:root {
  --forest: #0b2d29;
  --forest-deep: #061d1a;
  --cream: #f4f0e7;
  --paper: #fbfaf6;
  --clay: #b96d49;
  --sage: #9aab9b;
  --ink: #17211f;
  --muted: #68736f;
  --line: rgba(23, 33, 31, .19);
  --white-line: rgba(255, 255, 255, .25);
  --serif: Georgia, "Times New Roman", serif;
  --sans: "Manrope", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
  -webkit-font-variant-ligatures: none;
  font-variant-ligatures: none;
  font-feature-settings: "liga" 0, "clig" 0, "dlig" 0, "hlig" 0, "calt" 0;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
}

body, body * {
  -webkit-font-variant-ligatures: none;
  font-variant-ligatures: none;
  font-feature-settings: "liga" 0, "clig" 0, "dlig" 0, "hlig" 0, "calt" 0;
}
img { display: block; max-width: 100%; }
a { color: inherit; }
.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; top: -6rem; left: 1rem; z-index: 1000;
  padding: .8rem 1rem; color: var(--forest); background: white; font-weight: 700;
}
.skip-link:focus { top: 1rem; }

.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  height: 88px; padding: 0 clamp(1.25rem, 4.5vw, 5rem);
  display: flex; align-items: center; justify-content: space-between;
  color: white; border-bottom: 1px solid var(--white-line);
  transition: color .25s ease, background .25s ease, height .25s ease;
}
.site-header.scrolled {
  height: 72px; color: var(--forest); background: rgba(251, 250, 246, .96);
  border-bottom-color: var(--line); backdrop-filter: blur(12px);
}
.wordmark { display: block; width: clamp(135px, 11vw, 165px); text-decoration: none; }
.wordmark img { width: 100%; height: auto; }
.site-header.scrolled .wordmark img { filter: brightness(0) saturate(100%); }
.primary-nav { display: flex; align-items: center; gap: clamp(.7rem, 1.45vw, 1.5rem); }
.primary-nav a {
  text-decoration: none; font-size: .71rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase;
}
.primary-nav a:not(.nav-contact)::after {
  content: ""; display: block; width: 0; height: 1px; margin-top: .25rem;
  background: currentColor; transition: width .2s ease;
}
.primary-nav a:hover::after { width: 100%; }
.nav-contact { padding: .68rem .9rem; border: 1px solid currentColor; }
.menu-toggle {
  display: none; width: 44px; height: 44px; padding: 10px;
  color: inherit; background: transparent; border: 1px solid currentColor;
}
.menu-toggle span:not(.sr-only) { display: block; height: 1px; margin: 5px 0; background: currentColor; }

.kicker { margin: 0 0 1rem; font-size: .68rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; }
.kicker.light { color: rgba(255, 255, 255, .74); }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { font-family: var(--serif); font-weight: 400; letter-spacing: -.035em; }
h1 { margin-bottom: 1.5rem; font-size: clamp(4rem, 7.1vw, 7.8rem); line-height: .91; }
h1 em { color: #e1b88a; font-weight: 400; }
h2 { margin-bottom: 1.5rem; font-size: clamp(3rem, 5.3vw, 6rem); line-height: .96; }
h3 { margin-bottom: 1rem; font-size: 2rem; line-height: 1.05; }

.hero { position: relative; min-height: 760px; height: 92svh; color: white; overflow: hidden; background: var(--forest-deep); }
.hero-image { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(90deg, rgba(6, 29, 26, .94) 0%, rgba(6, 29, 26, .71) 41%, rgba(6, 29, 26, .18) 78%),
              linear-gradient(0deg, rgba(6, 29, 26, .45), transparent 55%);
}
.hero-content {
  position: relative; z-index: 2; height: 100%; width: min(960px, 83vw);
  padding: 11rem 0 6rem clamp(1.5rem, 7.2vw, 8rem);
  display: flex; flex-direction: column; justify-content: center; align-items: flex-start;
}
.hero-copy { max-width: 570px; margin-bottom: 0; color: rgba(255,255,255,.78); font-size: clamp(1rem, 1.4vw, 1.25rem); }
.hero-phone {
  position: absolute; z-index: 2; right: clamp(1.5rem, 4.5vw, 5rem); bottom: 2.6rem;
  padding-bottom: .3rem; border-bottom: 1px solid rgba(255,255,255,.65);
  text-decoration: none; font-size: .76rem; font-weight: 700; letter-spacing: .09em; text-transform: uppercase;
}
.hero-phone span { display: inline-block; transition: transform .2s ease; }
.hero-phone:hover span { transform: translate(.2rem, -.2rem); }

.quick-search {
  display: grid; grid-template-columns: minmax(260px, .75fr) minmax(420px, 1.25fr); align-items: center; gap: 4vw;
  padding: 2.25rem clamp(1.5rem, 7.2vw, 8rem); color: white; background: var(--clay);
}
.quick-search .kicker { margin-bottom: .4rem; }
.quick-search-intro { max-width: 540px; margin-bottom: 0; font-family: var(--serif); font-size: 1.35rem; line-height: 1.25; }
.search-field {
  display: grid; grid-template-columns: 1fr auto; align-items: center; min-height: 68px;
  padding: 0 0 0 1.4rem; color: var(--ink); background: white; text-decoration: none;
}
.search-field > span { color: #7a827f; font-size: .84rem; }
.search-field strong {
  height: 68px; padding: 0 1.6rem; display: flex; align-items: center; gap: 1rem;
  color: white; background: var(--forest); font-size: .75rem; letter-spacing: .1em; text-transform: uppercase;
}

.credential-strip {
  display: grid; grid-template-columns: repeat(4, 1fr); color: var(--forest); background: var(--cream);
  border-bottom: 1px solid var(--line);
}
.credential-strip span { padding: 1.05rem 1.5rem; text-align: center; font-size: .67rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.credential-strip span + span { border-left: 1px solid var(--line); }

.path-section { padding: clamp(5.5rem, 10vw, 10rem) clamp(1.5rem, 7.2vw, 8rem); }
.section-intro { max-width: 920px; margin-bottom: 4rem; }
.section-intro h2 { margin-bottom: 0; }
.path-grid { border-top: 1px solid var(--line); }
.path-grid article {
  display: grid; grid-template-columns: 110px minmax(0, 1fr); gap: 2rem;
  padding: 2.4rem 0; border-bottom: 1px solid var(--line);
}
.path-number { color: var(--clay); font-family: var(--serif); font-size: 1.15rem; }
.path-grid article > div:last-child { display: grid; grid-template-columns: minmax(220px, .75fr) minmax(300px, 1.25fr) auto; gap: 3vw; align-items: baseline; }
.path-grid h3 { margin-bottom: 0; }
.path-grid p { margin-bottom: 0; color: var(--muted); }
.path-grid a, .text-link {
  white-space: nowrap; text-decoration: none; padding-bottom: .25rem;
  border-bottom: 1px solid currentColor; font-size: .74rem; font-weight: 700; letter-spacing: .07em; text-transform: uppercase;
}
.path-grid a span, .text-link span { display: inline-block; margin-left: .4rem; transition: transform .2s ease; }
.path-grid a:hover span, .text-link:hover span { transform: translateX(.25rem); }

.search-section { padding: clamp(5.5rem, 9vw, 9rem) clamp(1.5rem, 7.2vw, 8rem); color: white; background: var(--forest); }
.search-heading { display: grid; grid-template-columns: 1.2fr .8fr; gap: 6vw; align-items: end; margin-bottom: 3.5rem; }
.search-heading .kicker { grid-column: 1 / -1; }
.search-heading h2 { margin-bottom: 0; }
.search-heading > p:last-child { margin-bottom: .7rem; color: rgba(255,255,255,.67); }
.idx-shell { overflow: hidden; color: var(--ink); background: white; border: 1px solid rgba(255,255,255,.36); }
.idx-shell iframe { display: block; width: 100%; min-height: 850px; background: white; }
.idx-actions {
  display: flex; justify-content: space-between; gap: 2rem; padding: 1rem 1.2rem;
  border: 1px solid rgba(255,255,255,.36); border-top: 0;
  color: rgba(255,255,255,.7); font-size: .7rem; letter-spacing: .04em;
}
.idx-actions a { color: white; text-decoration: none; font-weight: 700; text-transform: uppercase; }
.idx-actions a span { display: inline-block; margin-left: .35rem; transition: transform .2s ease; }
.idx-actions a:hover span { transform: translate(.2rem, -.2rem); }

.listings-section { padding: clamp(5.5rem, 9vw, 9rem) clamp(1.5rem, 7.2vw, 8rem); background: var(--paper); }
.listings-heading { display: grid; grid-template-columns: 1.2fr .8fr; gap: 6vw; align-items: end; margin-bottom: 3.5rem; }
.listings-heading h2 { max-width: 900px; margin-bottom: 0; }
.listings-heading > p { margin-bottom: .7rem; color: var(--muted); }
.listings-shell { border-color: var(--line); }
.listings-shell iframe { min-height: 760px; }
.listings-actions { color: var(--muted); border-color: var(--line); }
.listings-actions a { color: var(--forest); }

.areas-section { color: white; background: var(--forest-deep); }
.areas-heading {
  padding: clamp(4rem, 8vw, 8rem); display: flex; flex-direction: column; align-items: center;
  text-align: center; border-bottom: 1px solid var(--white-line);
}
.areas-heading h2 { max-width: 940px; }
.areas-heading p:last-child { max-width: 680px; margin-bottom: 0; color: rgba(255,255,255,.66); }
.county-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.county-grid article { padding: clamp(3rem, 6vw, 6rem) clamp(2rem, 4vw, 4rem); }
.county-grid article + article { border-left: 1px solid var(--white-line); }
.county-label { color: #e1b88a; font-size: .68rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; }
.county-grid h3 { min-height: 4.2rem; margin-bottom: 2.5rem; }
.county-grid ul { margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--white-line); }
.county-grid li { padding: .75rem 0; border-bottom: 1px solid var(--white-line); font-size: .81rem; letter-spacing: .03em; }

.seller-section { display: grid; grid-template-columns: .86fr 1.14fr; gap: 8vw; padding: clamp(5.5rem, 10vw, 10rem) clamp(1.5rem, 7.2vw, 8rem); background: var(--cream); }
.seller-title-wrap { position: sticky; top: 105px; align-self: start; }
.seller-title-wrap > p:not(.kicker) { max-width: 560px; color: var(--muted); }
.outline-button { display: inline-block; margin-top: 1.5rem; padding: .9rem 1.1rem; border: 1px solid var(--ink); text-decoration: none; font-size: .72rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.seller-steps { margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.seller-steps li { display: grid; grid-template-columns: 64px 1fr; gap: 1.5rem; padding: 2rem 0; border-bottom: 1px solid var(--line); }
.seller-steps > li > span { color: var(--clay); font-family: var(--serif); }
.seller-steps h3 { margin-bottom: .5rem; }
.seller-steps p { margin-bottom: 0; color: var(--muted); }

.about-section { display: grid; grid-template-columns: .72fr 1.28fr; gap: 8vw; align-items: center; padding: clamp(5.5rem, 10vw, 10rem) clamp(1.5rem, 7.2vw, 8rem); }
.about-portrait {
  align-self: center; width: min(100%, 500px); aspect-ratio: 4 / 5; margin: 0 auto; overflow: hidden;
  background: var(--clay); border: 1px solid rgba(23,33,31,.14); border-radius: 50%;
  box-shadow: 0 24px 60px rgba(6,29,26,.12);
}
.about-portrait img { width: 100%; height: 100%; object-fit: cover; object-position: center top; }
.about-copy { max-width: 700px; }
.about-lead { font-family: var(--serif); font-size: clamp(1.4rem, 2.1vw, 2rem); line-height: 1.35; }
.about-copy > p:not(.kicker):not(.about-lead) { color: var(--muted); }
.about-links { display: flex; flex-wrap: wrap; gap: 1rem 1.6rem; margin-top: 1.5rem; }
.about-copy .text-link { display: inline-block; }

.contact-section { padding: clamp(6rem, 12vw, 12rem) 1.5rem; text-align: center; color: white; background: var(--forest); }
.contact-section h2 { max-width: 940px; margin-left: auto; margin-right: auto; }
.contact-section p:not(.kicker) { color: rgba(255,255,255,.67); }
.contact-options { display: flex; justify-content: center; gap: clamp(1rem, 4vw, 4rem); max-width: 1120px; margin: 2.2rem auto 0; }
.contact-options a { flex: 1 1 420px; padding: 1.5rem; color: rgba(255,255,255,.72); border: 1px solid rgba(255,255,255,.32); text-decoration: none; font-size: .69rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.contact-options strong { display: inline-block; margin-top: .6rem; color: white; font-family: var(--serif); font-size: clamp(1.35rem, 2.5vw, 2.35rem); font-weight: 400; letter-spacing: -.02em; text-transform: none; }

.site-footer { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 3rem; padding: 3.5rem clamp(1.5rem, 5vw, 5rem) 1.7rem; color: var(--forest); background: var(--paper); border-top: 1px solid var(--line); font-size: .72rem; }
.site-footer > div:not(.footer-bottom) { display: flex; flex-direction: column; gap: .4rem; }
.footer-brand img { width: min(230px, 100%); height: auto; filter: brightness(0) saturate(100%); }
.footer-details { align-items: center; text-align: center; }
.footer-contact { align-items: flex-end; text-align: right; }
.footer-contact a { font-family: var(--serif); font-size: 1.5rem; text-decoration: none; }
.footer-contact .footer-email { font-family: var(--sans); font-size: .72rem; }
.footer-bottom { grid-column: 1 / -1; display: flex; justify-content: space-between; gap: 2rem; padding-top: 1.5rem; border-top: 1px solid var(--line); color: var(--muted); font-size: .64rem; }
.footer-disclaimer { grid-column: 1 / -1; display: block !important; max-width: 1180px; color: var(--muted); font-size: .68rem; line-height: 1.55; }
.footer-disclaimer p { margin: 0; }
.footer-disclaimer p + p { margin-top: .45rem; }

@media (max-width: 1020px) {
  .site-header { height: 76px; }
  .menu-toggle { display: block; }
  .primary-nav {
    position: fixed; inset: 76px 0 auto 0; display: none; flex-direction: column; align-items: stretch; gap: 0;
    padding: .5rem 1.5rem 1.5rem; color: var(--forest); background: var(--paper); border-bottom: 1px solid var(--line);
  }
  .primary-nav.open { display: flex; }
  .primary-nav a { padding: 1rem 0; border-bottom: 1px solid var(--line); }
  .nav-contact { margin-top: .7rem; padding: .8rem !important; text-align: center; border: 1px solid var(--forest) !important; }
  .quick-search { grid-template-columns: 1fr; }
  .credential-strip { grid-template-columns: repeat(2, 1fr); }
  .credential-strip span:nth-child(3) { border-left: 0; border-top: 1px solid var(--line); }
  .credential-strip span:nth-child(4) { border-top: 1px solid var(--line); }
  .path-grid article > div:last-child { grid-template-columns: minmax(200px, .8fr) minmax(280px, 1.2fr); }
  .path-grid article a { grid-column: 1 / -1; justify-self: start; }
  .search-heading { display: block; }
  .search-heading h2 { margin-bottom: 1.5rem; }
  .listings-heading { display: block; }
  .listings-heading h2 { margin-bottom: 1.5rem; }
  .seller-section { grid-template-columns: 1fr; }
  .seller-title-wrap { position: static; }
}

@media (max-width: 720px) {
  .site-header { padding: 0 1rem; }
  .wordmark { width: 120px; }
  .hero { min-height: 690px; height: 92svh; }
  .hero-image { object-position: 63% center; }
  .hero-overlay { background: linear-gradient(90deg, rgba(6,29,26,.9), rgba(6,29,26,.34)), linear-gradient(0deg, rgba(6,29,26,.68), transparent 55%); }
  .hero-content { width: auto; padding: 8rem 1.25rem 7.5rem; justify-content: flex-end; }
  h1 { font-size: clamp(3.45rem, 16vw, 5rem); }
  h2 { font-size: clamp(2.65rem, 13vw, 4.1rem); }
  .hero-copy { font-size: .97rem; }
  .hero-phone { left: 1.25rem; right: auto; bottom: 2rem; }
  .quick-search { padding: 2rem 1.25rem; }
  .search-field { grid-template-columns: 1fr; padding-left: 0; }
  .search-field > span { padding: 1rem 1.1rem; }
  .search-field strong { height: 54px; justify-content: space-between; }
  .credential-strip { grid-template-columns: 1fr; }
  .credential-strip span + span, .credential-strip span:nth-child(3) { border-left: 0; border-top: 1px solid var(--line); }
  .path-section, .search-section, .listings-section, .seller-section, .about-section { padding-left: 1.25rem; padding-right: 1.25rem; }
  .section-intro { margin-bottom: 2.5rem; }
  .path-grid article { grid-template-columns: 44px 1fr; gap: 1rem; }
  .path-grid article > div:last-child { display: block; }
  .path-grid p { margin-bottom: 1.2rem; }
  .idx-shell iframe { min-height: 720px; height: 720px; }
  .listings-shell iframe { min-height: 680px; height: 680px; }
  .idx-actions { flex-direction: column; gap: .5rem; }
  .county-grid { grid-template-columns: 1fr; }
  .county-grid article + article { border-left: 0; border-top: 1px solid var(--white-line); }
  .county-grid h3 { min-height: 0; }
  .about-section { grid-template-columns: 1fr; }
  .about-portrait { width: min(88%, 390px); }
  .contact-options { flex-direction: column; }
  .contact-options a { flex-basis: auto; }
  .site-footer { grid-template-columns: 1fr; }
  .footer-details, .footer-contact { align-items: flex-start; text-align: left; }
  .footer-bottom { grid-column: auto; flex-direction: column; }
  .footer-disclaimer { grid-column: auto; }
}

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