:root {
  --ink: #203d46;
  --muted: #66777a;
  --deep: #19343b;
  --clay: #b9654d;
  --clay-dark: #974b39;
  --cream: #f7f2e9;
  --sage: #dfe9df;
  --white: #fff;
  --line: #d8ded9;
  --shadow: 0 24px 60px rgba(32, 61, 70, .13);
  --max: 1180px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--white); font-family: "Segoe UI", Arial, sans-serif; font-size: 1rem; line-height: 1.65; text-rendering: optimizeLegibility; }
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input, textarea { font: inherit; }
h1, h2, h3, p { overflow-wrap: break-word; }
.skip-link { position: fixed; top: .75rem; left: .75rem; z-index: 100; padding: .75rem 1rem; color: var(--white); background: var(--deep); transform: translateY(-160%); }
.skip-link:focus { transform: translateY(0); }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }

.site-header { position: sticky; top: 0; z-index: 50; background: rgba(247,242,233,.96); border-bottom: 1px solid rgba(32,61,70,.12); backdrop-filter: blur(12px); }
.header-inner { width: min(calc(100% - 3rem), var(--max)); min-height: 82px; margin: 0 auto; display: flex; align-items: center; gap: 2rem; }
.main-nav { display: flex; align-items: center; gap: 2rem; }
.main-nav a { color: var(--ink); font-size: .92rem; font-weight: 750; text-decoration: none; }
.main-nav a:hover, .main-nav a:focus-visible { color: var(--clay-dark); }
.brand { width: 116px; margin-left: auto; display: block; }
.brand img { width: 116px; height: auto; }
.menu-button { display: none; width: 46px; height: 46px; padding: 0; border: 1px solid var(--line); border-radius: 50%; background: var(--white); }
.menu-button > span:not(.sr-only) { width: 19px; height: 2px; margin: 4px auto; display: block; background: var(--deep); }

.hero { min-height: min(790px, calc(100vh - 82px)); display: grid; grid-template-columns: minmax(0, .86fr) minmax(0, 1.14fr); background: var(--cream); }
.hero-copy { padding: clamp(3rem, 7vw, 7.5rem) clamp(1.5rem, 5vw, 6rem) clamp(3.5rem, 7vw, 7rem) max(1.5rem, calc((100vw - var(--max)) / 2)); display: flex; flex-direction: column; justify-content: center; }
.domain-mark, .eyebrow { margin: 0 0 1rem; color: var(--clay-dark); font-size: .76rem; font-weight: 850; letter-spacing: .16em; text-transform: uppercase; }
h1, h2 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-weight: 500; letter-spacing: -.035em; line-height: 1.08; }
h1 { max-width: 12.5ch; font-size: clamp(2.9rem, 5vw, 5.7rem); }
h2 { font-size: clamp(2.2rem, 4vw, 4.2rem); }
.hero-lead { max-width: 39rem; margin: 1.7rem 0 0; color: var(--muted); font-size: clamp(1.04rem, 1.3vw, 1.19rem); }
.hero-actions { margin-top: 2rem; display: flex; flex-wrap: wrap; align-items: center; gap: 1.2rem; }
.button { min-height: 50px; display: inline-flex; align-items: center; justify-content: center; padding: .82rem 1.25rem; border: 1px solid transparent; border-radius: 999px; font-weight: 800; line-height: 1.2; text-decoration: none; cursor: pointer; transition: transform 160ms ease, background 160ms ease; }
.button:hover, .button:focus-visible { transform: translateY(-2px); }
.button-primary { color: var(--white); background: var(--clay); }
.button-primary:hover, .button-primary:focus-visible { background: var(--clay-dark); }
.text-link { color: var(--ink); font-weight: 800; text-underline-offset: .3rem; }
.trust-line { margin: 1.4rem 0 0; color: var(--muted); font-size: .9rem; }
.content-image { position: relative; margin: 0; overflow: hidden; background: var(--sage); }
.content-image img { width: 100%; height: 100%; object-fit: cover; }
.content-image figcaption { position: absolute; right: .6rem; bottom: .55rem; padding: .26rem .48rem; color: var(--white); background: rgba(25,52,59,.82); border-radius: .25rem; font-size: .7rem; line-height: 1.1; }
.hero-image { min-height: 560px; }

.possibilities { width: min(calc(100% - 3rem), var(--max)); margin: 0 auto; padding: clamp(5rem, 10vw, 10rem) 0; display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(3rem, 8vw, 8rem); }
.section-intro > p:last-child { max-width: 37rem; margin: 1.5rem 0 0; color: var(--muted); font-size: 1.08rem; }
.possibility-list { border-top: 1px solid var(--line); }
.possibility-list article { padding: 1.75rem 0; display: grid; grid-template-columns: 54px 1fr; gap: 1rem; border-bottom: 1px solid var(--line); }
.possibility-list article > span { width: 42px; height: 42px; display: grid; place-items: center; color: var(--clay-dark); background: var(--cream); border-radius: 50%; font-size: .76rem; font-weight: 850; }
.possibility-list h3 { margin: 0 0 .35rem; font-family: Georgia, "Times New Roman", serif; font-size: 1.55rem; font-weight: 500; }
.possibility-list p { margin: 0; color: var(--muted); }

.property-story { padding: clamp(5rem, 8vw, 8rem) max(1.5rem, calc((100% - var(--max)) / 2)); display: grid; grid-template-columns: minmax(0, 1.15fr) minmax(0, .85fr); align-items: center; gap: clamp(3rem, 7vw, 7rem); color: var(--white); background: var(--deep); }
.property-image { min-height: 520px; border-radius: 10rem 0 0 0; box-shadow: var(--shadow); }
.property-copy .eyebrow { color: #e5a791; }
.property-copy p:not(.eyebrow) { margin: 1.6rem 0 0; color: #d0dddf; font-size: 1.08rem; }
.button-dark { margin-top: 2rem; color: var(--deep); background: var(--sage); }
.button-dark:hover, .button-dark:focus-visible { background: var(--white); }

.choice-band { padding: clamp(5rem, 9vw, 8rem) max(1.5rem, calc((100% - var(--max)) / 2)); background: var(--sage); }
.choice-band h2 { max-width: 830px; }
.choice-points { margin-top: 3rem; display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; }
.choice-points p { margin: 0; padding: 1.7rem; background: rgba(255,255,255,.72); border-left: 4px solid var(--clay); }
.choice-points strong, .choice-points span { display: block; }
.choice-points strong { margin-bottom: .45rem; font-family: Georgia, "Times New Roman", serif; font-size: 1.25rem; }
.choice-points span { color: var(--muted); }
.secondary-route { width: fit-content; margin-top: 2rem; display: inline-flex; color: var(--deep); font-weight: 850; text-underline-offset: .3rem; }

.contact-section { padding: clamp(5rem,9vw,9rem) max(1.5rem, calc((100% - var(--max)) / 2)); display: grid; grid-template-columns: minmax(0,1fr) 320px; align-items: start; gap: clamp(2rem,5vw,5rem); }
.form-panel { min-width: 0; }
.form-panel h2 { margin-bottom: 2.4rem; }
fieldset { min-width: 0; margin: 0; padding: 0; border: 0; }
legend { margin-bottom: .85rem; font-weight: 850; }
.choice-row { display: flex; flex-wrap: wrap; gap: .65rem; }
.choice-row label { cursor: pointer; }
.choice-row input { position: absolute; opacity: 0; }
.choice-row span { min-height: 46px; display: inline-flex; align-items: center; padding: .65rem 1rem; color: var(--muted); background: var(--cream); border: 1px solid var(--line); border-radius: 999px; font-weight: 750; }
.choice-row input:checked + span { color: var(--white); background: var(--clay); border-color: var(--clay); }
.choice-row input:focus-visible + span { outline: 3px solid rgba(185,101,77,.25); outline-offset: 3px; }
.field-grid { margin-top: 1.6rem; display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.field-grid label { display: grid; gap: .45rem; font-weight: 750; }
.field-grid small { color: var(--muted); font-size: .78rem; font-weight: 500; }
.field-grid input, .field-grid textarea { width: 100%; color: var(--ink); background: var(--cream); border: 1px solid var(--line); border-radius: .55rem; outline: none; }
.field-grid input { min-height: 52px; padding: 0 .9rem; }
.field-grid textarea { min-height: 150px; padding: .9rem; resize: vertical; }
.field-grid input:focus, .field-grid textarea:focus { border-color: var(--clay); box-shadow: 0 0 0 3px rgba(185,101,77,.12); }
.message-field { grid-column: 1 / -1; }
.honeypot { position: absolute; left: -10000px; }
.privacy-check { margin: 1.2rem 0; display: flex; align-items: flex-start; gap: .7rem; color: var(--muted); font-size: .92rem; }
.privacy-check input { width: 1.1rem; height: 1.1rem; margin-top: .2rem; accent-color: var(--clay); }
.privacy-check a { color: var(--deep); font-weight: 750; }
.button-submit { color: var(--white); background: var(--clay); border: 0; }
.button-submit:hover, .button-submit:focus-visible { background: var(--clay-dark); }
.form-status { min-height: 1.5rem; margin: 1rem 0 0; color: var(--clay-dark); font-weight: 700; }
.personal-contact { position: sticky; top: 112px; padding: 2rem; color: var(--white); background: var(--deep); border-radius: 0 0 4.5rem 0; box-shadow: var(--shadow); }
.personal-contact .contact-kicker { margin: 0 0 1rem; color: #e5a791; font-size: .74rem; font-weight: 850; letter-spacing: .14em; text-transform: uppercase; }
.personal-contact h2 { margin: 0; font-size: 2.15rem; }
.personal-contact p { margin: .5rem 0 1.25rem; color: #d0dddf; }
.personal-contact a { width: fit-content; display: block; margin: .55rem 0; color: var(--white); font-weight: 850; text-underline-offset: .25rem; }
.personal-contact .contact-note { margin: 1.45rem 0 0; padding-top: 1.15rem; border-top: 1px solid rgba(255,255,255,.22); font-family: Georgia, "Times New Roman", serif; font-size: 1.08rem; }
.site-footer { min-height: 104px; padding: 1.5rem max(1.5rem, calc((100% - var(--max)) / 2)); display: flex; align-items: center; justify-content: space-between; gap: 1.5rem; color: #d7e1e2; background: #10282f; }
.site-footer nav { display: flex; flex-wrap: wrap; gap: 1.25rem; }
.site-footer a { text-underline-offset: .25rem; }

@media (max-width: 900px) {
  .menu-button { display: block; }
  .main-nav { position: absolute; top: calc(100% + 1px); left: 0; right: 0; display: none; padding: 1rem 1.5rem 1.4rem; flex-direction: column; align-items: stretch; gap: .2rem; background: var(--cream); border-bottom: 1px solid var(--line); box-shadow: 0 18px 30px rgba(32,61,70,.1); }
  .main-nav.is-open { display: flex; }
  .main-nav a { padding: .8rem; }
  .hero { min-height: 0; grid-template-columns: 1fr; }
  .hero-copy { padding-right: max(1.5rem, calc((100vw - 720px) / 2)); padding-left: max(1.5rem, calc((100vw - 720px) / 2)); }
  .hero-image { min-height: 440px; }
  .possibilities, .property-story, .contact-section { grid-template-columns: 1fr; }
  .possibility-list { margin-top: 1rem; }
  .property-image { min-height: 480px; border-radius: 0 7rem 0 0; }
  .personal-contact { position: static; max-width: 520px; }
}

@media (max-width: 620px) {
  .header-inner { width: calc(100% - 1.5rem); }
  .brand, .brand img { width: 96px; }
  .hero-copy { padding: 3.2rem 1rem; }
  .hero-image { min-height: 310px; }
  h1 { font-size: clamp(2.5rem,12.6vw,3.9rem); }
  h2 { font-size: clamp(2rem,9.8vw,3.1rem); }
  .hero-actions { align-items: stretch; flex-direction: column; }
  .button { width: 100%; }
  .possibilities { width: calc(100% - 2rem); }
  .property-story, .choice-band, .contact-section { padding-right: 1rem; padding-left: 1rem; }
  .property-image { min-height: 330px; border-radius: 0 4rem 0 0; }
  .choice-points { grid-template-columns: 1fr; }
  .field-grid { grid-template-columns: 1fr; }
  .choice-row { display: grid; grid-template-columns: 1fr 1fr; }
  .choice-row label:last-child { grid-column: 1 / -1; }
  .choice-row span { width: 100%; justify-content: center; text-align: center; }
  .form-panel, .personal-contact { width: 100%; }
  .site-footer { align-items: flex-start; flex-direction: column; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; }
}
.property-image img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }