@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Playfair+Display:wght@400;500;600;700&display=swap');
:root{--ink:#20372d;--green:#244c3c;--sage:#81937e;--cream:#f8f6ef;--gold:#bd9356;--muted:#66766d}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--cream);font-family:'DM Sans',Arial,sans-serif;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select{font:inherit}button{cursor:pointer}header{background:#fbfaf6;position:sticky;top:0;z-index:10;box-shadow:0 1px 15px #1a312016}.nav{max-width:1240px;margin:auto;padding:12px 28px;display:flex;align-items:center;justify-content:space-between;gap:22px}.brand{display:flex;align-items:center;gap:12px;font-family:'Playfair Display',Georgia,serif;font-weight:700;font-size:24px;line-height:1.1}.brand-mark{height:48px;width:48px;border:1px solid #d6dfd2;border-radius:50%;display:grid;place-items:center;color:var(--green);font-size:26px}.brand small{font:600 10px 'DM Sans',sans-serif;letter-spacing:2.6px;color:#748579}.links{display:flex;align-items:center;gap:23px;flex-wrap:wrap}.links a{font-size:13px;font-weight:700;letter-spacing:.25px}.links a:hover,.links a.active{color:#9c753c}.nav-cta,.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;border:0;border-radius:3px;background:var(--green);color:white;padding:14px 22px;font-weight:700;font-size:13px;letter-spacing:.6px}.btn.light{background:#fff;color:var(--green)}.btn.outline{background:transparent;color:var(--green);border:1px solid #a7b6a6}.nav-cta{padding:11px 17px}.menu-toggle{display:none;border:0;background:none;font-size:25px;color:var(--green)}.hero{min-height:620px;background:linear-gradient(90deg,rgba(15,39,27,.82),rgba(19,38,28,.43) 54%,rgba(20,30,21,.12)),url('assets/hero.webp') center 53%/cover;display:flex;align-items:center;color:white}.hero-inner{width:min(1180px,90%);margin:auto;padding:85px 0}.eyebrow{font-size:11px;font-weight:700;letter-spacing:3.3px;text-transform:uppercase;color:#c5a879}.hero .eyebrow{color:#e4cda6}.hero h1{font:500 clamp(45px,6vw,82px)/1.09 'Playfair Display',Georgia,serif;max-width:790px;margin:17px 0 25px}.hero p{max-width:580px;font-size:17px;color:#f0f2eb}.actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:32px}.section{padding:95px 25px}.wrap{max-width:1170px;margin:auto}.section h2,.page-hero h1{font:500 clamp(34px,4vw,52px)/1.18 'Playfair Display',Georgia,serif;margin:14px 0 23px}.intro{font-size:17px;color:#53675b;max-width:710px}.split{display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:72px}.split img{width:100%;height:450px;object-fit:cover}.soft{background:#eeeee5}.photo-caption{font-size:12px;color:#728074;margin-top:8px}.feature-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:38px}.feature{background:#fff;padding:35px 30px;border:1px solid #e3e5dd}.feature .num{font-family:'Playfair Display',serif;color:#b08d58;font-size:32px}.feature h3{font:600 24px 'Playfair Display',serif;margin:8px 0}.feature p{font-size:14px;color:#607066}.properties{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:35px}.properties img{width:100%;height:230px;object-fit:cover}.properties .label{font-size:12px;letter-spacing:1.6px;text-transform:uppercase;font-weight:700;margin-top:12px}.banner{background:linear-gradient(110deg,#163a2d,#365845);color:white;padding:100px 25px;text-align:center}.banner h2{font:500 clamp(32px,4vw,52px) 'Playfair Display',serif;margin:14px auto;max-width:750px}.banner p{color:#e5eae3}.page-hero{background:#e8ebe1;padding:75px 25px 70px}.page-hero .wrap{max-width:1050px}.page-hero p{max-width:710px;color:#53665a;font-size:17px}.body-copy{max-width:900px}.body-copy h3{font:600 26px 'Playfair Display',serif;margin-top:35px}.portrait{width:100%;max-height:490px;object-fit:cover;object-position:top}.info-box{background:white;border:1px solid #e0e4db;padding:30px}.info-box h3{margin-top:0}.faq details{border-bottom:1px solid #d9dfd4;padding:17px 0}.faq summary{font-weight:700;cursor:pointer}.faq p{color:#5a6b5f}.calc{background:white;padding:36px;box-shadow:0 15px 55px #163a2610;max-width:850px}.fields{display:grid;grid-template-columns:repeat(2,1fr);gap:19px}.field label{display:block;font-size:12px;font-weight:700;letter-spacing:.7px;margin-bottom:6px}.field input,.field select{width:100%;padding:12px;border:1px solid #cbd5cb;background:#fff;border-radius:2px}.result{margin-top:26px;padding:25px;background:#e8efe6}.result strong{font:500 39px 'Playfair Display',serif;display:block}.fine{font-size:12px;color:#69796d}.footer{background:#183a2d;color:#e8ede6;padding:62px 25px 24px}.footgrid{max-width:1170px;margin:auto;display:grid;grid-template-columns:2fr 1fr 1.3fr;gap:45px}.footer h3{font:500 27px 'Playfair Display',serif}.footer p,.footer a{font-size:14px;color:#cbd9cc}.footer a:hover{color:white}.footer-bottom{max-width:1170px;margin:35px auto 0;border-top:1px solid #ffffff30;padding-top:18px;font-size:12px;color:#b3c4b6}.modal{border:0;padding:0;max-width:460px;width:calc(100% - 30px);box-shadow:0 30px 90px #0005;border-radius:6px}.modal::backdrop{background:#0b2118a8}.modal-body{padding:33px}.modal h3{font:600 28px 'Playfair Display',serif;margin:0 0 14px}.modal p{color:#57685d}.modal-actions{display:flex;justify-content:flex-end;gap:10px;margin-top:25px}.notice{padding:14px 20px;background:#f0e8d8;border-left:3px solid var(--gold);font-size:13px;color:#6e6047;margin:20px 0}@media(max-width:900px){.links{display:none;position:absolute;top:72px;left:0;right:0;background:#fbfaf6;padding:20px 28px;flex-direction:column;align-items:flex-start;box-shadow:0 8px 14px #0002}.links.open{display:flex}.menu-toggle{display:block}.split{grid-template-columns:1fr;gap:30px}.feature-grid,.properties{grid-template-columns:1fr 1fr}.hero{min-height:550px}.footgrid{grid-template-columns:1fr 1fr}}@media(max-width:600px){.nav{padding:12px 17px}.brand{font-size:19px}.brand-mark{width:40px;height:40px}.section{padding:65px 18px}.hero{min-height:540px}.hero-inner{padding:65px 0}.feature-grid,.properties,.fields,.footgrid{grid-template-columns:1fr}.split img{height:300px}.calc{padding:20px}.properties img{height:240px}.modal-actions{flex-wrap:wrap}}
/* Revision 2 */
.nav{max-width:1440px;padding:12px 22px;gap:22px}
.brand{flex:0 0 auto}.agency-logo{display:block;width:clamp(185px,20vw,285px);height:84px;object-fit:contain;object-position:left center}
.links{gap:clamp(9px,1.25vw,20px);justify-content:flex-end}.links a{font-size:12px}
.properties img{aspect-ratio:4/3;height:auto;object-fit:cover;border-radius:6px}
.split img{aspect-ratio:5/4;height:auto;object-fit:cover;border-radius:6px}
.team-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin-top:30px}
.team-card{background:#fff;border-top:4px solid #d58c20;padding:25px;min-height:140px}
.team-card h3{font:600 24px 'Playfair Display',Georgia,serif;margin:0 0 8px}
.team-card p{font-size:13px;color:var(--muted);margin:0}
.faq{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-top:24px}
.faq details,.faq-card{background:#fff;border:1px solid #dce4d8;border-radius:8px;padding:0!important;box-shadow:0 7px 25px #153b2810;overflow:hidden}
.faq summary{padding:24px 52px 24px 24px;position:relative;list-style:none;font-size:17px;line-height:1.45}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:'+';position:absolute;right:22px;top:18px;color:#c17d1d;font-size:27px;font-weight:400}
.faq details[open] summary:after{content:'−'}
.faq details[open] summary{color:var(--green);background:#f4f6ef}
.faq details p{padding:0 24px 22px;margin:16px 0 0}
.calc-layout{display:grid;grid-template-columns:minmax(0,1.4fr) minmax(280px,.8fr);gap:25px;align-items:stretch}
.calc{max-width:none;border-radius:8px;box-shadow:0 15px 55px #163a2617}
.calc-heading{display:flex;align-items:center;gap:18px;margin-bottom:27px}
.calc-heading h2{font:500 29px 'Playfair Display',serif;margin:0 0 6px}
.calc-heading p{font-size:14px;color:var(--muted);margin:0}
.calc-icon{background:#eef2e9;color:var(--green);border-radius:50%;width:58px;height:58px;flex:none;display:grid;place-items:center;font-size:32px}
.calc .field input,.calc .field select{border-radius:5px;padding:14px}
.calc .result{background:#e7eee6;border-radius:6px;padding:29px}
.calc-aside{background:#1e4433;border-radius:8px;overflow:hidden;color:#fff}
.calc-aside img{width:100%;height:205px;object-fit:cover;display:block}
.aside-content{padding:29px}.aside-content h3{font:500 29px 'Playfair Display',serif;line-height:1.25;margin:12px 0}
.aside-content p{font-size:14px;color:#e0e9df}.aside-content .btn{margin-top:13px}
@media(max-width:1100px){.links{display:none;position:absolute;top:106px;left:0;right:0;background:#fbfaf6;padding:20px 28px;flex-direction:column;align-items:flex-start;box-shadow:0 8px 14px #0002}.links.open{display:flex}.menu-toggle{display:block}}
@media(max-width:800px){.faq,.team-grid{grid-template-columns:1fr 1fr}.calc-layout{grid-template-columns:1fr}}
@media(max-width:600px){.agency-logo{width:205px;height:70px}.links{top:95px}.faq,.team-grid{grid-template-columns:1fr}.calc-heading h2{font-size:25px}}

/* Version 3 — approved warm orange/river visual direction */
:root{--green:#233b2f;--gold:#f28b12;--cream:#f6f1e8}
header{background:#f7f3ebee;backdrop-filter:blur(10px)}
.nav{max-width:1530px;min-height:122px;padding:10px 32px}
.agency-logo{width:clamp(280px,31vw,465px);height:108px;object-fit:contain}
.links{gap:clamp(9px,1.2vw,20px)}.links a{font-size:12px}
.links a.active,.links a:hover{color:#d77800}
.hero{min-height:550px;background:linear-gradient(90deg,#10251be0 0%,#172b1b96 40%,#18291c18 78%),url('assets/river.webp') center 48%/cover}
.hero-inner{width:min(1390px,90%);padding:75px 0}
.hero h1{font-size:clamp(56px,6.7vw,94px);letter-spacing:-2px;line-height:1.05}
.hero h1 em{color:#ffa32d;font-style:italic}
.hero .btn.light,.banner .btn.light{background:#f18a08;color:white}.hero .btn.outline{border:1px solid white}
.hero .eyebrow{color:#f6d8a8}.hero p{font-size:19px}
.value-band{background:#e9dfcf;padding:26px 24px;border-bottom:1px solid #ded1bf}
.value-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.value-grid>div{display:flex;align-items:center;gap:16px;padding:8px 14px;border-right:1px solid #d9c9b2}
.value-grid>div:last-child{border:0}.value-grid b{font-size:37px;color:#ed8a10;font-weight:400}
.value-grid span{display:flex;flex-direction:column;line-height:1.35}.value-grid strong{font:600 18px 'Playfair Display',serif}.value-grid small{font-size:12px;color:#736a5d;margin-top:6px}
.section{padding-top:80px;padding-bottom:80px}.section h2{letter-spacing:-.7px}
.properties>div{position:relative;overflow:hidden;border-radius:6px}.properties img{width:100%;aspect-ratio:1.4;display:block}
.properties .label{position:absolute;bottom:0;left:0;right:0;margin:0;padding:35px 20px 18px;background:linear-gradient(transparent,#152218c9);color:#fff;font-size:14px}
.team-grid{grid-template-columns:repeat(4,minmax(0,1fr))}.team-card{padding:0 0 22px;overflow:hidden;border-radius:6px}.team-card h3,.team-card p{padding-left:20px;padding-right:20px}
.team-photo{width:100%;height:250px;object-fit:cover;object-position:center 25%;margin-bottom:20px}
.team-photo.placeholder{display:grid;place-items:center;background:linear-gradient(140deg,#e5e8df,#cad2c5);color:#536454;font-size:13px}
.faq{display:block;max-width:880px}.faq-intro{margin-bottom:25px}.faq-intro h2{font-size:30px;margin-bottom:8px}.faq-intro p{color:#5d6e62}
.faq details{margin-bottom:12px}.faq summary{padding-right:155px}
.faq summary:after{content:'View answer  ▾';font:700 12px 'DM Sans',sans-serif;top:27px;right:22px;color:#a7650a}
.faq details[open] summary:after{content:'Hide answer  ▴'}
@media(max-width:1250px){.nav{min-height:100px}.agency-logo{width:310px;height:90px}.links{top:100px}}
@media(max-width:1100px){.value-grid{grid-template-columns:repeat(2,1fr)}.team-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:650px){.nav{min-height:85px}.agency-logo{width:235px;height:70px}.links{top:85px}.value-grid{grid-template-columns:1fr}.value-grid>div{border-right:0;border-bottom:1px solid #d9c9b2}.team-grid{grid-template-columns:1fr}.hero h1{font-size:54px}.faq summary{padding-right:115px}.faq summary:after{right:12px;font-size:10px}}

/* V3.1 corrections: original logo, river repeat, local wording */
.agency-logo{width:clamp(310px,34vw,500px);height:116px}


@media(max-width:1100px){.agency-logo{width:330px;height:95px}}
@media(max-width:650px){.agency-logo{width:250px;height:74px}}

/* V5 visual refinement */
.agency-logo{width:clamp(340px,36vw,540px);height:128px}
.feature-photo{margin:0}.feature-photo img{display:block;width:100%;height:auto;border-radius:6px}.feature-photo figcaption{font-size:13px;color:#666;margin-top:9px;font-style:italic}
@media(max-width:1100px){.agency-logo{width:330px;height:96px}}
@media(max-width:650px){.agency-logo{width:255px;height:76px}}

.agent-headshot{display:block;width:100%;height:250px;object-fit:cover;object-position:center 25%;background:#eee}.agent-photo-needed{height:250px;display:flex;align-items:center;justify-content:center;background:#eee9df;color:#655d50;font-size:14px}