:root{--ink:#1b2230;--green:#233047;--green-dark:#18222f;--gold:#c2a063;--blue:#5b7fc0;--cream:#ffffff;--sand:#f3f5f8;--line:#e3e7ee;--muted:#586273;--maxw:1120px;--radius:14px;--shadow:0 12px 34px rgba(27,34,48,.10);}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:Inter,system-ui,Arial,sans-serif;color:var(--ink);
  background:var(--cream);line-height:1.6;-webkit-font-smoothing:antialiased}
h1,h2,h3,h4{font-family:Montserrat,system-ui,Arial,sans-serif;line-height:1.15;margin:0 0 .5em;font-weight:700;letter-spacing:-.01em;color:var(--ink)}
h1{font-size:clamp(2rem,5vw,3.3rem)}
h2{font-size:clamp(1.6rem,3.5vw,2.4rem)}
p{margin:0 0 1rem}
a{color:var(--green);text-decoration:none}
a:hover{text-decoration:underline}
img{max-width:100%;height:auto;display:block}
.skip-link{position:absolute;left:-999px;top:0;background:var(--green);color:#fff;padding:.6rem 1rem;z-index:200}
.skip-link:focus{left:8px;top:8px}
.btn{display:inline-block;padding:.8rem 1.5rem;border-radius:999px;font-weight:600;
  text-decoration:none;cursor:pointer;border:2px solid transparent;transition:.15s;font-size:1rem}
.btn-primary{background:var(--green);color:#fff}
.btn-primary:hover{background:var(--green-dark);text-decoration:none}
.btn-ghost{background:transparent;color:var(--green);border-color:var(--green)}
.btn-ghost:hover{background:var(--green);color:#fff;text-decoration:none}
.btn-gold{background:var(--gold);color:#fff}
.btn-gold:hover{filter:brightness(.93);text-decoration:none}
.site-header{position:sticky;top:0;z-index:100;background:var(--green);
  border-bottom:1px solid rgba(255,255,255,.10);
  display:flex;align-items:center;justify-content:space-between;gap:1rem;
  padding:.7rem clamp(1rem,4vw,2rem)}
.brand{display:flex;align-items:center;gap:.6rem;text-decoration:none}
.brand img{border-radius:8px;background:#fff;object-fit:contain}
.brand-text{display:flex;flex-direction:column;line-height:1.1}
.brand-text strong{font-family:Montserrat,sans-serif;font-weight:700;font-size:1.15rem;color:#fff}
.brand-text em{font-style:normal;font-size:.72rem;letter-spacing:.04em;color:var(--gold);text-transform:uppercase}
.nav{display:flex;align-items:center;gap:.3rem}
.nav>a,.dropbtn{padding:.5rem .7rem;color:#eef1f6;font-weight:500;border-radius:8px}
.nav>a:hover,.dropbtn:hover{background:rgba(255,255,255,.12);color:#fff;text-decoration:none}
.nav-cta{background:var(--gold);color:#1b2230!important;font-weight:600}
.nav-cta:hover{filter:brightness(.95);color:#1b2230!important}
.dropdown{position:relative}
.dropdown-menu{position:absolute;top:100%;left:0;background:#fff;border:1px solid var(--line);
  border-radius:10px;box-shadow:var(--shadow);min-width:180px;padding:.4rem;display:none;flex-direction:column}
.dropdown:hover .dropdown-menu,.dropdown:focus-within .dropdown-menu{display:flex}
.dropdown-menu a{padding:.5rem .7rem;border-radius:6px;color:var(--ink)}
.dropdown-menu a:hover{background:var(--sand);text-decoration:none}
.nav-toggle{display:none;font-size:1.6rem;background:none;border:none;cursor:pointer;color:#fff}
.hero{background:linear-gradient(135deg,var(--green) 0%,var(--green-dark) 100%);color:#fff;
  padding:clamp(3rem,8vw,6rem) clamp(1rem,4vw,2rem)}
.hero-inner{max-width:var(--maxw);margin:0 auto}
.hero h1{color:#fff;max-width:18ch}
.eyebrow{text-transform:uppercase;letter-spacing:.12em;font-size:.8rem;font-weight:600;color:var(--gold);margin-bottom:.6rem}
.hero-sub{font-size:1.2rem;max-width:55ch;color:#eef2ea}
.hero-cta{display:flex;gap:.8rem;flex-wrap:wrap;margin-top:1.6rem}
.hero .btn-ghost{color:#fff;border-color:#fff}
.hero .btn-ghost:hover{background:#fff;color:var(--green)}
.wrap{max-width:var(--maxw);margin:0 auto;padding:clamp(2.5rem,6vw,4.5rem) clamp(1rem,4vw,2rem)}
.wrap-narrow{max-width:780px}
.section-sand{background:var(--sand)}
.lead{font-size:1.2rem;color:var(--muted)}
.center{text-align:center}
.grid{display:grid;gap:1.4rem}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-2{grid-template-columns:repeat(2,1fr)}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:1.6rem;box-shadow:var(--shadow)}
.card h3{margin-top:0}
.icon-dot{width:46px;height:46px;border-radius:10px;background:var(--sand);
  display:flex;align-items:center;justify-content:center;font-size:1.4rem;margin-bottom:.8rem}
.eyebrow-dark{text-transform:uppercase;letter-spacing:.12em;font-size:.8rem;font-weight:600;color:var(--gold)}
ul.checks{list-style:none;padding:0;margin:1rem 0}
ul.checks li{padding-left:1.8rem;position:relative;margin-bottom:.6rem}
ul.checks li:before{content:"\2713";position:absolute;left:0;color:var(--green);font-weight:700}
.chips{display:flex;flex-wrap:wrap;gap:.6rem;margin-top:1rem}
.chip{background:#fff;border:1px solid var(--line);border-radius:999px;padding:.45rem 1rem;font-weight:500;color:var(--ink)}
.chip:hover{background:var(--green);color:#fff;text-decoration:none}
.cta-band{background:var(--green);color:#fff;text-align:center;padding:clamp(2.5rem,6vw,4rem) clamp(1rem,4vw,2rem)}
.cta-band h2{color:#fff}
.cta-band p{color:#eef2ea;max-width:50ch;margin:0 auto 1.4rem}
.lead-form{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:1.8rem;box-shadow:var(--shadow);max-width:560px}
.lead-form h3{margin-top:0}
.form-row{margin-bottom:1rem}
.form-row.two{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.lead-form label{display:block;font-weight:500;font-size:.92rem}
.lead-form input,.lead-form select,.lead-form textarea{width:100%;margin-top:.3rem;padding:.7rem .8rem;
  border:1px solid var(--line);border-radius:8px;font:inherit;background:var(--cream)}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:2px solid var(--green);border-color:var(--green)}
.hp{position:absolute!important;left:-9999px!important}
.form-sub{color:var(--muted)}
.form-status{font-weight:600;min-height:1.2em;margin:.6rem 0 0}
.form-status.ok{color:var(--green)}
.form-status.err{color:#b3402e}
.form-consent{font-size:.78rem;color:var(--muted);margin-top:.8rem}
.split{display:grid;grid-template-columns:1.1fr .9fr;gap:2.5rem;align-items:center}
.media-card{background:var(--sand);border-radius:var(--radius);min-height:320px;
  display:flex;align-items:center;justify-content:center;color:var(--muted);
  text-align:center;padding:1.5rem;border:1px dashed var(--line)}
.media-wrap{border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);background:var(--sand)}
.headshot{width:100%;height:auto;display:block;object-fit:cover;aspect-ratio:1/1}
.post-meta{color:var(--muted);font-size:.9rem;margin-bottom:1rem}
.post-list{display:grid;gap:1.4rem;grid-template-columns:repeat(2,1fr)}
article.prose p{font-size:1.08rem}
article.prose h2{margin-top:1.8rem}
.site-footer{background:var(--ink);color:#d7d9d2;padding:clamp(2.5rem,5vw,3.5rem) clamp(1rem,4vw,2rem) 1.5rem}
.footer-grid{max-width:var(--maxw);margin:0 auto;display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:2rem}
.footer-grid a{color:#d7d9d2}
.footer-grid h3{color:#fff;font-size:1rem}
.footer-brand strong{display:block;color:#fff;font-family:Montserrat,sans-serif;font-weight:700;font-size:1.2rem}
.footer-brand .brokerage-line{display:block;color:var(--gold);font-weight:600;font-size:1.05rem;margin-top:.1rem}
.stats{background:var(--green-dark);color:#fff;padding:2.6rem clamp(1rem,4vw,2rem)}
.stats-inner{max-width:var(--maxw);margin:0 auto;display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;text-align:center}
.stat .num{font-family:Montserrat,sans-serif;font-weight:800;font-size:2.1rem;color:var(--blue);line-height:1}
.stat .lbl{font-size:.92rem;color:#cdd5e2;margin-top:.45rem}
.area-links a{display:inline-block}
.footer-legal{max-width:var(--maxw);margin:2rem auto 0;padding-top:1.2rem;border-top:1px solid #3a403a;font-size:.78rem;color:#9aa097}
.footer-legal a{color:#9aa097;text-decoration:underline}
@media(max-width:860px){
  .nav-toggle{display:block}
  .nav{position:fixed;inset:60px 0 auto 0;background:var(--green-dark);flex-direction:column;
    align-items:stretch;padding:1rem;border-bottom:1px solid var(--line);display:none;gap:.2rem}
  .nav.open{display:flex}
  .dropdown-menu{position:static;display:flex;box-shadow:none;border:none;padding-left:1rem}
  .grid-3,.grid-2,.post-list,.split,.form-row.two{grid-template-columns:1fr}
}
@media(max-width:760px){.stats-inner{grid-template-columns:repeat(2,1fr)}}