:root {
  --ink: #31443d;
  --ink-deep: #23342f;
  --ink-soft: #607069;
  --brick: #8b4739;
  --brick-deep: #693329;
  --sage: #e4ece1;
  --sage-deep: #cddbc9;
  --rose: #eadbd6;
  --cream: #f7f1e7;
  --paper: #fffdf8;
  --white: #ffffff;
  --gold: #c9933e;
  --line: #d4d7cf;
  --shadow: 0 22px 52px rgba(35, 52, 47, 0.12);
  --radius: 24px;
  --shell: 1200px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: "Segoe UI", "Helvetica Neue", Arial, sans-serif; font-size: 18px; line-height: 1.65; text-rendering: optimizeLegibility; }
button, input, textarea { font: inherit; }
img { display: block; max-width: 100%; }
a { color: inherit; }
h1, h2, h3, p, dl, dd { margin-top: 0; }
h1, h2, h3 { line-height: 1.12; text-wrap: balance; }
h1 { margin-bottom: 24px; font-size: clamp(44px, 4.25vw, 54px); letter-spacing: -0.04em; }
h2 { margin-bottom: 24px; font-size: clamp(32px, 3.2vw, 40px); letter-spacing: -0.028em; }
h3 { margin-bottom: 9px; font-size: 22px; }
p { margin-bottom: 20px; }

.shell { width: min(calc(100% - 48px), var(--shell)); margin-inline: auto; }
.section { padding: 78px 0; }
.eyebrow, .contact-kicker { margin-bottom: 14px; color: var(--brick); font-size: 13px; font-weight: 850; letter-spacing: 0.15em; line-height: 1.3; text-transform: uppercase; }
.skip-link { position: fixed; z-index: 1000; top: 12px; left: 12px; transform: translateY(-180%); padding: 10px 16px; border-radius: 8px; color: var(--white); background: var(--ink-deep); font-weight: 800; }
.skip-link:focus { transform: translateY(0); }
.operator-bar { min-height: 34px; display: grid; place-items: center; padding: 7px 24px; color: var(--white); background: var(--ink-deep); font-size: 13px; font-weight: 700; line-height: 1.35; text-align: center; }

.site-header { position: relative; z-index: 20; border-bottom: 1px solid var(--line); background: rgba(255, 253, 248, 0.98); }
.header-inner { min-height: 82px; display: grid; grid-template-columns: 74px minmax(170px, 1fr) auto; align-items: center; gap: 24px; }
.brand { width: 68px; }
.brand img { width: 100%; height: 48px; object-fit: contain; }
.header-label { margin: 0; color: var(--brick-deep); font-size: 15px; font-weight: 850; letter-spacing: 0.025em; }
.main-nav { display: flex; align-items: center; justify-content: flex-end; gap: 24px; }
.main-nav a { padding: 10px 0 7px; border-bottom: 2px solid transparent; font-size: 15px; font-weight: 750; text-decoration: none; }
.main-nav a:hover, .main-nav a:focus-visible { color: var(--brick-deep); border-bottom-color: var(--gold); }
.menu-button { display: none; align-items: center; gap: 9px; min-height: 46px; padding: 8px 12px; border: 1px solid var(--line); border-radius: 12px; color: var(--ink); background: var(--white); font-weight: 800; }
.menu-icon, .menu-icon::before, .menu-icon::after { width: 20px; height: 2px; display: block; position: relative; background: currentColor; }
.menu-icon::before, .menu-icon::after { content: ""; position: absolute; left: 0; }
.menu-icon::before { top: -6px; }
.menu-icon::after { top: 6px; }

.heritage-banner { position: relative; height: 104px; margin: 0; overflow: hidden; background: var(--sage); }
.heritage-banner img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 53%; }
.photo-frame { position: relative; margin: 0; overflow: hidden; border-radius: var(--radius); background: var(--sage-deep); box-shadow: var(--shadow); }
.photo-frame img { width: 100%; height: 100%; object-fit: cover; }
figcaption { position: absolute; right: 10px; bottom: 10px; padding: 4px 8px; border-radius: 5px; color: var(--white); background: rgba(35, 52, 47, 0.93); font-size: 11px; font-weight: 700; line-height: 1.25; }
.heritage-banner figcaption { right: 16px; bottom: 9px; }

.hero { padding-top: 56px; background: linear-gradient(90deg, var(--paper) 0 49%, var(--cream) 49%); }
.hero-layout { display: grid; grid-template-columns: 1.08fr 0.92fr; align-items: center; gap: 58px; }
.hero-copy { grid-column: 2; grid-row: 1; max-width: 535px; }
.hero-photo { grid-column: 1; grid-row: 1; height: 360px; border-radius: 72px 20px 20px 20px; }
.hero-photo img { object-position: 50% 51%; }
.hero-lead { color: var(--ink-soft); font-size: 20px; line-height: 1.61; }
.button { min-height: 54px; display: inline-flex; align-items: center; justify-content: center; padding: 13px 23px; border: 2px solid transparent; border-radius: 10px; font-weight: 800; line-height: 1.3; text-align: center; text-decoration: none; cursor: pointer; }
.button-primary { color: var(--white); background: var(--brick); }
.button-primary:hover, .button-primary:focus-visible { background: var(--brick-deep); }
.button-secondary { color: var(--white); background: var(--ink); }
.button-secondary:hover, .button-secondary:focus-visible { background: var(--ink-deep); }

.route-strip { display: grid; grid-template-columns: 1.2fr 1fr 0.88fr; gap: 12px; margin-top: 48px; }
.route-link { position: relative; min-height: 112px; display: flex; flex-direction: column; justify-content: center; gap: 5px; padding: 20px 62px 20px 23px; border: 1px solid var(--line); border-radius: 15px; background: var(--white); text-decoration: none; }
.route-link span { color: var(--brick); font-size: 12px; font-weight: 850; letter-spacing: 0.11em; text-transform: uppercase; }
.route-link strong { font-size: 18px; line-height: 1.35; }
.route-link i { position: absolute; right: 20px; color: var(--sage-deep); font-size: 28px; font-style: normal; font-weight: 900; }
.route-link:hover, .route-link:focus-visible { border-color: var(--brick); background: var(--sage); }
.route-primary { color: var(--white); border-color: var(--brick-deep); background: var(--brick-deep); }
.route-primary span { color: #f1d9b0; }
.route-primary i { color: rgba(255, 255, 255, 0.28); }
.route-primary:hover, .route-primary:focus-visible { background: var(--ink-deep); }

.situation-section { background: var(--paper); }
.situation-intro { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: 82px; align-items: start; }
.situation-intro > p { max-width: 660px; color: var(--ink-soft); font-size: 19px; }
.situation-row { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 38px; border-top: 4px solid var(--rose); border-bottom: 1px solid var(--line); }
.situation-row article { padding: 27px 28px 29px 0; }
.situation-row article + article { padding-left: 28px; border-left: 1px solid var(--line); }
.situation-row p { margin: 0; color: var(--ink-soft); }

.owner-section { background: var(--sage); }
.owner-layout { display: grid; grid-template-columns: 0.9fr 1.1fr; align-items: center; gap: 68px; }
.owner-copy p:not(.eyebrow) { color: #53675f; }
.owner-photo { height: 430px; border-radius: 20px 72px 20px 20px; }
.owner-photo img { object-position: 50% 50%; }
.text-link { display: inline-flex; align-items: center; gap: 10px; padding-bottom: 2px; border-bottom: 2px solid var(--brick); color: var(--brick-deep); font-weight: 850; text-decoration: none; }
.text-link:hover, .text-link:focus-visible { color: var(--ink-deep); border-color: var(--gold); }

.property-section { padding: 74px 0; color: var(--white); background: var(--ink); }
.property-section .eyebrow { color: #f0c976; }
.property-heading { display: grid; grid-template-columns: 0.42fr 0.58fr; gap: 62px; align-items: end; }
.property-heading h2 { margin-bottom: 0; color: var(--white); }
.property-columns { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 38px; border-top: 1px solid rgba(255, 255, 255, 0.28); }
.property-columns article { padding: 27px 28px 4px 0; }
.property-columns article + article { padding-left: 28px; border-left: 1px solid rgba(255, 255, 255, 0.28); }
.property-columns h3 { color: var(--white); }
.property-columns p:not(.property-marker) { color: #e7eeeb; }
.property-marker { margin-bottom: 14px; color: #f0c976; font-size: 14px; font-weight: 900; }

.buyer-section { background: var(--white); }
.buyer-layout { display: grid; grid-template-columns: 1.08fr 0.92fr; align-items: center; gap: 68px; }
.buyer-photo { height: 420px; border-radius: 72px 20px 20px 20px; }
.buyer-photo img { object-position: 50% 50%; }
.buyer-copy p:not(.eyebrow) { color: var(--ink-soft); }

.trust-section { padding: 58px 0; background: var(--cream); border-top: 1px solid #e1d6c8; border-bottom: 1px solid #e1d6c8; }
.trust-layout { display: grid; grid-template-columns: 0.82fr 1.18fr; align-items: center; gap: 56px; }
.trust-layout h2 { margin-bottom: 0; font-size: clamp(30px, 3vw, 38px); }
.trust-facts { display: grid; grid-template-columns: repeat(3, 1fr); margin: 0; }
.trust-facts div { min-height: 98px; display: flex; flex-direction: column; justify-content: center; padding: 10px 23px; border-left: 1px solid #d6c9b8; }
.trust-facts dt { color: var(--brick); font-size: 13px; font-weight: 850; }
.trust-facts dd { margin: 4px 0 0; font-size: 19px; font-weight: 800; line-height: 1.35; }

.form-section { padding-block: 84px; background: var(--cream); }
.form-shell { width: min(calc(100% - 48px), 960px); }
.contact-form { padding: 48px; border-top: 6px solid var(--brick); border-radius: 16px 16px 0 0; background: var(--white); box-shadow: var(--shadow); }
.contact-form h2 { margin-bottom: 24px; }
.intent-options { display: grid; grid-template-columns: repeat(3, 1fr); gap: 10px; padding: 0; margin: 0 0 32px; border: 0; }
.intent-options label { position: relative; cursor: pointer; }
.intent-options input { position: absolute; width: 1px; height: 1px; opacity: 0; }
.intent-options span { min-height: 64px; display: flex; align-items: center; padding: 13px 16px; border: 2px solid var(--line); border-radius: 9px; color: var(--ink); background: var(--cream); font-weight: 750; line-height: 1.35; }
.intent-options input:checked + span { color: var(--white); border-color: var(--brick-deep); background: var(--brick-deep); }
.intent-options input:focus-visible + span { outline: 3px solid var(--gold); outline-offset: 3px; }
.form-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 20px; }
.field { display: grid; gap: 7px; min-width: 0; }
.field-full { grid-column: 1 / -1; }
.field > span { font-weight: 800; }
.field input, .field textarea { width: 100%; border: 2px solid #b3bbb7; border-radius: 9px; padding: 13px 15px; color: var(--ink); background: var(--white); }
.field input { min-height: 56px; }
.field textarea { min-height: 158px; resize: vertical; }
.field input:focus, .field textarea:focus { border-color: var(--brick); outline: 3px solid rgba(201, 147, 62, 0.36); outline-offset: 1px; }
.field [aria-invalid="true"] { border-color: #9a2438; }
.field-error { min-height: 0; color: #891e32; font-size: 15px; font-weight: 750; }
.field-error:empty { display: none; }
.optional-details { margin: 26px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.optional-details summary { padding: 18px 2px; color: var(--brick-deep); font-weight: 850; cursor: pointer; }
.optional-details summary:focus-visible { outline: 3px solid var(--gold); outline-offset: 4px; }
.optional-grid { padding: 4px 0 26px; }
.consent { display: grid; grid-template-columns: 24px 1fr; gap: 12px; align-items: start; margin: 22px 0 4px; }
.consent input { width: 22px; height: 22px; margin: 3px 0 0; accent-color: var(--brick-deep); }
.consent a { color: var(--brick-deep); font-weight: 850; }
.consent-error { display: block; margin: 0 0 18px 36px; }
.submit-button { border: 0; }
.form-status { min-height: 1.4em; margin: 14px 0 0; color: #2d673d; font-weight: 800; }
.privacy-hint { margin: 8px 0 0; color: var(--ink-soft); font-size: 15px; }
.honeypot { position: absolute !important; left: -10000px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.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; }

.personal-contact { padding: 42px 48px 44px; border-radius: 0 0 16px 16px; color: var(--white); background: var(--brick-deep); box-shadow: var(--shadow); }
.personal-contact .contact-kicker { color: #f2d39a; }
.personal-contact h2 { margin-bottom: 12px; color: var(--white); font-size: 32px; }
.contact-name { margin-bottom: 18px; font-size: 20px; font-weight: 800; }
.contact-links { display: flex; flex-wrap: wrap; gap: 12px 34px; }
.contact-links a { color: var(--white); font-size: 18px; font-weight: 800; overflow-wrap: anywhere; text-decoration-thickness: 1px; text-underline-offset: 4px; }
.contact-links span { color: #f2d39a; font-size: 13px; letter-spacing: 0.08em; text-transform: uppercase; }
.site-footer { padding: 27px 0; color: var(--white); background: #192823; font-size: 14px; }
.footer-inner { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.footer-inner p { margin: 0; }
.footer-inner nav { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: 12px 22px; }
.footer-inner a { color: var(--white); }
:focus-visible { outline: 3px solid var(--gold); outline-offset: 3px; }

@media (max-width: 1080px) {
  .shell { width: min(calc(100% - 40px), var(--shell)); }
  .header-inner { grid-template-columns: 66px minmax(145px, 1fr) auto; gap: 17px; }
  .main-nav { gap: 15px; }
  .main-nav a { font-size: 14px; }
  .hero-layout, .owner-layout, .buyer-layout { gap: 42px; }
  .hero-photo { height: 335px; }
  .situation-intro { gap: 54px; }
}

@media (max-width: 880px) {
  .header-inner { position: relative; grid-template-columns: 66px 1fr auto; }
  .menu-button { display: inline-flex; justify-self: end; }
  .main-nav { position: absolute; top: calc(100% - 1px); left: 0; right: 0; display: none; grid-template-columns: 1fr 1fr; gap: 8px; padding: 16px; border: 1px solid var(--line); background: var(--paper); box-shadow: var(--shadow); }
  .main-nav[data-open="true"] { display: grid; }
  .main-nav a { padding: 12px; border: 1px solid var(--line); border-radius: 9px; background: var(--white); }
  .hero-layout, .situation-intro, .owner-layout, .property-heading, .buyer-layout, .trust-layout { grid-template-columns: 1fr; }
  .hero-copy { grid-column: 1; grid-row: 1; max-width: 690px; }
  .hero-photo { grid-column: 1; grid-row: 2; height: 320px; }
  .situation-intro { gap: 8px; }
  .owner-layout, .buyer-layout { gap: 36px; }
  .owner-copy { order: 1; }
  .owner-photo { order: 2; }
  .buyer-copy { order: 1; }
  .buyer-photo { order: 2; }
  .property-heading { gap: 5px; }
  .trust-layout { gap: 22px; }
}

@media (max-width: 680px) {
  body { font-size: 17px; }
  .shell, .form-shell { width: min(calc(100% - 28px), var(--shell)); }
  .section { padding: 58px 0; }
  h1 { font-size: clamp(34px, 10.2vw, 38px); overflow-wrap: break-word; }
  h2 { font-size: clamp(28px, 8.3vw, 32px); overflow-wrap: break-word; }
  .operator-bar { min-height: 42px; padding-inline: 14px; }
  .header-inner { min-height: 75px; grid-template-columns: 58px 1fr auto; gap: 10px; }
  .brand { width: 57px; }
  .brand img { height: 42px; }
  .header-label { font-size: 12px; line-height: 1.28; }
  .menu-button { min-width: 80px; padding-inline: 10px; }
  .main-nav { grid-template-columns: 1fr; }
  .heritage-banner { height: 82px; }
  .heritage-banner img { object-position: 48% 52%; }
  .hero { padding-top: 44px; background: var(--cream); }
  .hero-layout { gap: 34px; }
  .hero-lead { font-size: 18px; }
  .hero-photo, .owner-photo, .buyer-photo { height: 230px; border-radius: 36px 13px 13px 13px; }
  .hero-photo img { object-position: 50% 50%; }
  .owner-photo img { object-position: 50% 49%; }
  .buyer-photo img { object-position: 48% 50%; }
  .route-strip { grid-template-columns: 1fr; margin-top: 34px; }
  .route-link { min-height: 82px; padding-block: 15px; }
  .situation-row { grid-template-columns: 1fr; }
  .situation-row article, .situation-row article + article { padding: 21px 0; border-left: 0; }
  .situation-row article + article { border-top: 1px solid var(--line); }
  .property-section { padding: 58px 0; }
  .property-columns { grid-template-columns: 1fr; }
  .property-columns article, .property-columns article + article { padding: 21px 0; border-left: 0; }
  .property-columns article + article { border-top: 1px solid rgba(255, 255, 255, 0.28); }
  .trust-facts { grid-template-columns: 1fr; }
  .trust-facts div { min-height: auto; padding: 15px 0; border-top: 1px solid #d6c9b8; border-left: 0; }
  .contact-form { padding: 34px 22px; }
  .intent-options, .form-grid { grid-template-columns: 1fr; }
  .intent-options span { min-height: 54px; }
  .field-full { grid-column: auto; }
  .personal-contact { padding: 34px 22px 38px; }
  .personal-contact h2 { font-size: 28px; }
  .contact-links { display: grid; gap: 12px; }
  .footer-inner { align-items: flex-start; flex-direction: column; }
  .footer-inner nav { justify-content: flex-start; }
}

@media (max-width: 400px) {
  .header-label { max-width: 128px; }
  .menu-button span:last-child { display: none; }
  .menu-button { min-width: 48px; justify-content: center; }
  .button { width: 100%; }
  .contact-form { padding-inline: 18px; }
  .personal-contact { padding-inline: 18px; }
}

@media (max-width: 340px) {
  .header-label { display: none; }
  .header-inner { grid-template-columns: 58px 1fr auto; }
  h1 { font-size: 34px; }
  .route-link strong { font-size: 18px; }
  .consent { grid-template-columns: 22px minmax(0, 1fr); }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { scroll-behavior: auto !important; transition: none !important; animation: none !important; }
}