:root {
  --green-980: #05140f;
  --green-950: #092219;
  --green-900: #0d3023;
  --green-800: #144231;
  --green-700: #1c5a42;
  --gold-600: #b88d3d;
  --gold-500: #c7a35b;
  --gold-300: #e8d49a;
  --cream-100: #fbf7ee;
  --cream-150: #f7f0e4;
  --cream-200: #f1e8d8;
  --stone-200: #ded8cd;
  --charcoal: #1e2421;
  --muted: #626a62;
  --white: #ffffff;
  --shadow-soft: 0 18px 48px rgba(9, 34, 25, 0.11);
  --shadow-premium: 0 28px 80px rgba(9, 34, 25, 0.18);
  --line: rgba(9, 34, 25, 0.12);
  --max-page: 1180px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--charcoal);
  background:
    linear-gradient(180deg, rgba(251, 247, 238, 0.96), rgba(241, 232, 216, 0.92)),
    var(--cream-100);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.6;
}

a {
  color: inherit;
  text-decoration: none;
}

.site-header {
  position: fixed;
  z-index: 20;
  top: 18px;
  left: clamp(14px, 3vw, 42px);
  right: clamp(14px, 3vw, 42px);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  min-height: 74px;
  padding: 11px clamp(16px, 3vw, 34px);
  color: var(--white);
  border: 1px solid rgba(232, 212, 154, 0.22);
  background: rgba(5, 20, 15, 0.2);
  box-shadow: 0 22px 56px rgba(5, 20, 15, 0.18);
  backdrop-filter: blur(14px);
  text-shadow: 0 1px 18px rgba(5, 20, 15, 0.58);
  transition: background 180ms ease, box-shadow 180ms ease, color 180ms ease, border-color 180ms ease;
}

.site-header::after {
  position: absolute;
  right: 18px;
  bottom: 0;
  left: 18px;
  height: 1px;
  background: rgba(232, 212, 154, 0.22);
  content: "";
}

.site-header.is-scrolled {
  color: var(--green-950);
  background: rgba(251, 247, 238, 0.93);
  border-color: rgba(9, 34, 25, 0.1);
  box-shadow: 0 14px 34px rgba(9, 34, 25, 0.1);
  backdrop-filter: blur(16px);
  text-shadow: none;
}

.site-header.is-scrolled::after {
  background: rgba(9, 34, 25, 0.1);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  min-width: 190px;
}

.brand-logo {
  width: 50px;
  height: 50px;
  padding: 4px;
  object-fit: contain;
  background: rgba(255, 255, 255, 0.94);
  border: 1px solid rgba(232, 212, 154, 0.48);
  box-shadow: 0 10px 28px rgba(5, 20, 15, 0.18);
}

.brand strong,
.brand small {
  display: block;
  line-height: 1.05;
}

.brand strong {
  font-size: 1rem;
}

.brand small {
  color: currentColor;
  font-size: 0.78rem;
  opacity: 0.76;
}

.main-nav {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: clamp(16px, 3vw, 34px);
  color: currentColor;
  font-size: 0.92rem;
  font-weight: 650;
}

.main-nav a {
  opacity: 0.84;
  transition: opacity 180ms ease, color 180ms ease;
}

.main-nav a:hover {
  color: var(--gold-300);
  opacity: 1;
}

.site-header.is-scrolled .main-nav a:hover {
  color: var(--green-700);
}

.header-cta,
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border: 1px solid transparent;
  font-weight: 850;
  transition: transform 180ms ease, background 180ms ease, border-color 180ms ease, box-shadow 180ms ease;
}

.header-cta {
  min-height: 42px;
  padding: 0 18px;
  color: var(--green-950);
  background: linear-gradient(135deg, var(--gold-300), var(--gold-500));
  box-shadow: 0 12px 28px rgba(5, 20, 15, 0.22);
  font-size: 0.9rem;
}

.header-cta:hover,
.button:hover {
  transform: translateY(-1px);
}

.hero {
  position: relative;
  display: grid;
  min-height: 100svh;
  overflow: hidden;
  color: var(--white);
  background: var(--green-980);
}

.hero-media,
.hero-scrim,
.hero-content {
  grid-area: 1 / 1;
}

.hero-media {
  background-image: image-set(
    url("assets/hero-property.webp") type("image/webp"),
    url("assets/hero-property.png") type("image/png")
  );
  background-position: center;
  background-size: cover;
  filter: saturate(0.9) contrast(1.02);
  transform: scale(1.01);
}

.hero-scrim {
  background:
    linear-gradient(90deg, rgba(5, 20, 15, 0.99) 0%, rgba(5, 20, 15, 0.95) 34%, rgba(5, 20, 15, 0.7) 55%, rgba(5, 20, 15, 0.24) 78%, rgba(5, 20, 15, 0.08) 100%),
    linear-gradient(180deg, rgba(5, 20, 15, 0.7), rgba(5, 20, 15, 0.26) 48%, rgba(5, 20, 15, 0.78) 100%),
    radial-gradient(circle at 78% 58%, rgba(232, 212, 154, 0.18), transparent 30%);
}

.hero::after {
  position: absolute;
  right: 0;
  bottom: 0;
  left: 0;
  height: 160px;
  background: linear-gradient(180deg, transparent, var(--cream-100));
  content: "";
}

.hero-content {
  z-index: 1;
  display: flex;
  flex-direction: column;
  justify-content: center;
  width: min(760px, calc(100% - 36px));
  min-height: 100svh;
  padding: 150px clamp(22px, 4vw, 56px) 104px 0;
  margin-left: max(clamp(18px, 7vw, 100px), calc((100vw - var(--max-page)) / 2));
}

.hero-content::before {
  position: absolute;
  z-index: -1;
  inset: 17% auto 14% -8%;
  width: min(830px, 78vw);
  border-left: 4px solid rgba(232, 212, 154, 0.8);
  background: linear-gradient(90deg, rgba(5, 20, 15, 0.88), rgba(5, 20, 15, 0.56) 70%, transparent);
  box-shadow: 0 34px 90px rgba(5, 20, 15, 0.48);
  content: "";
}

.hero-content::after {
  position: absolute;
  z-index: -1;
  right: clamp(-260px, -18vw, -120px);
  bottom: 13%;
  width: clamp(180px, 22vw, 310px);
  height: clamp(180px, 22vw, 310px);
  border: 1px solid rgba(232, 212, 154, 0.28);
  content: "";
  transform: rotate(45deg);
}

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  width: fit-content;
  margin: 0 0 14px;
  color: var(--green-700);
  font-size: 0.78rem;
  font-weight: 850;
  letter-spacing: 0;
  text-transform: uppercase;
  text-shadow: none;
}

.eyebrow::before {
  width: 34px;
  height: 1px;
  background: currentColor;
  content: "";
  opacity: 0.72;
}

.hero .eyebrow,
.process .eyebrow,
.contact .eyebrow {
  color: #f1d98f;
}

.hero h1 {
  max-width: 680px;
  margin: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(3.45rem, 7.9vw, 7.7rem);
  font-weight: 700;
  line-height: 0.92;
  text-shadow: 0 3px 14px rgba(0, 0, 0, 0.58);
}

.hero-copy {
  max-width: 620px;
  margin: 24px 0 0;
  color: rgba(255, 255, 255, 0.96);
  font-size: clamp(1rem, 1.55vw, 1.24rem);
  text-shadow: 0 2px 10px rgba(0, 0, 0, 0.62);
}

.hero-note {
  display: flex;
  flex-wrap: wrap;
  gap: 1px;
  width: fit-content;
  max-width: 100%;
  margin-top: 28px;
  border: 1px solid rgba(232, 212, 154, 0.28);
  background: rgba(5, 20, 15, 0.42);
  box-shadow: 0 18px 48px rgba(5, 20, 15, 0.24);
  backdrop-filter: blur(14px);
}

.hero-note span {
  min-width: 116px;
  padding: 13px 16px;
  color: rgba(255, 255, 255, 0.88);
  background: rgba(255, 255, 255, 0.045);
  font-size: 0.83rem;
  font-weight: 800;
  text-align: center;
}

.hero-actions,
.contact-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 30px;
}

.button {
  min-height: 50px;
  padding: 0 24px;
  font-size: 0.95rem;
}

.button-primary {
  color: var(--green-950);
  background: linear-gradient(135deg, var(--gold-300), var(--gold-500));
  box-shadow: 0 16px 34px rgba(5, 20, 15, 0.24);
}

.button-primary:hover {
  box-shadow: 0 20px 38px rgba(5, 20, 15, 0.28);
}

.button-secondary {
  color: currentColor;
  border-color: rgba(232, 212, 154, 0.54);
  background: rgba(5, 20, 15, 0.35);
  backdrop-filter: blur(10px);
}

.button-secondary:hover {
  background: rgba(5, 20, 15, 0.5);
}

.section {
  position: relative;
  padding: clamp(68px, 9vw, 120px) clamp(18px, 5vw, 72px);
}

.signature-strip {
  position: relative;
  z-index: 2;
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  width: min(calc(100% - 36px), var(--max-page));
  margin: -64px auto 0;
  border: 1px solid rgba(232, 212, 154, 0.28);
  background:
    linear-gradient(135deg, rgba(13, 48, 35, 0.98), rgba(5, 20, 15, 0.98)),
    var(--green-950);
  box-shadow: var(--shadow-premium);
}

.signature-strip div {
  min-height: 150px;
  padding: clamp(22px, 3vw, 32px);
  border-right: 1px solid rgba(232, 212, 154, 0.16);
}

.signature-strip div:last-child {
  border-right: 0;
}

.signature-strip span {
  display: block;
  margin-bottom: 12px;
  color: var(--gold-300);
  font-size: 0.78rem;
  font-weight: 900;
  text-transform: uppercase;
}

.signature-strip strong {
  display: block;
  max-width: 300px;
  color: rgba(255, 255, 255, 0.9);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.15rem, 1.6vw, 1.42rem);
  font-weight: 700;
  line-height: 1.25;
}

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

.section-heading h2,
.contact h2 {
  margin: 0;
  color: var(--green-950);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2rem, 3.05vw, 3.25rem);
  line-height: 1.12;
}

.intro {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(300px, 0.68fr);
  gap: clamp(32px, 7vw, 96px);
  align-items: center;
  width: min(100%, calc(var(--max-page) + (clamp(18px, 5vw, 72px) * 2)));
  margin: 0 auto;
  background: transparent;
}

.intro::after,
.services::before,
.values::before {
  position: absolute;
  right: clamp(18px, 5vw, 72px);
  bottom: 0;
  left: clamp(18px, 5vw, 72px);
  height: 1px;
  background: linear-gradient(90deg, transparent, rgba(9, 34, 25, 0.18), transparent);
  content: "";
}

.intro .section-heading {
  max-width: 680px;
}

.intro-copy {
  max-width: 560px;
  padding: clamp(24px, 4vw, 36px);
  color: var(--muted);
  background: rgba(255, 255, 255, 0.68);
  border: 1px solid rgba(9, 34, 25, 0.09);
  box-shadow: var(--shadow-soft);
  font-size: 1.03rem;
}

.assistance {
  background:
    linear-gradient(180deg, rgba(9, 34, 25, 0.04), rgba(9, 34, 25, 0)),
    var(--cream-200);
}

.assistance-layout {
  display: grid;
  grid-template-columns: minmax(280px, 0.42fr) minmax(0, 1fr);
  gap: clamp(20px, 4vw, 42px);
  width: min(100%, var(--max-page));
  margin: 42px auto 0;
}

.assistance .section-heading {
  width: min(100%, var(--max-page));
  margin: 0 auto;
}

.assistance-lead {
  padding: clamp(28px, 4vw, 42px);
  color: var(--white);
  background:
    linear-gradient(145deg, rgba(13, 48, 35, 0.98), rgba(5, 20, 15, 0.98)),
    var(--green-950);
  box-shadow: var(--shadow-premium);
}

.assistance-lead h3,
.assistance-grid h3 {
  margin: 0;
  font-family: Georgia, "Times New Roman", serif;
  line-height: 1.12;
}

.assistance-lead h3 {
  max-width: 280px;
  color: var(--gold-300);
  font-size: clamp(1.8rem, 3vw, 2.7rem);
}

.assistance-lead p {
  margin: 22px 0 0;
  color: rgba(255, 255, 255, 0.76);
}

.assistance-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  border: 1px solid rgba(9, 34, 25, 0.12);
  background: rgba(9, 34, 25, 0.12);
  box-shadow: var(--shadow-soft);
}

.assistance-grid article {
  min-height: 280px;
  padding: clamp(24px, 3vw, 34px);
  background: rgba(255, 255, 255, 0.82);
}

.assistance-grid span {
  display: block;
  margin-bottom: 34px;
  color: var(--gold-600);
  font-weight: 900;
}

.assistance-grid h3 {
  color: var(--green-950);
  font-size: 1.45rem;
}

.assistance-grid p {
  margin: 14px 0 0;
  color: var(--muted);
}

.intro-copy p {
  margin: 0;
}

.services {
  background: linear-gradient(180deg, var(--white), var(--cream-150));
}

.services .section-heading,
.services .service-grid,
.process .section-heading,
.process .timeline,
.listing .section-heading,
.listing .listing-layout,
.values .section-heading,
.values .value-grid {
  width: min(100%, var(--max-page));
  margin-right: auto;
  margin-left: auto;
}

.service-grid,
.value-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
  margin-top: 42px;
}

.service-card,
.value-grid article,
.check-panel,
.metric-panel {
  border: 1px solid var(--line);
  background: rgba(255, 255, 255, 0.82);
  box-shadow: var(--shadow-soft);
}

.service-card {
  position: relative;
  min-height: 370px;
  overflow: hidden;
  padding: 34px;
}

.service-card::before {
  position: absolute;
  top: 0;
  right: 0;
  left: 0;
  height: 4px;
  background: linear-gradient(90deg, var(--gold-500), rgba(199, 163, 91, 0));
  content: "";
}

.service-card.featured {
  color: var(--white);
  border-color: rgba(232, 212, 154, 0.34);
  background:
    linear-gradient(145deg, rgba(13, 48, 35, 0.98), rgba(5, 20, 15, 0.98)),
    var(--green-900);
  box-shadow: var(--shadow-premium);
  transform: translateY(-18px);
}

.service-kicker {
  color: var(--gold-500);
  font-weight: 900;
}

.service-card.featured .service-kicker {
  color: var(--gold-300);
}

.service-card h3,
.value-grid h3,
.check-panel h3 {
  margin: 18px 0 10px;
  color: inherit;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.62rem;
  line-height: 1.1;
}

.service-card p,
.value-grid p {
  margin: 0;
  color: inherit;
  opacity: 0.76;
}

.service-card ul,
.checks {
  padding: 0;
  margin: 24px 0 0;
  list-style: none;
}

.service-card li,
.checks li {
  position: relative;
  padding-left: 22px;
  margin: 10px 0;
  color: inherit;
  opacity: 0.84;
}

.service-card li::before,
.checks li::before {
  position: absolute;
  top: 0.72em;
  left: 0;
  width: 7px;
  height: 7px;
  border: 1px solid var(--gold-500);
  background: rgba(199, 163, 91, 0.16);
  content: "";
  transform: translateY(-50%) rotate(45deg);
}

.process {
  background:
    linear-gradient(180deg, rgba(5, 20, 15, 0.98), rgba(13, 48, 35, 0.98)),
    var(--green-950);
}

.process .section-heading h2,
.process .timeline strong {
  color: var(--white);
}

.timeline {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
  padding: 0;
  margin: 42px 0 0;
  list-style: none;
  counter-reset: step;
}

.timeline li {
  position: relative;
  min-height: 184px;
  padding: 26px;
  border: 1px solid rgba(232, 212, 154, 0.18);
  background: rgba(255, 255, 255, 0.055);
  counter-increment: step;
}

.timeline li::before {
  display: inline-grid;
  width: 36px;
  height: 36px;
  margin-bottom: 18px;
  place-items: center;
  color: var(--green-950);
  background: linear-gradient(135deg, var(--gold-300), var(--gold-500));
  content: counter(step, decimal-leading-zero);
  font-size: 0.78rem;
  font-weight: 900;
}

.timeline strong,
.timeline span {
  display: block;
}

.timeline span {
  margin-top: 8px;
  color: rgba(255, 255, 255, 0.7);
}

.listing {
  background:
    linear-gradient(180deg, var(--cream-200), var(--cream-100));
}

.listing-layout {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(320px, 0.9fr);
  gap: 18px;
  margin-top: 42px;
}

.check-panel {
  padding: clamp(28px, 4vw, 44px);
  background: rgba(255, 255, 255, 0.78);
}

.check-panel h3 {
  max-width: 520px;
  margin-top: 0;
  color: var(--green-950);
}

.metric-panel {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1px;
  overflow: hidden;
  background: rgba(9, 34, 25, 0.1);
}

.metric-panel div {
  display: flex;
  flex-direction: column;
  justify-content: center;
  min-height: 164px;
  padding: 26px;
  background: var(--white);
}

.metric-panel strong {
  color: var(--green-900);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.45rem, 2.4vw, 2.1rem);
  line-height: 1.05;
}

.metric-panel span {
  max-width: 220px;
  margin-top: 12px;
  color: var(--muted);
  font-weight: 650;
  line-height: 1.45;
}

.values {
  background: linear-gradient(180deg, var(--white), var(--cream-100));
}

.value-grid {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.value-grid article {
  position: relative;
  min-height: 224px;
  padding: 28px;
  overflow: hidden;
}

.value-grid article::after {
  position: absolute;
  right: 24px;
  bottom: 24px;
  width: 42px;
  height: 42px;
  border-right: 1px solid rgba(199, 163, 91, 0.72);
  border-bottom: 1px solid rgba(199, 163, 91, 0.72);
  content: "";
}

.faq {
  background: var(--cream-100);
}

.faq .section-heading,
.faq-list {
  width: min(100%, var(--max-page));
  margin-right: auto;
  margin-left: auto;
}

.faq-list {
  display: grid;
  gap: 12px;
  margin-top: 42px;
}

.faq-list details {
  border: 1px solid var(--line);
  background: rgba(255, 255, 255, 0.78);
  box-shadow: var(--shadow-soft);
}

.faq-list summary {
  cursor: pointer;
  padding: 22px clamp(22px, 4vw, 34px);
  color: var(--green-950);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.18rem, 1.7vw, 1.5rem);
  font-weight: 700;
  line-height: 1.25;
}

.faq-list p {
  max-width: 820px;
  margin: 0;
  padding: 0 clamp(22px, 4vw, 34px) 24px;
  color: var(--muted);
}

.contact {
  padding: clamp(68px, 10vw, 122px) clamp(18px, 5vw, 72px);
  color: var(--white);
  background:
    linear-gradient(135deg, rgba(5, 20, 15, 0.96), rgba(13, 48, 35, 0.92)),
    radial-gradient(circle at 82% 22%, rgba(199, 163, 91, 0.24), transparent 36%);
}

.contact-inner {
  max-width: 860px;
  margin: 0 auto;
  padding-left: clamp(0px, 3vw, 34px);
  border-left: 4px solid rgba(232, 212, 154, 0.72);
}

.contact h2 {
  color: var(--white);
}

.contact p:not(.eyebrow) {
  max-width: 680px;
  color: rgba(255, 255, 255, 0.78);
  font-size: 1.06rem;
}

.site-footer {
  display: flex;
  justify-content: space-between;
  gap: 16px;
  padding: 22px clamp(18px, 5vw, 72px);
  color: rgba(255, 255, 255, 0.74);
  background: var(--green-980);
  font-size: 0.92rem;
}

.site-footer p {
  margin: 0;
}

@media (max-width: 920px) {
  .main-nav {
    display: none;
  }

  .intro,
  .listing-layout,
  .assistance-layout {
    grid-template-columns: 1fr;
  }

  .service-grid,
  .timeline,
  .value-grid,
  .signature-strip,
  .assistance-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .signature-strip div:nth-child(2) {
    border-right: 0;
  }

  .signature-strip div:last-child {
    grid-column: 1 / -1;
    border-top: 1px solid rgba(232, 212, 154, 0.16);
  }

  .service-card.featured {
    transform: none;
  }
}

@media (max-width: 640px) {
  .site-header {
    top: 10px;
    right: 12px;
    left: 12px;
    min-height: 68px;
    padding: 10px 12px;
  }

  .site-header::after {
    right: 12px;
    left: 12px;
  }

  .brand {
    min-width: 0;
  }

  .brand strong {
    font-size: 0.92rem;
  }

  .brand-logo {
    width: 44px;
    height: 44px;
  }

  .header-cta {
    min-height: 38px;
    padding: 0 14px;
  }

  .hero {
    min-height: 100svh;
  }

  .hero-media {
    background-position: 64% center;
  }

  .hero-scrim {
    background:
      linear-gradient(180deg, rgba(5, 20, 15, 0.78), rgba(5, 20, 15, 0.9)),
      linear-gradient(90deg, rgba(5, 20, 15, 0.9), rgba(5, 20, 15, 0.48));
  }

  .hero-content {
    width: calc(100% - 32px);
    min-height: 100svh;
    margin: 0 auto;
    padding-top: 124px;
    padding-bottom: 96px;
  }

  .hero-content::before {
    inset: 18% auto 12% -18px;
    width: calc(100% + 36px);
  }

  .hero h1 {
    font-size: clamp(2.95rem, 14vw, 4.35rem);
  }

  .hero-note {
    width: 100%;
  }

  .hero-note span {
    flex: 1 1 100%;
    min-width: 0;
  }

  .signature-strip {
    width: calc(100% - 28px);
    margin-top: -54px;
  }

  .section-heading h2,
  .contact h2 {
    font-size: clamp(1.9rem, 10vw, 2.55rem);
  }

  .hero-actions,
  .contact-actions {
    flex-direction: column;
  }

  .button {
    width: 100%;
  }

  .service-grid,
  .timeline,
  .value-grid,
  .metric-panel,
  .signature-strip,
  .assistance-grid {
    grid-template-columns: 1fr;
  }

  .signature-strip div,
  .signature-strip div:nth-child(2),
  .signature-strip div:last-child {
    grid-column: auto;
    border-right: 0;
    border-top: 1px solid rgba(232, 212, 154, 0.16);
  }

  .signature-strip div:first-child {
    border-top: 0;
  }

  .service-card,
  .timeline li,
  .value-grid article,
  .assistance-grid article {
    min-height: 0;
  }

  .metric-panel div {
    min-height: 132px;
  }

  .contact-inner {
    padding-left: 18px;
  }

  .site-footer {
    flex-direction: column;
  }
}