:root {
  --green-900: #123b24;
  --green-800: #1d5634;
  --green-700: #287245;
  --green-100: #e9f3e6;
  --brown-900: #432f1f;
  --brown-700: #765334;
  --brown-300: #c5a47f;
  --cream: #fbf8f1;
  --paper: #fffdf8;
  --ink: #172017;
  --muted: #525850;
  --line: rgba(67, 47, 31, 0.16);
  --shadow: 0 24px 80px rgba(23, 32, 23, 0.12);
  --radius: 8px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: Inter, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--ink);
  background: var(--cream);
  line-height: 1.6;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
.container { width: min(1120px, calc(100% - 40px)); margin: 0 auto; }
.skip-link { position: absolute; left: -999px; top: 12px; z-index: 10; background: white; padding: 10px 14px; border-radius: 6px; }
.skip-link:focus { left: 12px; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0,0,0,0); }

/* ── Header ──────────────────────────── */
.site-header {
  position: sticky;
  top: 0;
  z-index: 5;
  background: rgba(251, 248, 241, 0.92);
  backdrop-filter: blur(16px);
  border-bottom: 1px solid var(--line);
}
.nav-wrap { min-height: 76px; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.brand { display: inline-flex; align-items: center; text-decoration: none; min-width: 0; }
.brand img { width: 184px; height: 74px; object-fit: contain; object-position: left center; }
.site-nav { display: flex; align-items: center; gap: 22px; font-size: .92rem; font-weight: 700; }
.site-nav a { text-decoration: none; color: var(--green-900); }
.site-nav a:hover { color: var(--brown-700); }
.nav-toggle { display: none; width: 44px; height: 44px; border: 1px solid var(--line); border-radius: var(--radius); background: var(--paper); cursor: pointer; }
.nav-toggle span:not(.sr-only) { display: block; width: 20px; height: 2px; margin: 4px auto; background: var(--green-900); }

/* ── Hero ──────────────────────────── */
.hero { padding: 48px 0 54px; background: radial-gradient(circle at 82% 24%, rgba(197,164,127,.38), transparent 28%), linear-gradient(135deg, #f8f3e8 0%, #e8f2e5 100%); }
.hero-grid { display: grid; grid-template-columns: minmax(0, 1.05fr) minmax(300px, .75fr); gap: 44px; align-items: center; }

.hero-mark { display: block; margin-bottom: 20px; }

.eyebrow { margin: 0 0 12px; color: var(--green-700); font-weight: 800; font-size: .78rem; letter-spacing: .08em; text-transform: uppercase; }
h1, h2, h3 { margin: 0; line-height: 1.08; color: var(--green-900); }
h1, h2 { font-family: Lora, Georgia, serif; }
h3 { font-size: 1.15rem; }
p { margin: 0; color: var(--muted); }
.hero-lede { margin-top: 18px; font-size: 1.16rem; max-width: 680px; }
.hero-actions { margin-top: 26px; display: flex; flex-wrap: wrap; gap: 12px; }

h1 { font-size: 4.5rem; max-width: 720px; }
h2 { font-size: 3.5rem; }

/* ── Buttons ──────────────────────────── */
.button { min-height: 48px; display: inline-flex; align-items: center; justify-content: center; padding: 0 18px; border: 1px solid transparent; border-radius: var(--radius); font-weight: 800; text-decoration: none; cursor: pointer; font-family: inherit; font-size: 1rem; transition: transform .15s ease, box-shadow .15s ease, background .15s ease; }
.button:hover { transform: translateY(-1px); }
.button.primary { background: var(--green-800); color: white; box-shadow: 0 12px 26px rgba(29,86,52,.22); }
.button.primary:hover { background: var(--green-700); }
.button.secondary { background: rgba(255,255,255,.72); color: var(--green-900); border-color: var(--line); }
.button.full { width: 100%; }

/* ── Quick contact ──────────────────────────── */
.quick-contact { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 14px; margin: 28px 0 0; max-width: 460px; }
.quick-contact div { padding: 14px 16px; background: rgba(255,255,255,.7); border: 1px solid var(--line); border-radius: var(--radius); }
dt { font-size: .76rem; color: var(--muted); font-weight: 800; text-transform: uppercase; }
dd { margin: 2px 0 0; font-weight: 800; color: var(--brown-900); }

/* ── Hero panel ──────────────────────────── */
.hero-panel { position: relative; padding: 16px; border-radius: 22px; background: var(--paper); box-shadow: var(--shadow); transform: rotate(1deg); }
.hero-panel img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; border-radius: 14px; filter: saturate(1.04) contrast(1.04); }
.hero-card { margin: -38px 18px 0; position: relative; padding: 18px; background: var(--green-900); color: white; border-radius: var(--radius); box-shadow: 0 18px 38px rgba(18,59,36,.22); }
.hero-card span { display: block; color: var(--brown-300); font-weight: 800; font-size: .8rem; text-transform: uppercase; }
.hero-card strong { display: block; margin-top: 5px; font-size: 1.08rem; line-height: 1.35; }

/* ── Sections ──────────────────────────── */
.section { padding: 82px 0; }
.section-heading { max-width: 720px; margin-bottom: 34px; }

/* ── Service cards ──────────────────────────── */
.service-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 18px; }
.service-card { background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; min-height: 260px; box-shadow: 0 12px 32px rgba(23,32,23,.06); }
.icon { display: inline-flex; align-items: center; justify-content: center; width: 40px; height: 40px; margin-bottom: 28px; border-radius: 50%; background: var(--green-100); color: var(--green-800); }
.icon svg { flex-shrink: 0; }
.service-card p { margin-top: 12px; }

/* ── Listings / split section ──────────────────────────── */
.warm { background: var(--brown-900); }
.warm h2, .warm p { color: white; }
.warm .eyebrow { color: var(--brown-300); }
.split-grid, .detail-grid, .management-grid, .about-grid, .contact-grid { display: grid; gap: 44px; align-items: center; }
.split-grid { grid-template-columns: 1fr 360px; }
.action-panel { padding: 24px; background: rgba(255,255,255,.09); border: 1px solid rgba(255,255,255,.18); border-radius: var(--radius); }
.action-panel p { margin-top: 14px; color: rgba(255,255,255,.76); }

/* ── Detail sections (buy/sell) ──────────────────────────── */
.detail-grid { grid-template-columns: minmax(0, 1fr) 420px; }
.detail-grid.flip { grid-template-columns: 420px minmax(0, 1fr); }
.detail-copy p { margin-top: 18px; font-size: 1.05rem; }
.check-list { list-style: none; padding: 0; margin: 24px 0 0; display: grid; gap: 10px; }
.check-list li { position: relative; padding-left: 28px; font-weight: 700; color: var(--green-900); }
.check-list li::before { content: ""; position: absolute; left: 0; top: .52em; width: 12px; height: 12px; border-radius: 50%; background: var(--brown-300); box-shadow: 0 0 0 4px rgba(197,164,127,.22); }
.muted { background: #eef4ea; }

/* ── Contact forms ──────────────────────────── */
.contact-form { display: grid; gap: 14px; padding: 24px; background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); box-shadow: 0 16px 48px rgba(23,32,23,.08); }
.contact-form h3 { margin-bottom: 4px; }
label { display: grid; gap: 7px; color: var(--green-900); font-weight: 800; font-size: .9rem; }
input, textarea, select { width: 100%; border: 1px solid rgba(67,47,31,.22); border-radius: 7px; background: white; padding: 12px 13px; color: var(--ink); font: inherit; }
textarea { resize: vertical; }
input:focus, textarea:focus, select:focus, button:focus-visible, a:focus-visible { outline: 3px solid rgba(40,114,69,.28); outline-offset: 3px; }

.form-fallback { font-size: .84rem; color: var(--muted); text-align: center; font-weight: 500; }
.form-fallback a { color: var(--green-800); font-weight: 700; text-decoration: underline; text-underline-offset: 3px; }

/* ── Management section ──────────────────────────── */
.management-section { background: var(--green-900); }
.management-section h2, .management-section p { color: white; }
.management-section .eyebrow { color: var(--brown-300); }
.management-grid { grid-template-columns: minmax(0, 1fr) 360px; }
.management-grid img { width: 100%; border-radius: 18px; box-shadow: var(--shadow); }
.manager-list { display: grid; grid-template-columns: minmax(0, 380px); gap: 14px; margin-top: 28px; }
.manager-list div { padding: 18px; border-radius: var(--radius); background: rgba(255,255,255,.08); border: 1px solid rgba(255,255,255,.18); }
.manager-list span, .manager-list strong, .manager-list a { display: block; }
.manager-list span { color: rgba(255,255,255,.72); font-size: .88rem; }
.manager-list strong { margin-top: 6px; color: white; }
.manager-list a { margin-top: 4px; color: var(--brown-300); font-weight: 800; }

/* ── About section ──────────────────────────── */
.about-grid { grid-template-columns: 300px minmax(0, 1fr); }
.portrait-card { background: var(--paper); border: 1px solid var(--line); border-radius: 18px; padding: 18px; box-shadow: var(--shadow); }
.portrait-card img { width: 100%; max-height: 360px; object-fit: cover; object-position: center top; border-radius: 12px; }
.portrait-card div { padding: 16px 4px 2px; }
.portrait-card strong, .portrait-card span { display: block; }
.portrait-card strong { color: var(--green-900); font-size: 1.1rem; }
.portrait-card span { color: var(--muted); }
.about-copy p { margin-top: 16px; }
.about-cta { margin-top: 28px; }

/* ── Testimonials ──────────────────────────── */
.testimonials-section { background: var(--green-100); }
.testimonials-section .eyebrow { color: var(--green-700); }
.testimonials-section h2 { color: var(--green-900); }
.testimonial-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 20px; }
.testimonial-card { margin: 0; padding: 28px 24px 24px; background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); box-shadow: 0 8px 28px rgba(23,32,23,.07); display: flex; flex-direction: column; gap: 20px; }
.testimonial-card p { margin: 0; font-size: .98rem; color: var(--ink); line-height: 1.7; font-family: Lora, Georgia, serif; font-style: italic; position: relative; padding-top: 28px; }
.testimonial-card p::before { content: '\201C'; font-family: Lora, Georgia, serif; font-size: 4rem; line-height: 1; color: var(--brown-300); position: absolute; top: -8px; left: -4px; }
.testimonial-card footer { margin-top: auto; }
.testimonial-card footer strong { display: block; color: var(--green-900); font-weight: 700; font-size: .92rem; }
.testimonial-card footer span { display: block; color: var(--muted); font-size: .8rem; margin-top: 2px; }

/* ── Contact section ──────────────────────────── */
.contact-section { background: linear-gradient(180deg, var(--cream), #eef4ea); }
.contact-grid { grid-template-columns: .8fr .75fr 1fr; align-items: start; }
.contact-card { padding: 24px; border-radius: var(--radius); background: var(--green-900); color: white; box-shadow: var(--shadow); }
address { font-style: normal; display: grid; gap: 2px; }
address strong { font-size: 1.2rem; color: white; }
address span { color: rgba(255,255,255,.82); }
.contact-lines { display: grid; gap: 8px; margin-top: 22px; }
.contact-lines a, .contact-lines span { color: rgba(255,255,255,.88); text-decoration: none; }
.contact-lines a:hover { color: var(--brown-300); }

/* ── Footer ──────────────────────────── */
.site-footer { padding: 28px 0; background: var(--brown-900); color: white; }
.footer-grid { display: flex; align-items: center; justify-content: space-between; gap: 18px; }
.site-footer p, .site-footer a { color: rgba(255,255,255,.78); }
.site-footer a { font-weight: 800; text-decoration: none; }

/* ── Responsive: tablet ──────────────────────────── */
@media (max-width: 940px) {
  h1 { font-size: 3.75rem; }
  h2 { font-size: 2.75rem; }
  .nav-toggle { display: block; }
  .site-nav {
    position: absolute;
    left: 20px; right: 20px; top: 76px;
    display: none;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    padding: 10px;
    background: var(--paper);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    box-shadow: var(--shadow);
  }
  .site-nav.is-open { display: flex; }
  .site-nav a { padding: 12px; border-radius: 6px; }
  .site-nav a:hover { background: var(--green-100); }
  .hero-grid, .split-grid, .detail-grid, .detail-grid.flip, .management-grid, .about-grid, .contact-grid { grid-template-columns: 1fr; }
  .service-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .hero { padding-top: 38px; }
  .hero-panel { transform: none; }
  .management-grid img { max-width: 480px; }
  .testimonial-grid { grid-template-columns: 1fr; }
}

/* ── Responsive: mobile ──────────────────────────── */
@media (max-width: 620px) {
  .container { width: min(100% - 28px, 1120px); }
  .nav-wrap { min-height: 68px; }
  .brand img { width: 142px; height: 58px; }
  .site-nav { top: 68px; left: 14px; right: 14px; }
  .hero { padding: 30px 0 42px; }
  h1 { font-size: 2.55rem; }
  h2 { font-size: 2rem; }
  .quick-contact, .service-grid, .manager-list { grid-template-columns: 1fr; }
  .section { padding: 58px 0; }
  .service-card { min-height: auto; }
  .footer-grid { flex-direction: column; align-items: flex-start; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .button { transition: none; }
}