@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Newsreader:opsz,wght@6..72,500;6..72,600&display=swap');

:root {
  --moss: #3a5220;
  --moss-dark: #263815;
  --moss-deep: #18250d;
  --moss-soft: #eef2e9;
  --gray: #7a7c7c;
  --ink: #172017;
  --muted: #687066;
  --paper: #f6f4ee;
  --white: #ffffff;
  --line: #dfe3da;
  --warm-line: #dcd8cc;
  --shadow: 0 24px 70px rgba(24, 37, 13, 0.12);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  overflow-x: hidden;
  color: var(--ink);
  background: var(--white);
  font-family: "DM Sans", Arial, sans-serif;
  -webkit-font-smoothing: antialiased;
}
body.menu-open { overflow: hidden; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
img { display: block; width: 100%; }
:focus-visible { outline: 2px solid #8fa575; outline-offset: 4px; }
.skip-link { position: fixed; left: 18px; top: -80px; z-index: 200; padding: 12px 16px; color: var(--white); background: var(--moss-deep); }
.skip-link:focus { top: 18px; }
.wrap { width: min(1180px, calc(100% - 48px)); margin: 0 auto; }
.section { padding: 92px 0; }
.section-sm { padding: 68px 0; }
.paper { background: var(--paper); }
.white { background: var(--white); }
.dark { color: var(--white); background: var(--moss-deep); }
.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  margin: 0 0 18px;
  color: var(--moss);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}
.eyebrow::before { content: ""; width: 32px; height: 1px; background: currentColor; }
.dark .eyebrow, .page-hero .eyebrow, .cta-band .eyebrow { color: #cbd7be; }
.section-title {
  max-width: 720px;
  margin: 0;
  color: var(--moss-deep);
  font: 600 clamp(36px, 4vw, 58px) / 1.03 "Newsreader", Georgia, serif;
  letter-spacing: -0.025em;
}
.dark .section-title { color: var(--white); }
.section-lead { max-width: 670px; margin: 22px 0 0; color: var(--muted); font-size: 16px; line-height: 1.75; }
.dark .section-lead { color: rgba(255, 255, 255, 0.66); }
.text-link { display: inline-flex; align-items: center; gap: 10px; margin-top: 28px; color: var(--moss); font-size: 13px; font-weight: 700; border-bottom: 1px solid rgba(58, 82, 32, 0.38); padding-bottom: 6px; }
.dark .text-link { color: #dce5d3; border-color: rgba(220, 229, 211, 0.45); }

.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 80;
  color: var(--white);
  border-bottom: 1px solid rgba(255, 255, 255, 0.15);
  transition: background 180ms ease, box-shadow 180ms ease, color 180ms ease;
}
.site-header.scrolled, .site-header.solid {
  color: var(--ink);
  background: rgba(255, 255, 255, 0.97);
  border-bottom-color: var(--line);
  box-shadow: 0 10px 35px rgba(24, 37, 13, 0.08);
  backdrop-filter: blur(14px);
}
.nav { min-height: 82px; display: flex; align-items: center; justify-content: space-between; gap: 26px; }
.brand { display: flex; align-items: center; gap: 13px; min-width: 250px; }
.brand-mark { width: 43px; height: 43px; display: grid; place-items: center; border: 1px solid currentColor; border-radius: 50%; font: 600 17px/1 "Newsreader", Georgia, serif; letter-spacing: -0.04em; }
.brand-copy strong { display: block; font-size: 14px; line-height: 1.15; letter-spacing: 0.05em; }
.brand-copy span { display: block; margin-top: 5px; opacity: 0.72; font-size: 8px; letter-spacing: 0.23em; text-transform: uppercase; }
.nav-links { display: flex; align-items: center; gap: 24px; font-size: 12px; font-weight: 600; }
.nav-links a { position: relative; padding: 31px 0; white-space: nowrap; }
.nav-links a::after { content: ""; position: absolute; left: 0; right: 100%; bottom: 23px; height: 1px; background: currentColor; transition: right 160ms ease; }
.nav-links a:hover::after, .nav-links a:focus-visible::after, .nav-links a[aria-current="page"]::after { right: 0; }
.nav-cta { padding: 12px 17px !important; color: var(--moss-deep) !important; background: var(--white); border-radius: 999px; }
.scrolled .nav-cta, .solid .nav-cta { color: var(--white) !important; background: var(--moss); }
.nav-cta::after { display: none; }
.menu-button { display: none; width: 44px; height: 44px; padding: 0; color: inherit; background: transparent; border: 1px solid currentColor; border-radius: 50%; cursor: pointer; }
.menu-button span, .menu-button::before, .menu-button::after { content: ""; display: block; width: 18px; height: 1.5px; margin: 4px auto; background: currentColor; transition: transform 160ms ease, opacity 160ms ease; }
.menu-open .menu-button span { opacity: 0; }
.menu-open .menu-button::before { transform: translateY(5.5px) rotate(45deg); }
.menu-open .menu-button::after { transform: translateY(-5.5px) rotate(-45deg); }

.home-hero {
  min-height: 780px;
  display: grid;
  align-items: end;
  position: relative;
  color: var(--white);
  background: linear-gradient(90deg, rgba(24, 37, 13, 0.94) 0%, rgba(24, 37, 13, 0.76) 46%, rgba(24, 37, 13, 0.16) 82%), url('/hero/skyline.webp') center 42% / cover no-repeat;
}
.home-hero::after { content: ""; position: absolute; inset: auto 0 0; height: 150px; background: linear-gradient(transparent, rgba(12, 18, 8, 0.4)); pointer-events: none; }
.hero-grid { position: relative; z-index: 2; display: grid; grid-template-columns: minmax(0, 810px) 1fr; align-items: end; gap: 36px; padding: 182px 0 92px; }
.hero-kicker { margin: 0 0 28px; font-size: 11px; font-weight: 700; letter-spacing: 0.24em; text-transform: uppercase; }
.home-hero h1 { max-width: 810px; margin: 0; font: 600 clamp(52px, 5.7vw, 80px) / 0.96 "Newsreader", Georgia, serif; letter-spacing: -0.04em; }
.home-hero h1 span { display: block; white-space: nowrap; }
.home-hero h1 span:nth-child(2) { color: #cbd7be; }
.hero-copy { max-width: 650px; margin: 31px 0 0; color: rgba(255, 255, 255, 0.8); font-size: 16px; line-height: 1.75; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 34px; }
.button { min-height: 50px; display: inline-flex; align-items: center; justify-content: center; gap: 10px; padding: 0 22px; border: 1px solid transparent; border-radius: 999px; font-size: 13px; font-weight: 700; cursor: pointer; transition: transform 150ms ease, background 150ms ease, color 150ms ease; }
.button:hover { transform: translateY(-2px); }
.button-light { color: var(--moss-deep); background: var(--white); }
.button-ghost { color: var(--white); border-color: rgba(255, 255, 255, 0.44); background: rgba(255, 255, 255, 0.04); }
.button-green { color: var(--white); background: var(--moss); }
.hero-note { align-self: end; justify-self: end; max-width: 250px; padding: 24px; border: 1px solid rgba(255, 255, 255, 0.2); background: rgba(24, 37, 13, 0.44); backdrop-filter: blur(10px); }
.hero-note span { display: block; color: rgba(255, 255, 255, 0.62); font-size: 10px; letter-spacing: 0.18em; text-transform: uppercase; }
.hero-note strong { display: block; margin-top: 10px; font: 500 24px/1.15 "Newsreader", Georgia, serif; }

.page-hero { padding: 174px 0 88px; color: var(--white); background: var(--moss-deep); }
.page-hero.with-image { position: relative; background: linear-gradient(90deg, rgba(24, 37, 13, 0.96), rgba(24, 37, 13, 0.68)), url('/hero/skyline.webp') center 48% / cover no-repeat; }
.page-hero h1 { max-width: 880px; margin: 0; font: 600 clamp(48px, 6vw, 82px) / 0.98 "Newsreader", Georgia, serif; letter-spacing: -0.035em; }
.page-hero p:last-child { max-width: 710px; margin: 26px 0 0; color: rgba(255, 255, 255, 0.72); font-size: 17px; line-height: 1.75; }

.home-intro { display: grid; grid-template-columns: minmax(0, 1fr) minmax(340px, 0.65fr); gap: 90px; align-items: start; }
.home-statement { margin: 0; color: var(--moss-deep); font: 500 clamp(34px, 4vw, 54px) / 1.1 "Newsreader", Georgia, serif; letter-spacing: -0.025em; }
.body-copy { color: var(--muted); font-size: 15px; line-height: 1.8; }
.body-copy p { margin: 0 0 20px; }
.path-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.path-card { min-height: 280px; display: flex; flex-direction: column; padding: 34px; background: var(--white); transition: background 160ms ease, transform 160ms ease; }
.path-card:hover { position: relative; z-index: 1; background: var(--moss-soft); transform: translateY(-4px); }
.path-card span { color: var(--gray); font-size: 10px; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; }
.path-card h2 { margin: auto 0 13px; color: var(--moss-deep); font: 600 29px/1.05 "Newsreader", Georgia, serif; }
.path-card p { margin: 0; color: var(--muted); font-size: 13px; line-height: 1.65; }
.path-card b { display: block; margin-top: 22px; color: var(--moss); font-size: 12px; }

.split { display: grid; grid-template-columns: minmax(280px, 0.68fr) minmax(0, 1.15fr); gap: 84px; align-items: center; }
.brokerage-card { padding: 44px; background: var(--paper); border: 1px solid var(--warm-line); }
.brokerage-card > span { display: block; margin-bottom: 24px; color: var(--gray); font-size: 9px; font-weight: 700; letter-spacing: 0.17em; text-transform: uppercase; }
.brokerage-card img { width: min(100%, 254px); height: auto; }
.brokerage-card a { display: inline-flex; margin-top: 28px; color: var(--moss); font-size: 11px; font-weight: 700; border-bottom: 1px solid rgba(58, 82, 32, 0.36); padding-bottom: 5px; }
.fact-grid { display: grid; grid-template-columns: 0.7fr 1.2fr 1.45fr; margin-top: 34px; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.fact { min-height: 108px; padding: 21px 20px; border-left: 1px solid var(--line); }
.fact:first-child { padding-left: 0; border-left: 0; }
.fact strong { display: block; color: var(--moss-deep); font: 600 27px/1.05 "Newsreader", Georgia, serif; }
.fact span { display: block; margin-top: 8px; color: var(--muted); font-size: 10px; line-height: 1.45; }
.fine-print { margin: 14px 0 0; color: var(--gray); font-size: 10px; line-height: 1.55; }

.content-grid { display: grid; grid-template-columns: minmax(260px, 0.62fr) minmax(0, 1.22fr); gap: 90px; align-items: start; }
.sticky-intro { position: sticky; top: 120px; }
.principles { border-top: 1px solid var(--warm-line); }
.principle { display: grid; grid-template-columns: 46px 1fr; gap: 16px; padding: 24px 0; border-bottom: 1px solid var(--warm-line); }
.principle b { color: var(--moss); font-size: 11px; letter-spacing: 0.1em; }
.principle h3 { margin: 0 0 8px; font: 600 25px/1.1 "Newsreader", Georgia, serif; }
.principle p { margin: 0; color: var(--muted); font-size: 14px; line-height: 1.7; }

.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.service-card { min-height: 285px; display: flex; flex-direction: column; padding: 34px; background: var(--white); }
.service-card .number { color: var(--gray); font-size: 10px; font-weight: 700; letter-spacing: 0.16em; }
.service-card h2 { margin: auto 0 14px; color: var(--moss-deep); font: 600 27px/1.08 "Newsreader", Georgia, serif; }
.service-card p { margin: 0; color: var(--muted); font-size: 13px; line-height: 1.7; }

.offering-list { margin-top: 48px; border-top: 1px solid rgba(255, 255, 255, 0.24); }
.offering-row { display: grid; grid-template-columns: 190px 1.25fr 1fr auto; gap: 28px; align-items: center; padding: 24px 0; border-bottom: 1px solid rgba(255, 255, 255, 0.16); }
.offering-image { aspect-ratio: 3/2; background: center / cover; filter: saturate(0.78); }
.offering-row h2 { margin: 0; font: 600 24px/1.1 "Newsreader", Georgia, serif; }
.offering-row p { margin: 7px 0 0; color: rgba(255, 255, 255, 0.58); font-size: 12px; }
.offering-meta strong { display: block; font-size: 13px; }
.offering-meta span { display: block; margin-top: 5px; color: rgba(255, 255, 255, 0.48); font-size: 9px; font-weight: 700; letter-spacing: 0.15em; text-transform: uppercase; }
.status { padding: 8px 11px; border: 1px solid rgba(255, 255, 255, 0.3); font-size: 9px; font-weight: 700; letter-spacing: 0.13em; text-transform: uppercase; white-space: nowrap; }

.form-layout { display: grid; grid-template-columns: minmax(280px, 0.65fr) minmax(0, 1.2fr); gap: 78px; align-items: start; }
.form-card { padding: 38px; background: var(--white); border: 1px solid var(--warm-line); box-shadow: var(--shadow); }
.form-head { display: flex; justify-content: space-between; gap: 30px; margin-bottom: 30px; padding-bottom: 24px; border-bottom: 1px solid var(--line); }
.form-head h2 { margin: 0; color: var(--moss-deep); font: 600 29px/1.1 "Newsreader", Georgia, serif; }
.form-head p { max-width: 270px; margin: 0; color: var(--muted); font-size: 12px; line-height: 1.55; }
.field-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 19px 16px; }
.field { min-width: 0; }
.field.full { grid-column: 1 / -1; }
.field label, .choice-title { display: block; margin-bottom: 8px; color: #384035; font-size: 11px; font-weight: 700; letter-spacing: 0.04em; }
.field input, .field select, .field textarea { width: 100%; min-height: 49px; padding: 12px 14px; color: var(--ink); background: #fbfcf9; border: 1px solid #d6dbd1; border-radius: 0; outline: none; transition: border-color 130ms ease, box-shadow 130ms ease; }
.field textarea { min-height: 116px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { border-color: var(--moss); box-shadow: 0 0 0 3px rgba(58, 82, 32, 0.1); }
.conditional-fields { display: contents; }
.conditional-fields[hidden] { display: none; }
.choice-grid { display: flex; flex-wrap: wrap; gap: 8px; }
.choice { position: relative; }
.choice input { position: absolute; opacity: 0; pointer-events: none; }
.choice span { min-height: 41px; display: inline-flex; align-items: center; padding: 0 13px; color: var(--muted); background: #fbfcf9; border: 1px solid #d6dbd1; font-size: 12px; cursor: pointer; }
.choice input:checked + span { color: var(--moss-dark); background: var(--moss-soft); border-color: var(--moss); }
.form-footer { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin-top: 24px; }
.form-note { max-width: 380px; margin: 0; color: var(--gray); font-size: 10px; line-height: 1.55; }
.form-success { display: none; min-height: 420px; place-items: center; padding: 42px; text-align: center; }
.form-success.active { display: grid; }
.form-success-icon { width: 58px; height: 58px; display: grid; place-items: center; margin: 0 auto 18px; color: var(--moss); background: var(--moss-soft); border-radius: 50%; font-size: 24px; }
.form-success h2 { margin: 0; font: 600 31px/1.1 "Newsreader", Georgia, serif; }
.form-success p { max-width: 420px; margin: 15px auto 0; color: var(--muted); font-size: 14px; line-height: 1.7; }
.form-success button { margin-top: 24px; }

.team-coming { display: grid; grid-template-columns: minmax(0, 1fr) minmax(300px, 0.72fr); gap: 70px; align-items: center; padding: 58px; border: 1px solid var(--warm-line); background: var(--paper); }
.team-coming h2 { margin: 0; color: var(--moss-deep); font: 600 clamp(40px, 5vw, 66px) / 1 "Newsreader", Georgia, serif; }
.team-coming p { margin: 20px 0 0; color: var(--muted); font-size: 15px; line-height: 1.75; }
.team-placeholder { min-height: 330px; display: grid; place-items: center; position: relative; overflow: hidden; color: var(--white); background: linear-gradient(145deg, var(--moss), var(--moss-deep)); }
.team-placeholder::before, .team-placeholder::after { content: ""; position: absolute; border: 1px solid rgba(255, 255, 255, 0.18); border-radius: 50%; }
.team-placeholder::before { width: 250px; height: 250px; left: -90px; top: -70px; }
.team-placeholder::after { width: 190px; height: 190px; right: -55px; bottom: -70px; }
.team-placeholder span { position: relative; z-index: 1; font: 500 30px/1.1 "Newsreader", Georgia, serif; }

.contact-details { border-top: 1px solid var(--warm-line); }
.contact-row { display: grid; grid-template-columns: 140px 1fr; gap: 22px; padding: 22px 0; border-bottom: 1px solid var(--warm-line); }
.contact-row span { color: var(--gray); font-size: 10px; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; }
.contact-row strong, .contact-row a { font-size: 14px; font-weight: 600; line-height: 1.55; }

.cta-band { padding: 86px 0; color: var(--white); background: var(--moss); }
.cta-grid { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 60px; align-items: end; }
.cta-band h2 { max-width: 800px; margin: 0; font: 600 clamp(40px, 5vw, 67px) / 1 "Newsreader", Georgia, serif; letter-spacing: -0.03em; }

footer { padding: 42px 0; color: #b8c2b0; background: #111a0b; font-size: 11px; }
.footer-grid { display: flex; justify-content: space-between; gap: 36px; align-items: flex-start; }
.footer-brand { color: var(--white); font-size: 12px; font-weight: 700; letter-spacing: 0.08em; }
.footer-links { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: 18px; }
.footer-note { max-width: 720px; margin-top: 16px; text-align: right; line-height: 1.65; }
.review-badge { position: fixed; left: 18px; bottom: 18px; z-index: 100; padding: 9px 13px; color: var(--moss-deep); background: rgba(255, 255, 255, 0.94); border: 1px solid var(--line); border-radius: 999px; box-shadow: 0 10px 30px rgba(0, 0, 0, 0.15); font-size: 10px; font-weight: 700; letter-spacing: 0.07em; pointer-events: none; }

@media (max-width: 1080px) {
  .wrap { width: min(100% - 36px, 900px); }
  .section { padding: 76px 0; }
  .menu-button { display: block; }
  .nav-links { position: fixed; inset: 82px 0 0; display: none; align-content: start; padding: 38px 24px; color: var(--white); background: var(--moss-deep); overflow-y: auto; }
  .menu-open .nav-links { display: grid; }
  .nav-links a { padding: 15px 0; font-size: 18px; }
  .nav-links a::after { display: none; }
  .nav-cta { margin-top: 12px; justify-self: start; }
  .hero-grid { grid-template-columns: 1fr; padding: 170px 0 74px; }
  .hero-note { display: none; }
  .home-intro, .split, .content-grid, .form-layout, .team-coming { grid-template-columns: 1fr; gap: 48px; }
  .sticky-intro { position: static; }
  .service-grid { grid-template-columns: 1fr 1fr; }
  .service-card { min-height: 250px; }
  .offering-row { grid-template-columns: 150px 1fr auto; }
  .offering-meta { display: none; }
}

@media (max-width: 700px) {
  .wrap { width: min(100% - 28px, 540px); }
  .section, .section-sm { padding: 64px 0; }
  .site-header, .site-header.scrolled, .site-header.solid { color: var(--white); background: rgba(24, 37, 13, 0.96); border-bottom-color: rgba(255, 255, 255, 0.14); }
  .nav { min-height: 72px; }
  .brand { min-width: 0; }
  .brand-mark { width: 38px; height: 38px; font-size: 15px; }
  .brand-copy strong { max-width: 185px; font-size: 11px; }
  .brand-copy span { display: none; }
  .nav-links { inset: 72px 0 0; }
  .home-hero { min-height: 720px; background-position: 65% center; }
  .hero-grid { padding-top: 142px; }
  .home-hero h1 { font-size: clamp(39px, 12vw, 56px); line-height: 0.99; }
  .home-hero h1 span { white-space: normal; }
  .hero-copy { font-size: 14px; }
  .hero-actions .button { width: 100%; }
  .page-hero { padding: 142px 0 66px; }
  .page-hero h1 { font-size: clamp(44px, 14vw, 65px); }
  .page-hero p:last-child { font-size: 15px; }
  .path-grid, .service-grid { grid-template-columns: 1fr; }
  .path-card, .service-card { min-height: 0; padding: 29px; }
  .path-card h2, .service-card h2 { margin: 38px 0 12px; }
  .brokerage-card { padding: 32px 26px; }
  .fact-grid { grid-template-columns: 1fr; }
  .fact, .fact:first-child { min-height: 0; padding: 18px 0; border-left: 0; border-top: 1px solid var(--line); }
  .fact:first-child { border-top: 0; }
  .offering-row { grid-template-columns: 96px 1fr; gap: 15px; }
  .offering-row .status { grid-column: 2; justify-self: start; }
  .form-card { padding: 24px 18px; }
  .form-head { display: block; }
  .form-head p { margin-top: 12px; }
  .field-grid { grid-template-columns: 1fr; }
  .field.full { grid-column: auto; }
  .form-footer { display: grid; }
  .form-footer .button { width: 100%; grid-row: 1; }
  .team-coming { padding: 30px 22px; }
  .team-placeholder { min-height: 240px; }
  .contact-row { grid-template-columns: 1fr; gap: 5px; }
  .cta-grid { grid-template-columns: 1fr; gap: 32px; }
  .cta-grid .button { width: 100%; }
  .footer-grid { display: grid; }
  .footer-links { justify-content: flex-start; }
  .footer-note { text-align: left; }
  .review-badge { left: 12px; bottom: 12px; font-size: 9px; }
}