:root {
  --navy: #071c33;
  --navy-2: #0d2a49;
  --navy-3: #153c63;
  --copper: #b26a1c;
  --copper-dark: #864100;
  --copper-soft: #f2dfca;
  --cream: #f6f1e9;
  --paper: #ffffff;
  --ink: #142131;
  --muted: #536272;
  --line: #d7d9dc;
  --focus: #f2b84b;
  --shadow: 0 22px 55px rgba(7, 28, 51, 0.14);
  --shadow-small: 0 10px 30px rgba(7, 28, 51, 0.09);
  --radius: 18px;
  --max: 1180px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Arial, Helvetica, sans-serif;
  font-size: 1rem;
  line-height: 1.65;
  text-rendering: optimizeLegibility;
}
img { display: block; max-width: 100%; height: auto; }
a { color: var(--navy-3); text-underline-offset: 0.2em; }
a:hover { text-decoration-thickness: 2px; }
button, input, select, textarea { font: inherit; }
button { cursor: pointer; }
:focus-visible { outline: 4px solid var(--focus); outline-offset: 3px; }

h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 {
  color: var(--navy);
  font-family: Georgia, 'Times New Roman', serif;
  line-height: 1.08;
  text-wrap: balance;
}
h1 { font-size: clamp(2.85rem, 7vw, 5.75rem); letter-spacing: -0.045em; margin-bottom: 1.25rem; }
h1 span { color: var(--copper-dark); }
h2 { font-size: clamp(2.2rem, 4.6vw, 4rem); letter-spacing: -0.035em; margin-bottom: 1rem; }
h3 { font-size: 1.35rem; margin-bottom: 0.6rem; }
p { margin-bottom: 1rem; }

.container { width: min(calc(100% - 2.5rem), var(--max)); margin-inline: auto; }
.section { padding: clamp(4.75rem, 9vw, 8rem) 0; }
.sr-only {
  position: absolute !important;
  width: 1px !important;
  height: 1px !important;
  padding: 0 !important;
  margin: -1px !important;
  overflow: hidden !important;
  clip: rect(0, 0, 0, 0) !important;
  white-space: nowrap !important;
  border: 0 !important;
}
.skip-link {
  position: fixed;
  left: 1rem;
  top: 1rem;
  z-index: 9999;
  transform: translateY(-180%);
  padding: 0.75rem 1rem;
  border-radius: 8px;
  background: #fff;
  color: var(--navy);
  font-weight: 800;
  box-shadow: var(--shadow-small);
}
.skip-link:focus { transform: translateY(0); }

.eyebrow {
  margin-bottom: 0.8rem;
  color: var(--copper-dark);
  font-size: 0.78rem;
  font-weight: 900;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.eyebrow-light { color: #ffd7a8; }
.section-heading { max-width: 790px; margin-bottom: 2.5rem; }
.section-heading > p:last-child { color: var(--muted); font-size: 1.08rem; }
.section-heading.centered { margin-inline: auto; text-align: center; }

.button {
  display: inline-flex;
  min-height: 50px;
  align-items: center;
  justify-content: center;
  gap: 0.45rem;
  padding: 0.78rem 1.18rem;
  border: 2px solid var(--navy);
  border-radius: 10px;
  background: var(--navy);
  color: #fff;
  font-weight: 900;
  line-height: 1.2;
  text-align: center;
  text-decoration: none;
  box-shadow: 0 8px 0 rgba(7, 28, 51, 0.12);
  transition: transform 150ms ease, box-shadow 150ms ease, background 150ms ease;
}
.button:hover { background: var(--navy-2); text-decoration: none; transform: translateY(-2px); box-shadow: 0 10px 0 rgba(7, 28, 51, 0.12); }
.button:active { transform: translateY(1px); box-shadow: 0 5px 0 rgba(7, 28, 51, 0.1); }
.button-small { min-height: 42px; padding: 0.58rem 0.95rem; }
.button-secondary { background: #fff; color: var(--navy); border-color: var(--navy); box-shadow: none; }
.button-secondary:hover { background: var(--cream); }
.button-light { background: #fff; color: var(--navy); border-color: #fff; }
.button-light:hover { background: var(--cream); }
.button-quiet { background: transparent; color: var(--navy); box-shadow: none; }
.button-quiet:hover { background: var(--cream); box-shadow: none; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 1000;
  border-bottom: 1px solid rgba(7, 28, 51, 0.08);
  background: rgba(255,255,255,0.96);
  backdrop-filter: blur(12px);
}
.nav-wrap { min-height: 76px; display: flex; align-items: center; justify-content: space-between; gap: 1.5rem; }
.brand { display: inline-flex; align-items: center; gap: 0.75rem; color: var(--navy); text-decoration: none; }
.brand img { width: 48px; height: 48px; border-radius: 50%; border: 1px solid #e0e0de; }
.brand-copy { display: grid; line-height: 1; }
.brand-copy strong { font-family: Georgia, 'Times New Roman', serif; font-size: 1.3rem; letter-spacing: 0.04em; text-transform: uppercase; }
.brand-copy span { margin-top: 0.28rem; color: var(--copper-dark); font-size: 0.73rem; font-weight: 900; letter-spacing: 0.15em; text-transform: uppercase; }
.primary-nav { display: flex; align-items: center; gap: 1.2rem; }
.primary-nav > a:not(.button) { color: var(--navy); font-weight: 800; text-decoration: none; }
.primary-nav > a:not(.button):hover { color: var(--copper-dark); }
.menu-button { display: none; width: 48px; height: 48px; border: 2px solid var(--navy); border-radius: 10px; background: #fff; }
.menu-lines { width: 22px; display: grid; gap: 4px; }
.menu-lines i { display: block; height: 2px; background: var(--navy); }

.hero {
  position: relative;
  overflow: hidden;
  padding: clamp(4.5rem, 9vw, 8rem) 0 clamp(5rem, 9vw, 8rem);
  background:
    radial-gradient(circle at 90% 20%, rgba(178, 106, 28, 0.14), transparent 24rem),
    linear-gradient(125deg, #fff 0%, #fff 55%, #f7f1e8 100%);
}
.hero::before {
  content: '';
  position: absolute;
  width: 36rem;
  height: 36rem;
  right: -13rem;
  top: -18rem;
  border: 3px solid rgba(7, 28, 51, 0.1);
  border-radius: 50%;
}
.hero::after {
  content: '';
  position: absolute;
  width: 31rem;
  height: 31rem;
  right: -12rem;
  top: -15rem;
  border: 2px solid rgba(178, 106, 28, 0.25);
  border-radius: 50%;
}
.hero-grid { position: relative; z-index: 1; display: grid; grid-template-columns: 1.08fr 0.92fr; align-items: center; gap: clamp(2.5rem, 6vw, 6.5rem); }
.hero-copy { max-width: 720px; color: var(--muted); font-size: clamp(1.08rem, 2vw, 1.25rem); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 0.8rem; margin-top: 1.7rem; }
.trust-list { display: flex; flex-wrap: wrap; gap: 0.55rem; list-style: none; padding: 0; margin: 1.6rem 0 0; }
.trust-list li { padding: 0.38rem 0.72rem; border: 1px solid #c9c1b7; border-radius: 999px; background: rgba(255,255,255,0.78); color: var(--navy); font-size: 0.85rem; font-weight: 850; }
.logo-stage { position: relative; padding: 1rem 0 2rem; }
.logo-card { position: relative; border: 1px solid #ddd7cf; border-radius: 28px; background: #fff; padding: clamp(0.7rem, 2vw, 1.2rem); box-shadow: var(--shadow); transform: rotate(1.2deg); }
.logo-card::before { content: ''; position: absolute; inset: 13px; border: 1px solid rgba(178,106,28,0.22); border-radius: 21px; pointer-events: none; }
.logo-card img { width: 100%; border-radius: 18px; }
.logo-caption { position: absolute; left: -2rem; bottom: -0.25rem; max-width: 330px; padding: 0.95rem 1.15rem; border-left: 5px solid var(--copper); background: var(--navy); color: #fff; box-shadow: var(--shadow-small); transform: rotate(-1deg); }
.logo-caption strong { display: block; font-family: Georgia, 'Times New Roman', serif; font-size: 1.25rem; }
.logo-caption span { display: block; margin-top: 0.2rem; color: #dfe7ee; font-size: 0.9rem; }

.proof-strip { border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); background: var(--cream); }
.proof-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.proof-grid > div { min-height: 150px; padding: 2rem; border-right: 1px solid #d8cec0; display: grid; align-content: center; }
.proof-grid > div:last-child { border-right: 0; }
.proof-grid strong { color: var(--navy); font-family: Georgia, 'Times New Roman', serif; font-size: 1.35rem; }
.proof-grid span { color: var(--muted); }

.services-section { background: #fff; }
.service-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem; }
.service-card { position: relative; min-height: 255px; padding: 1.45rem; border: 1px solid var(--line); border-radius: var(--radius); background: #fff; box-shadow: 0 1px 0 rgba(7,28,51,0.03); }
.service-card::after { content: ''; position: absolute; left: 1.45rem; right: 1.45rem; bottom: 1.2rem; height: 3px; background: linear-gradient(90deg, var(--copper), transparent); }
.service-card.featured-service { border-color: var(--navy); background: var(--navy); color: #fff; box-shadow: var(--shadow-small); }
.service-card.featured-service h3 { color: #fff; }
.service-card.featured-service .service-number { color: #ffd7a8; }
.service-card.featured-service::after { background: linear-gradient(90deg, #ffd7a8, transparent); }
.service-number { display: block; margin-bottom: 2.2rem; color: var(--copper-dark); font-size: 0.78rem; font-weight: 900; letter-spacing: 0.12em; }
.service-card p { margin: 0; color: var(--muted); }
.featured-service p { color: #dce5ed; }
.scope-note { display: flex; align-items: center; gap: 1rem; margin-top: 1.25rem; padding: 1rem 1.2rem; border-radius: 10px; background: var(--cream); color: var(--muted); }
.scope-note strong { flex: 0 0 auto; color: var(--navy); }

.realtor-section { overflow: hidden; background: var(--navy); color: #fff; }
.realtor-section h2 { color: #fff; }
.split-grid { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: clamp(2.5rem, 6vw, 6rem); align-items: center; }
.lead-light { color: #d9e2ea; font-size: 1.1rem; }
.realtor-tags { display: flex; flex-wrap: wrap; gap: 0.6rem; margin-top: 1.6rem; }
.realtor-tags span { padding: 0.5rem 0.75rem; border: 1px solid rgba(255,255,255,0.25); border-radius: 999px; background: rgba(255,255,255,0.06); font-weight: 800; }
.realtor-card { position: relative; padding: clamp(1.5rem, 4vw, 2.4rem); border-radius: var(--radius); background: #fff; color: var(--ink); box-shadow: 0 25px 70px rgba(0,0,0,0.23); }
.realtor-card::before { content: ''; position: absolute; width: 120px; height: 6px; left: 2.4rem; top: 0; background: var(--copper); }
.card-kicker { color: var(--copper-dark); font-size: 0.76rem; font-weight: 900; letter-spacing: 0.12em; text-transform: uppercase; }
.compact-steps { list-style: none; padding: 0; margin: 1.4rem 0 1.2rem; display: grid; gap: 0.95rem; }
.compact-steps li { display: grid; grid-template-columns: auto 1fr; gap: 0.8rem; align-items: start; }
.compact-steps li > span { width: 2rem; height: 2rem; display: grid; place-items: center; border-radius: 50%; background: var(--cream); color: var(--copper-dark); font-weight: 900; }
.compact-steps strong { color: var(--navy); }
.compact-steps p { margin: 0.08rem 0 0; color: var(--muted); font-size: 0.94rem; }
.text-link { color: var(--navy); font-weight: 900; }

.process-section { background: var(--cream); }
.steps { list-style: none; padding: 0; margin: 2.5rem 0 0; display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.1rem; }
.steps li { position: relative; padding: 1.5rem 1.25rem; border-top: 4px solid var(--navy); background: #fff; box-shadow: var(--shadow-small); }
.steps li > span { width: 2.3rem; height: 2.3rem; display: grid; place-items: center; margin-bottom: 1.5rem; border-radius: 50%; background: var(--copper-soft); color: var(--copper-dark); font-weight: 900; }
.steps p { margin: 0; color: var(--muted); }

.area-section { background: #fff; }
.area-grid { display: grid; grid-template-columns: 1.15fr 0.85fr; align-items: center; gap: clamp(2rem, 7vw, 7rem); }
.area-grid > div:first-child > p:not(.eyebrow) { max-width: 680px; color: var(--muted); font-size: 1.08rem; }
.area-badge { position: relative; min-height: 310px; padding: 2.2rem; border: 2px solid var(--navy); display: grid; place-items: center; align-content: center; background: var(--cream); text-align: center; box-shadow: 12px 12px 0 var(--copper-soft); }
.area-badge::before, .area-badge::after { content: ''; position: absolute; width: 3.5rem; height: 3.5rem; }
.area-badge::before { left: 0.7rem; top: 0.7rem; border-left: 2px solid var(--copper); border-top: 2px solid var(--copper); }
.area-badge::after { right: 0.7rem; bottom: 0.7rem; border-right: 2px solid var(--copper); border-bottom: 2px solid var(--copper); }
.area-state { color: var(--copper-dark); font-size: 0.8rem; font-weight: 900; letter-spacing: 0.18em; }
.area-badge strong { color: var(--navy); font-family: Georgia, 'Times New Roman', serif; font-size: clamp(2.5rem, 5vw, 4rem); line-height: 1; }
.area-badge > span:not(.area-state) { color: var(--navy-3); font-size: 1.35rem; font-weight: 800; }
.area-badge small { margin-top: 1rem; color: var(--muted); }

.book-section { background: linear-gradient(135deg, #071c33 0%, #0d2a49 100%); color: #fff; }
.book-section h2 { color: #fff; }
.book-section a { color: #fff; }
.book-grid { display: grid; grid-template-columns: 0.72fr 1.28fr; gap: clamp(2.5rem, 6vw, 6rem); align-items: start; }
.book-copy > p:not(.eyebrow) { color: #d8e2eb; }
.contact-card { margin-top: 2rem; padding: 1.2rem; border: 1px solid rgba(255,255,255,0.18); border-radius: 12px; background: rgba(255,255,255,0.06); }
.contact-card span, .contact-card small { display: block; }
.contact-card > a { display: inline-block; margin: 0.2rem 0; font-family: Georgia, 'Times New Roman', serif; font-size: 2rem; font-weight: 800; }
.contact-card small { color: #c7d4df; }
.booking-form { padding: clamp(1.4rem, 4vw, 2.5rem); border-radius: var(--radius); background: #fff; color: var(--ink); box-shadow: 0 25px 70px rgba(0,0,0,0.25); }
.form-heading { display: flex; align-items: baseline; justify-content: space-between; gap: 1rem; margin-bottom: 1.2rem; }
.form-heading h3 { font-size: 1.8rem; }
.form-heading p { color: var(--muted); font-size: 0.85rem; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.field { margin-bottom: 1rem; }
.field label { display: block; margin-bottom: 0.36rem; color: var(--navy); font-weight: 900; }
.field input, .field select, .field textarea {
  width: 100%;
  min-height: 49px;
  padding: 0.75rem 0.82rem;
  border: 2px solid #8f9baa;
  border-radius: 9px;
  background: #fff;
  color: var(--ink);
}
.field textarea { min-height: 145px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { border-color: var(--navy); outline: 3px solid var(--focus); outline-offset: 1px; }
.field-help, .privacy-note, .form-status { color: var(--muted); font-size: 0.9rem; }
.field-help { margin: 0.35rem 0 0; }
.form-actions { display: flex; flex-wrap: wrap; gap: 0.7rem; }
.form-status { min-height: 1.5rem; margin: 0.8rem 0 0; font-weight: 800; }
.privacy-note { margin: 0.35rem 0 0; }

.faq-section { background: #fff; }
.faq-grid { display: grid; grid-template-columns: 0.78fr 1.22fr; gap: clamp(2.5rem, 7vw, 7rem); align-items: start; }
.sticky-heading { position: sticky; top: 110px; }
.faq-list details { margin-bottom: 0.8rem; border: 1px solid var(--line); border-radius: 12px; background: #fff; }
.faq-list summary { cursor: pointer; padding: 1.15rem 3.2rem 1.15rem 1.2rem; color: var(--navy); font-weight: 900; list-style: none; position: relative; }
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary::after { content: '+'; position: absolute; right: 1.2rem; top: 50%; transform: translateY(-50%); color: var(--copper-dark); font-size: 1.5rem; }
.faq-list details[open] summary::after { content: '−'; }
.faq-list details p { margin: 0; padding: 0 1.2rem 1.2rem; color: var(--muted); }

.final-cta { padding: clamp(3.5rem, 6vw, 5.5rem) 0; background: var(--copper-dark); color: #fff; }
.final-cta h2 { color: #fff; margin-bottom: 0.5rem; }
.final-cta p { margin-bottom: 0; color: #fff4e8; }
.final-cta-inner { display: flex; align-items: center; justify-content: space-between; gap: 2rem; }
.final-actions { display: flex; align-items: center; gap: 1rem; flex: 0 0 auto; }
.phone-link { color: #fff; font-weight: 900; white-space: nowrap; }

.site-footer { padding: 3.5rem 0 1.5rem; background: #041220; color: #d4dee7; }
.site-footer a { color: #fff; }
.footer-grid { display: grid; grid-template-columns: 1.5fr 0.75fr 0.75fr; gap: 2.5rem; }
.footer-brand { color: #fff; font-family: Georgia, 'Times New Roman', serif; font-size: 1.35rem; font-weight: 800; text-decoration: none; }
.footer-grid p { margin: 0.4rem 0 0; }
.footer-small { max-width: 430px; color: #9eafbd; }
.footer-heading { margin-bottom: 0.7rem; color: #fff; font-family: Arial, Helvetica, sans-serif; font-size: 0.82rem; letter-spacing: 0.14em; text-transform: uppercase; }
address { font-style: normal; }
.footer-links { list-style: none; padding: 0; margin: 0; display: grid; gap: 0.38rem; }
.footer-bottom { display: flex; justify-content: space-between; gap: 1rem; margin-top: 2.5rem; padding-top: 1rem; border-top: 1px solid rgba(255,255,255,0.13); color: #9eafbd; font-size: 0.88rem; }
.mobile-cta { display: none; }

@media (max-width: 1020px) {
  .service-grid { grid-template-columns: repeat(2, 1fr); }
  .hero-grid, .split-grid, .area-grid, .book-grid, .faq-grid { grid-template-columns: 1fr; }
  .hero-copy-wrap { max-width: 800px; }
  .logo-stage { max-width: 650px; margin-inline: auto; }
  .logo-caption { left: 0; }
  .sticky-heading { position: static; }
  .book-copy { max-width: 720px; }
}

@media (max-width: 820px) {
  .menu-button { display: grid; place-items: center; }
  .js .primary-nav {
    display: none;
    position: absolute;
    left: 1rem;
    right: 1rem;
    top: 68px;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    padding: 0.6rem;
    border: 1px solid var(--line);
    border-radius: 12px;
    background: #fff;
    box-shadow: var(--shadow-small);
  }
  .js .primary-nav.open { display: flex; }
  .primary-nav > a:not(.button) { padding: 0.8rem; }
  .primary-nav .button { margin-top: 0.35rem; }
  .proof-grid { grid-template-columns: 1fr; }
  .proof-grid > div { min-height: auto; border-right: 0; border-bottom: 1px solid #d8cec0; }
  .proof-grid > div:last-child { border-bottom: 0; }
  .steps { grid-template-columns: repeat(2, 1fr); }
  .final-cta-inner { align-items: flex-start; flex-direction: column; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-grid > div:first-child { grid-column: 1 / -1; }
}

@media (max-width: 620px) {
  body { padding-bottom: 64px; }
  .container { width: min(calc(100% - 1.25rem), var(--max)); }
  .site-header .brand-copy span { letter-spacing: 0.09em; }
  .section { padding: 4rem 0; }
  h1 { font-size: clamp(2.65rem, 13.5vw, 4.1rem); }
  h2 { font-size: clamp(2.15rem, 10vw, 3.2rem); }
  .hero { padding-top: 3.6rem; }
  .hero-actions, .final-actions { flex-direction: column; align-items: stretch; }
  .hero-actions .button, .final-actions .button { width: 100%; }
  .logo-stage { padding-bottom: 4rem; }
  .logo-caption { left: 0.5rem; right: 0.5rem; bottom: 0; max-width: none; }
  .service-grid, .steps, .field-row, .footer-grid { grid-template-columns: 1fr; }
  .footer-grid > div:first-child { grid-column: auto; }
  .scope-note { align-items: flex-start; flex-direction: column; }
  .form-heading { align-items: flex-start; flex-direction: column; gap: 0; }
  .form-actions { flex-direction: column; }
  .form-actions .button { width: 100%; }
  .footer-bottom { align-items: flex-start; flex-direction: column; }
  .mobile-cta {
    position: fixed;
    left: 0;
    right: 0;
    bottom: 0;
    z-index: 1200;
    display: grid;
    grid-template-columns: 1fr 1fr;
    min-height: 64px;
    border-top: 1px solid rgba(255,255,255,0.2);
    background: var(--navy);
    box-shadow: 0 -8px 30px rgba(0,0,0,0.18);
  }
  .mobile-cta a { display: grid; place-items: center; color: #fff; font-weight: 900; text-decoration: none; }
  .mobile-cta a + a { background: var(--copper-dark); }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    scroll-behavior: auto !important;
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
  }
}

@media (prefers-contrast: more) {
  :root { --muted: #344454; --line: #737e88; }
  .button { border-width: 3px; }
}