@font-face { font-family: "Cormorant Garamond"; src: url("assets/fonts/cormorant-500.ttf") format("truetype"); font-weight: 500; font-style: normal; font-display: swap; }
@font-face { font-family: "Cormorant Garamond"; src: url("assets/fonts/cormorant-600.ttf") format("truetype"); font-weight: 600; font-style: normal; font-display: swap; }
@font-face { font-family: "Cormorant Garamond"; src: url("assets/fonts/cormorant-italic-500.ttf") format("truetype"); font-weight: 500; font-style: italic; font-display: swap; }
@font-face { font-family: "DM Sans"; src: url("assets/fonts/dm-sans-400.ttf") format("truetype"); font-weight: 400; font-style: normal; font-display: swap; }
@font-face { font-family: "DM Sans"; src: url("assets/fonts/dm-sans-500.ttf") format("truetype"); font-weight: 500; font-style: normal; font-display: swap; }
@font-face { font-family: "DM Sans"; src: url("assets/fonts/dm-sans-600.ttf") format("truetype"); font-weight: 600; font-style: normal; font-display: swap; }

:root {
  --ink: #18312b;
  --pine: #244a3c;
  --parchment: #f5f0e8;
  --paper: #fffcf7;
  --clay: #b86f55;
  --mist: #dde8e2;
  --blue: #b8d2da;
  --muted: #61706a;
  --line: #d5d9d3;
  --white: #fff;
  --max: 1248px;
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "DM Sans", Arial, sans-serif;
  --ease: cubic-bezier(.2,.7,.2,1);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font: 400 16px/1.625 var(--sans); -webkit-font-smoothing: antialiased; }
body.menu-open { overflow: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, textarea { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
button { cursor: pointer; }
:focus-visible { outline: 3px solid var(--clay); outline-offset: 4px; }
.shell { width: min(calc(100% - 64px), var(--max)); margin: 0 auto; }
.skip-link { position: fixed; z-index: 50; top: 12px; left: 12px; padding: 10px 14px; color: var(--paper); background: var(--pine); transform: translateY(-150%); transition: transform .2s var(--ease); }
.skip-link:focus { transform: translateY(0); }

.site-header { position: relative; z-index: 20; background: var(--paper); border-bottom: 1px solid var(--line); }
.header-inner { min-height: 82px; display: flex; align-items: center; justify-content: space-between; gap: 32px; }
.brand { display: inline-flex; align-items: center; }
.brand-mark { width: 178px; height: 40px; object-fit: contain; object-position: left center; }
.brand-mark-light { width: 198px; }
.menu-toggle { display: none; border: 0; background: transparent; color: var(--ink); padding: 8px 0; }
.menu-toggle-label { font-size: 11px; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; }
.menu-toggle-icon { display: inline-grid; gap: 5px; margin-left: 10px; vertical-align: middle; }
.menu-toggle-icon i { display: block; width: 18px; height: 1px; background: currentColor; transition: transform .2s var(--ease); }
.site-nav { display: flex; align-items: center; gap: 28px; font-size: 12px; font-weight: 500; letter-spacing: .04em; }
.site-nav > a:not(.button), .footer-links a { transition: color .2s var(--ease); }
.site-nav > a:not(.button):hover, .footer-links a:hover { color: var(--clay); }
.header-phone { color: var(--pine); font-weight: 600; }

.button { display: inline-flex; align-items: center; justify-content: center; gap: 12px; min-height: 52px; border: 1px solid transparent; padding: 0 21px; font-size: 12px; font-weight: 600; letter-spacing: .05em; line-height: 1; transition: color .2s var(--ease), background .2s var(--ease), border-color .2s var(--ease), transform .2s var(--ease); }
.button:hover { transform: translateY(-2px); }
.button-primary { color: var(--paper); background: var(--pine); }
.button-primary:hover { background: var(--ink); }
.button-dark { color: var(--paper); background: var(--ink); }
.button-dark:hover { background: var(--clay); }
.button-small { min-height: 42px; padding-inline: 16px; font-size: 11px; }
.text-link { display: inline-flex; align-items: center; gap: 11px; padding-bottom: 5px; border-bottom: 1px solid currentColor; font-size: 12px; font-weight: 600; letter-spacing: .05em; transition: color .2s var(--ease), gap .2s var(--ease); }
.text-link:hover { color: var(--clay); gap: 15px; }
.text-link-dark { color: var(--pine); }

.hero { display: grid; grid-template-columns: minmax(0, .92fr) minmax(0, 1.08fr); min-height: 640px; background: var(--pine); color: var(--paper); }
.hero-copy { display: flex; flex-direction: column; justify-content: center; padding: 88px max(32px, calc((100vw - var(--max)) / 2)) 82px max(32px, calc((100vw - var(--max)) / 2)); padding-right: clamp(36px, 7vw, 110px); }
.hero-visual { position: relative; min-height: 640px; overflow: hidden; }
.hero-visual::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(36,74,60,.18), transparent 38%), linear-gradient(0deg, rgba(24,49,43,.35), transparent 35%); pointer-events: none; }
.hero-visual img { width: 100%; height: 100%; object-fit: cover; object-position: 57% center; }
.image-caption { position: absolute; z-index: 1; right: 28px; bottom: 22px; margin: 0; color: rgba(255,252,247,.83); font-size: 11px; letter-spacing: .05em; }
.eyebrow { margin: 0 0 22px; color: var(--clay); font-size: 11px; font-weight: 600; letter-spacing: .16em; line-height: 1.4; text-transform: uppercase; }
.eyebrow-light { color: var(--blue); }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { font-family: var(--serif); font-weight: 600; letter-spacing: -.025em; }
h1 { max-width: 540px; margin-bottom: 24px; font-size: clamp(54px, 6vw, 88px); line-height: .94; }
h1 em { color: var(--blue); font-weight: 500; }
.hero-lede { max-width: 500px; margin-bottom: 34px; color: rgba(255,252,247,.82); font-size: 19px; line-height: 1.55; }
.hero-actions { display: flex; align-items: center; gap: 25px; flex-wrap: wrap; }
.hero-actions .text-link { color: var(--paper); }
.hero-note { display: flex; align-items: center; gap: 9px; margin: 50px 0 0; color: rgba(255,252,247,.62); font-size: 11px; letter-spacing: .035em; }
.note-dot { width: 7px; height: 7px; border-radius: 50%; background: var(--clay); }

.proof-strip { background: var(--parchment); border-bottom: 1px solid var(--line); }
.proof-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.proof-item { min-height: 116px; display: grid; grid-template-columns: auto 1fr; align-content: center; column-gap: 13px; padding: 19px 22px; border-left: 1px solid var(--line); }
.proof-item:last-child { border-right: 1px solid var(--line); }
.proof-index { grid-row: 1 / span 2; color: var(--clay); font-size: 11px; font-weight: 600; }
.proof-item strong { font-size: 12px; font-weight: 600; line-height: 1.3; }
.proof-item span:last-child { color: var(--muted); font-size: 11px; line-height: 1.45; }

.section { padding: 132px 0; }
.section-heading { margin-bottom: 58px; }
.split-heading { display: grid; grid-template-columns: minmax(0, 1fr) 310px; align-items: end; gap: 50px; }
h2 { max-width: 720px; margin-bottom: 0; font-size: clamp(44px, 5vw, 66px); line-height: .98; }
.heading-aside { max-width: 300px; margin: 0 0 4px; color: var(--muted); font-size: 14px; line-height: 1.65; }
.path-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.path-card { min-height: 355px; display: flex; flex-direction: column; padding: 27px 28px 29px; border-top: 3px solid var(--clay); background: var(--parchment); }
.path-card-sell { border-color: var(--blue); background: var(--mist); }
.path-card-relocate { border-color: var(--pine); background: var(--pine); color: var(--paper); }
.path-card-top { display: flex; align-items: center; justify-content: space-between; margin-bottom: 40px; }
.path-number, .path-arrow { color: var(--clay); font-size: 12px; font-weight: 600; }
.path-card-sell .path-number, .path-card-sell .path-arrow { color: var(--pine); }
.path-card-relocate .path-number, .path-card-relocate .path-arrow { color: var(--blue); }
.path-label { margin-bottom: 12px; color: var(--muted); font-size: 11px; font-weight: 600; letter-spacing: .13em; text-transform: uppercase; }
.path-card-relocate .path-label { color: var(--blue); }
.path-card h3 { margin-bottom: 15px; font-size: 38px; line-height: .98; }
.path-card > p:not(.path-label) { max-width: 300px; margin-bottom: 26px; color: var(--muted); font-size: 14px; line-height: 1.6; }
.path-card-relocate > p:not(.path-label) { color: rgba(255,252,247,.72); }
.card-link { display: inline-flex; align-items: center; gap: 12px; margin-top: auto; padding-top: 20px; border-top: 1px solid rgba(24,49,43,.16); font-size: 12px; font-weight: 600; transition: color .2s var(--ease), gap .2s var(--ease); }
.card-link:hover { color: var(--clay); gap: 17px; }
.path-card-relocate .card-link { border-color: rgba(255,252,247,.25); }

.about-section { background: var(--parchment); }
.about-grid { display: grid; grid-template-columns: minmax(300px, .82fr) minmax(0, 1.18fr); align-items: center; gap: clamp(60px, 10vw, 150px); }
.portrait-wrap { position: relative; max-width: 425px; }
.portrait-wrap::before { content: ""; position: absolute; z-index: 0; top: 24px; left: -24px; width: 100%; height: 100%; border: 1px solid var(--clay); }
.portrait-wrap img { position: relative; z-index: 1; width: 100%; aspect-ratio: .875; object-fit: cover; object-position: center top; filter: saturate(.83); }
.portrait-caption { position: relative; z-index: 2; width: calc(100% - 32px); margin: -46px 0 0 32px; padding: 15px 18px; color: var(--paper); background: var(--pine); font-size: 15px; line-height: 1.25; }
.portrait-caption span { color: var(--blue); font: 10px/1.4 var(--sans); letter-spacing: .07em; text-transform: uppercase; }
.about-copy h2 { max-width: 610px; margin-bottom: 30px; }
.about-copy > p:not(.eyebrow) { max-width: 570px; margin-bottom: 21px; color: var(--muted); font-size: 15px; line-height: 1.7; }
.about-copy .body-large { color: var(--ink) !important; font-size: 20px !important; line-height: 1.5 !important; }
.credential-list { display: flex; flex-wrap: wrap; gap: 8px 18px; margin: 32px 0 34px; padding-top: 20px; border-top: 1px solid var(--line); color: var(--pine); font-size: 11px; font-weight: 600; letter-spacing: .08em; }

.approach-section { color: var(--paper); background: var(--ink); }
.approach-heading { display: flex; align-items: end; justify-content: space-between; gap: 50px; }
.approach-heading h2 { max-width: 620px; }
.process-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(255,252,247,.25); }
.process-item { display: grid; grid-template-columns: auto 1fr; gap: 24px; padding: 28px 28px 0 0; border-right: 1px solid rgba(255,252,247,.25); }
.process-item:not(:first-child) { padding-left: 28px; }
.process-item:last-child { border-right: 0; }
.process-number { color: var(--clay); font-size: 12px; font-weight: 600; }
.process-item h3 { margin-bottom: 15px; color: var(--paper); font-size: 31px; line-height: 1; }
.process-item p { max-width: 255px; margin: 0; color: rgba(255,252,247,.62); font-size: 13px; line-height: 1.65; }

.areas-section { background: var(--mist); }
.areas-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: start; }
.areas-grid h2 { max-width: 500px; }
.area-list { display: flex; flex-wrap: wrap; align-content: start; gap: 0; padding-top: 5px; }
.area-list span { padding: 15px 18px; border-bottom: 1px solid rgba(36,74,60,.2); color: var(--pine); font-family: var(--serif); font-size: 25px; line-height: 1; }

.contact-section { background: var(--paper); }
.contact-grid { display: grid; grid-template-columns: minmax(0, .85fr) minmax(390px, .75fr); justify-content: space-between; gap: 110px; }
.contact-copy h2 { max-width: 520px; margin-bottom: 28px; }
.contact-copy .body-large { max-width: 480px; color: var(--muted); font-size: 19px; line-height: 1.55; }
.contact-details { display: grid; gap: 8px; margin-top: 44px; color: var(--pine); font-size: 14px; font-weight: 500; }
.contact-details a:hover { color: var(--clay); }
.contact-details address { margin-top: 9px; color: var(--muted); font-size: 12px; font-style: normal; line-height: 1.6; }
.contact-form { padding: 32px; background: var(--parchment); }
.form-row { margin-bottom: 22px; }
.form-row label { display: block; margin-bottom: 8px; color: var(--pine); font-size: 11px; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.form-row input, .form-row textarea { width: 100%; padding: 13px 12px; border: 1px solid var(--line); border-radius: 0; color: var(--ink); background: var(--paper); font-size: 15px; transition: border-color .2s var(--ease), box-shadow .2s var(--ease); }
.form-row textarea { min-height: 122px; resize: vertical; }
.form-row input:focus, .form-row textarea:focus { outline: 0; border-color: var(--pine); box-shadow: 0 0 0 3px rgba(36,74,60,.13); }
.form-row input[aria-invalid="true"], .form-row textarea[aria-invalid="true"] { border-color: var(--clay); }
.contact-form .button { width: 100%; }
.form-status { min-height: 24px; margin: 17px 0 0; color: var(--pine); font-size: 12px; line-height: 1.5; }

.site-footer { color: var(--paper); background: var(--ink); }
.footer-top { display: grid; grid-template-columns: 1fr auto auto; align-items: center; gap: 50px; min-height: 190px; }
.footer-brand p { margin: 16px 0 0; color: rgba(255,252,247,.55); font-family: var(--serif); font-size: 21px; }
.footer-links { display: flex; flex-wrap: wrap; gap: 24px; color: rgba(255,252,247,.75); font-size: 11px; font-weight: 500; letter-spacing: .05em; }
.footer-phone { color: var(--blue); font-size: 13px; font-weight: 600; }
.footer-bottom { display: flex; justify-content: space-between; gap: 30px; padding: 20px 0 25px; border-top: 1px solid rgba(255,252,247,.2); color: rgba(255,252,247,.48); font-size: 10px; line-height: 1.5; }
.footer-bottom p { margin: 0; }
.footer-bottom a { color: var(--blue); }

@media (max-width: 1100px) {
  .site-nav { gap: 17px; }
  .site-nav .header-phone { display: none; }
  .hero-copy { padding-right: 50px; }
  .about-grid { gap: 65px; }
  .contact-grid { gap: 65px; }
}

@media (max-width: 800px) {
  .shell { width: min(calc(100% - 40px), var(--max)); }
  .header-inner { min-height: 72px; }
  .brand-mark { width: 158px; height: auto; }
  .menu-toggle { display: block; }
  .site-nav { position: absolute; inset: 72px 0 auto; display: grid; gap: 0; padding: 14px 20px 24px; color: var(--paper); background: var(--pine); box-shadow: 0 16px 24px rgba(24,49,43,.15); transform: translateY(-120%); transition: transform .25s var(--ease); }
  .site-nav.is-open { transform: translateY(0); }
  .site-nav > a:not(.button), .site-nav .header-phone { display: block; padding: 14px 0; border-bottom: 1px solid rgba(255,252,247,.2); }
  .site-nav .header-phone { color: var(--blue); }
  .site-nav .button { width: 100%; margin-top: 18px; color: var(--ink); background: var(--paper); }
  .menu-open .menu-toggle { color: var(--paper); }
  .menu-open .menu-toggle-icon i:first-child { transform: translateY(3px) rotate(45deg); }
  .menu-open .menu-toggle-icon i:last-child { transform: translateY(-3px) rotate(-45deg); }
  .hero { grid-template-columns: 1fr; min-height: 0; }
  .hero-copy { min-height: 545px; padding: 70px 20px 60px; }
  .hero-visual { min-height: 390px; }
  .hero-visual img { object-position: 57% center; }
  .proof-grid { grid-template-columns: repeat(2, 1fr); }
  .proof-item { min-height: 105px; padding-inline: 15px; }
  .proof-item:nth-child(2) { border-right: 1px solid var(--line); }
  .proof-item:nth-child(n+3) { border-top: 1px solid var(--line); }
  .section { padding: 90px 0; }
  .split-heading, .areas-grid { grid-template-columns: 1fr; gap: 25px; }
  .section-heading { margin-bottom: 42px; }
  .heading-aside { max-width: 520px; }
  .path-grid { grid-template-columns: 1fr; gap: 13px; }
  .path-card { min-height: 300px; }
  .about-grid, .contact-grid { grid-template-columns: 1fr; gap: 62px; }
  .portrait-wrap { width: min(100%, 410px); }
  .about-copy h2 { max-width: 600px; }
  .approach-heading { display: block; }
  .process-grid { grid-template-columns: 1fr; }
  .process-item, .process-item:not(:first-child) { grid-template-columns: 42px 1fr; padding: 25px 0; border-right: 0; border-bottom: 1px solid rgba(255,252,247,.25); }
  .process-item:last-child { border-bottom: 0; }
  .process-item h3 { font-size: 29px; }
  .contact-form { padding: 25px; }
  .footer-top { grid-template-columns: 1fr; gap: 25px; min-height: 0; padding-top: 62px; padding-bottom: 45px; }
  .footer-links { gap: 18px; }
  .footer-bottom { display: grid; gap: 10px; padding-bottom: 25px; }
}

@media (max-width: 460px) {
  .shell { width: min(calc(100% - 32px), var(--max)); }
  .hero-copy { min-height: 540px; padding-inline: 16px; }
  h1 { font-size: 58px; }
  h2 { font-size: 46px; }
  .hero-lede { font-size: 17px; }
  .hero-actions { align-items: stretch; flex-direction: column; }
  .hero-actions .button { width: 100%; }
  .hero-actions .text-link { align-self: flex-start; }
  .hero-note { margin-top: 38px; }
  .hero-visual { min-height: 310px; }
  .image-caption { right: 14px; bottom: 14px; font-size: 9px; }
  .proof-grid { grid-template-columns: 1fr; }
  .proof-item, .proof-item:nth-child(n+3) { min-height: 78px; border-top: 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .proof-item:last-child { border-bottom: 0; }
  .section { padding: 76px 0; }
  .path-card { min-height: 320px; padding: 23px; }
  .path-card h3 { font-size: 36px; }
  .portrait-wrap::before { top: 14px; left: -12px; }
  .portrait-caption { width: calc(100% - 16px); margin-left: 16px; }
  .contact-grid { gap: 45px; }
  .contact-form { padding: 20px 17px; }
  .area-list span { padding-inline: 13px; font-size: 23px; }
  .footer-phone { font-size: 15px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .001ms !important; animation-duration: .001ms !important; animation-iteration-count: 1 !important; }
}