.2rem, 4vw, 4.5rem); }
.brand, .footer-brand { display: inline-flex; min-height: 44px; align-items: center; gap: .75rem; font-family: Georgia, serif; font-size: 1rem; font-weight: 600; text-decoration: none; }
.brand img { width: 44px; height: 44px; object-fit: cover; clip-path: inset(36%); transform: scale(3.1); }
.site-nav { display: flex; align-items: center; gap: clamp(.4rem, 2vw, 2rem); }
.site-nav > a:not(.button) { display: inline-flex; min-height: 44px; align-items: center; font-size: .78rem; font-weight: 650; letter-spacing: .03em; text-decoration: none; }
.site-nav > a:not(.button):hover { color: var(--clay); }
.menu-toggle { display: none; width: 48px; height: 48px; padding: 0; border: 0; background: transparent; }
.menu-toggle > span:not(.sr-only) { display: block; width: 24px; height: 1px; margin: 6px auto; background: var(--evergreen); transition: transform .2s ease; }

.hero { display: grid; max-width: 1440px; grid-template-columns: minmax(0, 1.35fr) minmax(390px, .65fr); align-items: center; gap: clamp(2rem, 6vw, 7rem); margin: auto; padding: clamp(5rem, 9vw, 9rem) clamp(1.2rem, 7vw, 7rem); }
.hero-lede { max-width: 625px; margin-bottom: 2rem; color: color-mix(in srgb, var(--evergreen) 76%, var(--ivory)); font-size: clamp(1.05rem, 1.5vw, 1.28rem); }
.hero-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 1.5rem; }
.parcel-art { display: grid; width: min(100%, 470px); aspect-ratio: .9; grid-template-columns: repeat(2, 1fr); grid-template-rows: repeat(2, 1fr); gap: .55rem; justify-self: end; padding: .55rem; border: 1px solid var(--sandstone); overflow: hidden; background: color-mix(in srgb, var(--sandstone) 30%, var(--ivory)); }
.parcel-art img { width: 100%; height: 100%; object-fit: cover; }
.parcel { position: absolute; border: 1px solid var(--sage); }
.parcel-one { inset: -8% 45% 58% -9%; transform: rotate(8deg); }
.parcel-two { inset: 10% -12% 50% 57%; transform: rotate(-6deg); background: color-mix(in srgb, var(--sage) 14%, transparent); }
.parcel-three { inset: 55% 51% -13% -14%; transform: rotate(-4deg); background: color-mix(in srgb, var(--sandstone) 60%, transparent); }
.parcel-four { inset: 48% -18% -14% 42%; transform: rotate(7deg); border-color: var(--clay); }
.mark-frame { position: absolute; z-index: 2; width: 46%; aspect-ratio: 1; left: 27%; top: 27%; border: 1px solid var(--sandstone); border-radius: 50%; overflow: hidden; background: var(--ivory); box-shadow: 0 20px 55px color-mix(in srgb, var(--evergreen) 13%, transparent); }
.mark-frame img { width: 100%; height: 100%; object-fit: cover; clip-path: inset(34%); transform: scale(3); }

.trust-strip { display: grid; grid-template-columns: repeat(3, 1fr); max-width: 1440px; margin: auto; padding: 0 clamp(1.2rem, 4vw, 4.5rem); border-block: 1px solid var(--sandstone); }
.trust-strip p { min-height: 92px; display: flex; align-items: center; justify-content: center; margin: 0; padding: 1rem; font-family: Georgia, serif; font-size: clamp(.96rem, 1.4vw, 1.15rem); text-align: center; }
.trust-strip p + p { border-left: 1px solid var(--sandstone); }
.section { max-width: 1440px; margin: auto; padding: clamp(5.5rem, 10vw, 10rem) clamp(1.2rem, 7vw, 7rem); }
.section-heading { display: grid; grid-template-columns: .55fr 1.45fr; column-gap: 3rem; }
.section-heading .eyebrow { grid-column: 1; }
.section-heading h2, .section-heading > p:not(.eyebrow) { grid-column: 2; }
.section-heading > p:not(.eyebrow) { max-width: 580px; color: color-mix(in srgb, var(--evergreen) 76%, var(--ivory)); }
.steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; margin: 4rem 0 0; padding: 0; list-style: none; border-top: 1px solid var(--sage); }
.steps li { min-width: 0; padding: 2rem clamp(1rem, 3vw, 2.5rem) 0 0; }
.steps li + li { padding-left: clamp(1rem, 3vw, 2.5rem); border-left: 1px solid var(--sandstone); }
.step-number { display: block; margin-bottom: 3.8rem; color: var(--clay); font-family: Georgia, serif; font-size: .88rem; }
.steps h3 { max-width: 310px; font-family: Georgia, serif; font-size: clamp(1.3rem, 2vw, 1.8rem); font-weight: 500; }
.steps p { max-width: 330px; margin-bottom: 0; color: color-mix(in srgb, var(--evergreen) 72%, var(--ivory)); font-size: .94rem; }

.about { display: grid; max-width: none; grid-template-columns: minmax(260px, 390px) minmax(0, 690px); justify-content: center; align-items: center; gap: clamp(3rem, 9vw, 9rem); padding-block: 1.5rem; background: var(--evergreen); color: var(--ivory); }
.about-portrait img {
  height: auto; width: 100%; aspect-ratio: .78; object-fit: cover; object-position: 50% 20%; }
.portrait-caption { display: flex; justify-content: space-between; padding-top: .7rem; border-top: 1px solid var(--sage); margin-top: .8rem; color: var(--sandstone); font-size: .7rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.about .eyebrow { color: var(--sandstone); }
.about blockquote { margin: 2.5rem 0; padding-left: clamp(1.2rem, 3vw, 2rem); border-left: 2px solid var(--clay); font-family: Georgia, serif; font-size: clamp(1.25rem, 2.2vw, 1.75rem); line-height: 1.55; }
.signature { font-weight: 700; }
.signature span { display: block; color: var(--sandstone); font-size: .78rem; font-weight: 400; }
.property-types { padding-top: clamp(5.5rem, 10vw, 9rem); }
.property-grid { display: grid; grid-template-columns: repeat(2, 1fr); margin: 4rem 0 0; padding: 0; border-top: 1px solid var(--sage); list-style: none; }
.property-grid li { display: flex; min-height: 145px; align-items: center; gap: 2rem; padding: 1.5rem; border-bottom: 1px solid var(--sandstone); font-family: Georgia, serif; font-size: clamp(1.3rem, 2.3vw, 2rem); }
.property-grid li:nth-child(odd) { border-right: 1px solid var(--sandstone); padding-left: 0; }
.property-grid li span { color: var(--clay); font-family: inherit; font-size: .7rem; }

.faq { display: grid; grid-template-columns: .75fr 1.25fr; gap: clamp(2.5rem, 7vw, 8rem); background: color-mix(in srgb, var(--sandstone) 36%, var(--ivory)); }
.faq .section-heading { display: block; }
.accordion { border-top: 1px solid var(--sage); }
.faq-item { border-bottom: 1px solid var(--sage); }
.faq-item h3 { margin: 0; }
.faq-item button { display: flex; width: 100%; min-height: 76px; align-items: center; justify-content: space-between; gap: 1rem; padding: 1rem 0; border: 0; background: transparent; font-family: Georgia, serif; font-size: clamp(1.05rem, 1.8vw, 1.35rem); text-align: left; cursor: pointer; }
.faq-item button span { position: relative; flex: 0 0 20px; height: 20px; }
.faq-item button span::before, .faq-item button span::after { content: ""; position: absolute; top: 10px; left: 2px; width: 16px; height: 1px; background: var(--evergreen); transition: transform .2s ease; }
.faq-item button span::after { transform: rotate(90deg); }
.faq-item button[aria-expanded="true"] span::after { transform: rotate(0); }
.faq-answer p { margin: 0; padding: 0 2.5rem 1.5rem 0; color: color-mix(in srgb, var(--evergreen) 76%, var(--ivory)); }

.contact { display: grid; grid-template-columns: .75fr 1.25fr; gap: clamp(3rem, 9vw, 9rem); padding: clamp(5.5rem, 10vw, 10rem) max(clamp(1.2rem, 7vw, 7rem), calc((100vw - 1440px) / 2 + 7rem)); background: var(--sandstone); }
.contact-intro > p:not(.eyebrow):not(.privacy-note) { max-width: 480px; }
.privacy-note { max-width: 430px; margin-top: 2.5rem; padding-top: 1.2rem; border-top: 1px solid var(--sage); font-size: .82rem; }
.contact-form { display: grid; gap: 1.25rem; }
.field-row { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1.25rem; }
.field { display: grid; gap: .4rem; }
.field label { font-size: .74rem; font-weight: 700; letter-spacing: .05em; }
.field input, .field textarea { width: 100%; min-height: 48px; padding: .7rem .8rem; border: 1px solid var(--sage); border-radius: 0; background: var(--ivory); color: var(--evergreen); }
.field textarea { resize: vertical; }
.field input[aria-invalid="true"] { border-color: var(--clay); }
.submit-button { width: fit-content; margin-top: .5rem; cursor: pointer; }
.form-status { min-height: 1.6em; margin: 0; font-size: .88rem; font-weight: 650; }

.site-footer { padding: 4rem max(clamp(1.2rem, 7vw, 7rem), calc((100vw - 1440px) / 2 + 7rem)) 2rem; background: var(--evergreen); color: var(--ivory); }
.footer-main, .footer-bottom { display: flex; justify-content: space-between; gap: 2rem; }
.footer-main { align-items: flex-start; padding-bottom: 4rem; }
.footer-brand img { width: 56px; height: 56px; object-fit: cover; clip-path: inset(36%); transform: scale(3.1); }
.footer-brand span { display: grid; font-family: "Avenir Next", "Source Sans 3", "Segoe UI", sans-serif; font-size: .76rem; font-weight: 400; }
.footer-brand strong { font-family: Georgia, serif; font-size: 1.1rem; }
.footer-contact { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: 1rem 2rem; }
.footer-contact a, .footer-bottom a { display: inline-flex; min-height: 44px; align-items: center; color: var(--ivory); font-size: .8rem; }
.footer-bottom { align-items: center; padding-top: 1.5rem; border-top: 1px solid color-mix(in srgb, var(--sandstone) 55%, transparent); color: color-mix(in srgb, var(--ivory) 76%, var(--evergreen)); font-size: .75rem; }
.footer-bottom p { margin: 0; }
.footer-bottom nav { display: flex; gap: 1.5rem; }
.anchor-target { display: none; }
.anchor-target:target { position: fixed; z-index: 20; inset: 0; display: block; overflow: auto; padding: clamp(2rem, 8vw, 7rem); background: var(--ivory); color: var(--evergreen); }
.anchor-target:target h2 { max-width: 900px; margin: 1rem auto 2rem; }
.anchor-target:target p { max-width: 900px; margin: 0 auto 1.25rem; color: color-mix(in srgb, var(--evergreen) 78%, var(--ivory)); }
.legal-close { display: inline-flex; min-height: 44px; align-items: center; justify-content: center; padding: 0 1rem; border: 1px solid var(--evergreen); color: var(--evergreen); font-size: .8rem; font-weight: 700; }
.reveal { opacity: 1; transform: none; }

@media (max-width: 900px) {
  .menu-toggle { display: block; }
  .site-nav { position: absolute; top: 82px; right: 0; left: 0; display: none; align-items: stretch; padding: 1rem 1.2rem 1.4rem; background: var(--ivory); border-bottom: 1px solid var(--sandstone); box-shadow: 0 14px 30px color-mix(in srgb, var(--evergreen) 10%, transparent); }
  .site-nav.is-open { display: grid; }
  .site-nav > a:not(.button) { padding: .35rem 0; }
  .menu-toggle[aria-expanded="true"] > span:nth-child(2) { transform: translateY(3.5px) rotate(45deg); }
  .menu-toggle[aria-expanded="true"] > span:nth-child(3) { transform: translateY(-3.5px) rotate(-45deg); }
  .hero { min-height: auto; grid-template-columns: 1fr; padding-top: 5rem; }
  .parcel-art { width: min(100%, 560px); justify-self: start; }
  .section-heading { display: block; }
  .about { grid-template-columns: minmax(220px, 320px) minmax(0, 1fr); gap: 3rem; }
  .faq, .contact { grid-template-columns: 1fr; }
  .faq .section-heading { max-width: 600px; }
}

@media (max-width: 640px) {
  h1 { max-width: 100%; font-size: clamp(2.75rem, 13vw, 3.45rem); line-height: 1; overflow-wrap: anywhere; }
  h2 { font-size: clamp(2.45rem, 12vw, 3.7rem); }
  .brand span { font-size: .9rem; }
  .hero { min-width: 0; gap: 2rem; padding-block: 4rem 5rem; padding-inline: 1.5rem; }
  .hero-copy, .hero-lede { min-width: 0; }
  .hero-lede { font-size: 1rem; overflow-wrap: anywhere; }
  .hero-actions { gap: .75rem 1rem; }
  .parcel-art { aspect-ratio: 1; }
  .trust-strip { grid-template-columns: 1fr; padding-inline: 1.2rem; }
  .trust-strip p { min-height: 70px; justify-content: flex-start; padding-left: 0; text-align: left; }
  .trust-strip p + p { border-top: 1px solid var(--sandstone); border-left: 0; }
  .steps { grid-template-columns: 1fr; }
  .steps li, .steps li + li { padding: 1.5rem 0 2.5rem; border-left: 0; border-bottom: 1px solid var(--sandstone); }
  .step-number { margin-bottom: 1.8rem; }
  .about { grid-template-columns: 1fr; }
  .about-portrait { max-width: 320px; }
  .property-grid { grid-template-columns: 1fr; }
  .property-grid li:nth-child(odd) { border-right: 0; }
  .property-grid li, .property-grid li:nth-child(odd) { min-height: 110px; padding: 1.2rem 0; }
  .field-row { grid-template-columns: 1fr; }
  .submit-button { width: 100%; }
  .footer-main, .footer-bottom { flex-direction: column; }
  .footer-main { padding-bottom: 2.5rem; }
  .footer-contact { justify-content: flex-start; }
  .footer-bottom { align-items: flex-start; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { scroll-behavior: auto !important; transition-duration: .01ms !important; animation-duration: .01ms !important; animation-iteration-count: 1 !important; }
  .reveal { opacity: 1; transform: none; }
}
.honey-field {
  position: absolute;
  left: -10000px;
  width: 1px;
  height: 1px;
  overflow: hidden;
}