:root {
  --ink: #1e1d1b;
  --cream: #f7f1e8;
  --paper: #fffdf9;
  --marigold: #e3a62f;
  --blush: #efa6b8;
  --line: rgba(30, 29, 27, 0.22);
  --serif: "Iowan Old Style", "Palatino Linotype", "Book Antiqua", Palatino, Georgia, serif;
  --sans: Inter, ui-sans-serif, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--cream);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
}
a { color: inherit; }
img { max-width: 100%; display: block; }
button, input, textarea { font: inherit; }

.skip-link {
  position: fixed;
  left: 1rem;
  top: -4rem;
  z-index: 100;
  background: var(--ink);
  color: white;
  padding: .7rem 1rem;
}
.skip-link:focus { top: 1rem; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); }

.site-header {
  position: sticky;
  top: 0;
  z-index: 40;
  min-height: 96px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  padding: .65rem clamp(1.25rem, 4vw, 4.5rem);
  background: rgba(247, 241, 232, .92);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(14px);
}
.brand { text-decoration: none; display: inline-flex; align-items: center; gap: .8rem; }
.brand-logo-horizontal { width: clamp(200px, 15.5vw, 224px); height: auto; }
.site-nav { display: flex; align-items: center; gap: clamp(1.1rem, 2.8vw, 2.7rem); }
.site-nav a { text-decoration: none; font-size: .82rem; font-weight: 650; }
.site-nav a:not(.nav-cta):hover { text-decoration: underline; text-underline-offset: .35rem; }
.nav-cta { padding: .8rem 1.1rem; border: 1px solid var(--ink); text-decoration: none; transition: .2s ease; }
.nav-cta:hover { background: var(--ink); color: var(--cream); }
.menu-toggle { display: none; border: 0; background: none; padding: .5rem; }
.menu-toggle span:not(.sr-only) { display: block; width: 25px; height: 2px; background: var(--ink); margin: 5px 0; }

.hero {
  min-height: calc(100svh - 84px);
  display: grid;
  grid-template-columns: minmax(0, 1.05fr) minmax(360px, .95fr);
  position: relative;
  overflow: hidden;
  border-bottom: 1px solid var(--ink);
}
.hero-copy { padding: clamp(4rem, 9vw, 9rem) clamp(1.5rem, 6vw, 7rem); align-self: center; }
.eyebrow, .section-kicker {
  margin: 0 0 1.2rem;
  font-size: .74rem;
  font-weight: 750;
  letter-spacing: .19em;
  text-transform: uppercase;
}
.hero h1 {
  max-width: 760px;
  margin: 0;
  font: 700 clamp(4.4rem, 9vw, 9rem)/.78 var(--serif);
  letter-spacing: -.075em;
}
.accent-period { color: var(--marigold); }
.hero-intro { max-width: 590px; margin: 2.4rem 0 2rem; font-size: clamp(1.05rem, 1.4vw, 1.24rem); }
.hero-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 1.2rem 1.8rem; }
.hero-actions .button {
  min-height: 60px;
  padding: 1rem 1.65rem;
  font-size: .95rem;
}
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 50px;
  padding: .85rem 1.25rem;
  border: 1px solid var(--ink);
  border-radius: 0;
  text-decoration: none;
  font-size: .85rem;
  font-weight: 750;
  cursor: pointer;
}
.button-dark { background: var(--ink); color: var(--cream); }
.button-dark:hover { background: var(--marigold); color: var(--ink); }
.text-link { display: inline-block; font-weight: 700; text-underline-offset: .35rem; }
.hero-image-wrap { margin: 0; min-height: 100%; position: relative; overflow: hidden; background: #d8c9b9; }
.hero-image { width: 100%; height: 100%; object-fit: cover; }
.hero-image-wrap::after { content: ""; position: absolute; inset: 0; box-shadow: inset 0 0 0 1px rgba(30,29,27,.15); pointer-events: none; }
.hero-image-wrap figcaption {
  position: absolute;
  right: 1.2rem;
  bottom: 1.2rem;
  padding: .6rem .8rem;
  background: var(--cream);
  font-size: .67rem;
  font-weight: 700;
  letter-spacing: .1em;
  text-transform: uppercase;
}
.hero-stamp {
  position: absolute;
  left: calc(52.5% - 52px);
  bottom: 6%;
  width: 104px;
  height: 104px;
}
.hero-stamp img { width: 100%; height: 100%; object-fit: contain; }

.statement { padding: clamp(5rem, 9vw, 9rem) clamp(1.5rem, 6vw, 7rem); background: var(--paper); }
.statement-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(3rem, 8vw, 9rem); }
.statement h2, .section-heading h2, .expectations h2, .reviews h2, .areas h2, .consultation h2 {
  margin: 0;
  font: 650 clamp(2.9rem, 5.6vw, 6rem)/.92 var(--serif);
  letter-spacing: -.055em;
}
.statement-copy { max-width: 620px; font-size: 1.06rem; }
.statement-copy p:first-child { margin-top: 0; }

.services { padding: clamp(5rem, 8vw, 8rem) clamp(1.5rem, 6vw, 7rem); }
.section-heading { display: grid; grid-template-columns: .6fr 1.4fr; align-items: end; gap: 2rem; margin-bottom: 3rem; }
.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); border: 1px solid var(--ink); }
.service-card { min-height: 430px; padding: 2rem; display: flex; flex-direction: column; border-right: 1px solid var(--ink); }
.service-card:last-child { border-right: 0; }
.service-card-dark { background: var(--ink); color: var(--cream); }
.service-card-marigold { background: var(--marigold); }
.service-card-cream { background: var(--paper); }
.service-number { align-self: flex-end; font-size: .72rem; font-weight: 750; letter-spacing: .12em; }
.service-card h3 { margin: auto 0 1rem; font: 650 clamp(2.8rem, 4vw, 4.4rem)/.9 var(--serif); letter-spacing: -.05em; }
.service-card p { margin: 0; max-width: 360px; }

.expectations { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(3rem, 8vw, 8rem); padding: clamp(5rem, 8vw, 8rem) clamp(1.5rem, 6vw, 7rem); background: var(--blush); border-block: 1px solid var(--ink); }
.expectations-list { border-top: 1px solid var(--ink); }
.expectation { display: grid; grid-template-columns: 44px 1fr; gap: 1rem; padding: 1.25rem 0; border-bottom: 1px solid var(--ink); }
.expectation span { font-size: .72rem; font-weight: 750; }
.expectation p { margin: 0; font-size: 1.05rem; }

.reviews {
  overflow: hidden;
  padding: clamp(5rem, 8vw, 8rem) 0;
  background: var(--paper);
  border-bottom: 1px solid var(--ink);
}
.reviews-heading {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 2rem;
  padding: 0 clamp(1.5rem, 6vw, 7rem);
  margin-bottom: 3rem;
}
.reviews-heading h2 { max-width: 720px; }
.review-links { display: flex; flex-direction: column; align-items: flex-end; gap: .45rem; flex: 0 0 auto; }
.review-links a { font-size: .82rem; font-weight: 750; text-underline-offset: .28rem; }
.review-marquee {
  --review-gap: 1rem;
  width: 100%;
  overflow: hidden;
  padding-block: 2px;
  -webkit-mask-image: linear-gradient(90deg, transparent, #000 5%, #000 95%, transparent);
  mask-image: linear-gradient(90deg, transparent, #000 5%, #000 95%, transparent);
}
.review-track {
  display: flex;
  width: max-content;
  animation: review-scroll 42s linear infinite;
}
.review-marquee:hover .review-track, .review-marquee:focus-within .review-track { animation-play-state: paused; }
.review-group { display: flex; gap: var(--review-gap); padding-right: var(--review-gap); }
.review-card {
  width: clamp(285px, 30vw, 420px);
  min-height: 315px;
  padding: 1.75rem;
  border: 1px solid var(--ink);
  display: flex;
  flex-direction: column;
}
.review-card-marigold { background: var(--marigold); }
.review-card-paper { background: var(--cream); }
.review-card-blush { background: var(--blush); }
.review-card-dark { background: var(--ink); color: var(--cream); }
.review-stars { font-size: .82rem; letter-spacing: .22em; }
.review-card blockquote {
  margin: auto 0 2rem;
  font: 600 clamp(1.55rem, 2.35vw, 2.25rem)/1.08 var(--serif);
  letter-spacing: -.035em;
}
.review-card footer { display: flex; flex-direction: column; gap: .15rem; }
.review-card footer strong { font-size: .86rem; }
.review-card footer span { font-size: .7rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; opacity: .68; }
@keyframes review-scroll { to { transform: translateX(-50%); } }

.areas { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(3rem, 8vw, 9rem); padding: clamp(5rem, 9vw, 9rem) clamp(1.5rem, 6vw, 7rem); background: var(--ink); color: var(--cream); }
.areas-copy p:last-child { max-width: 520px; font-size: 1.05rem; }
.area-list { align-self: center; display: grid; grid-template-columns: 1fr 1fr; border-top: 1px solid rgba(247,241,232,.45); }
.area-list span { padding: 1.2rem 0; border-bottom: 1px solid rgba(247,241,232,.45); font: 500 clamp(1.4rem, 2.4vw, 2.35rem)/1 var(--serif); }
.area-list span:nth-child(even) { padding-left: 2rem; border-left: 1px solid rgba(247,241,232,.45); }

.property-search {
  position: relative;
  min-height: 520px;
  display: grid;
  grid-template-columns: minmax(220px, .55fr) minmax(0, 1.45fr);
  align-items: center;
  gap: clamp(3rem, 8vw, 9rem);
  padding: clamp(5rem, 9vw, 9rem) clamp(1.5rem, 6vw, 7rem);
  overflow: hidden;
  background: var(--ink);
  color: var(--cream);
  border-bottom: 1px solid var(--ink);
}
.property-search::after {
  content: "";
  position: absolute;
  right: -8vw;
  bottom: -16vw;
  width: clamp(220px, 31vw, 520px);
  aspect-ratio: 1;
  border-radius: 50%;
  background: var(--blush);
  opacity: .96;
}
.property-search-mark { position: relative; z-index: 1; width: min(100%, 280px); justify-self: center; }
.property-search-mark img { width: 100%; height: auto; }
.property-search-copy { position: relative; z-index: 2; max-width: 800px; }
.property-search h2 { margin: 0; font: 650 clamp(3.2rem, 6vw, 6.4rem)/.9 var(--serif); letter-spacing: -.06em; }
.property-search-copy > p:not(.section-kicker) { max-width: 650px; margin: 1.6rem 0 2rem; font-size: 1.08rem; }
.property-search-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 1.2rem 1.8rem; }
.button-light { border-color: var(--cream); background: var(--cream); color: var(--ink); }
.button-light:hover { background: var(--marigold); border-color: var(--marigold); }
.text-link-light { color: var(--cream); }

.notes { padding: clamp(5rem, 8vw, 8rem) clamp(1.5rem, 6vw, 7rem); background: var(--paper); border-bottom: 1px solid var(--ink); }
.notes-heading { align-items: end; }
.notes-heading h2 { margin: 0; font: 650 clamp(2.9rem, 5.6vw, 6rem)/.92 var(--serif); letter-spacing: -.055em; }
.notes-intro { max-width: 560px; margin: 0 0 .35rem; font-size: 1.05rem; }
.notes-grid { display: grid; grid-template-columns: repeat(3, 1fr); border: 1px solid var(--ink); }
.note-card { min-height: 390px; display: flex; flex-direction: column; padding: 1.75rem; border-right: 1px solid var(--ink); }
.note-card:last-child { border-right: 0; }
.note-card-marigold { background: var(--marigold); }
.note-card-paper { background: var(--cream); }
.note-card-blush { background: var(--blush); }
.note-meta { margin: 0; font-size: .7rem; font-weight: 750; letter-spacing: .12em; text-transform: uppercase; }
.note-card h3 { margin: auto 0 1.1rem; font: 650 clamp(2rem, 3vw, 3.2rem)/.98 var(--serif); letter-spacing: -.045em; }
.note-card > p:not(.note-meta) { margin: 0 0 1.5rem; }
.note-card a { font-size: .84rem; font-weight: 750; text-underline-offset: .3rem; }

.instagram { display: grid; grid-template-columns: minmax(280px, .82fr) minmax(360px, 1.18fr); gap: clamp(2.5rem, 7vw, 8rem); align-items: center; padding: clamp(5rem, 8vw, 8rem) clamp(1.5rem, 6vw, 7rem); background: var(--cream); border-bottom: 1px solid var(--ink); }
.instagram-copy h2 { margin: 0; font: 650 clamp(2.9rem, 5.6vw, 5.5rem)/.92 var(--serif); letter-spacing: -.055em; }
.instagram-copy > p:not(.section-kicker) { max-width: 490px; margin: 1.5rem 0 1.75rem; font-size: 1.05rem; }
.instagram-copy .button {
  min-height: 60px;
  padding: 1rem 1.65rem;
  font-size: .95rem;
}
.instagram-feed { min-width: 0; display: flex; justify-content: center; }
.instagram-media { width: 100% !important; min-width: 0 !important; max-width: 580px !important; margin: 0 !important; background: var(--paper); border: 1px solid var(--ink) !important; box-shadow: none !important; }
.instagram-fallback { display: block; padding: 1.2rem; text-decoration: none; }
.instagram-fallback-head { display: flex; align-items: center; gap: .9rem; padding-bottom: 1rem; }
.instagram-fallback-head img { width: 54px; height: 54px; object-fit: contain; }
.instagram-fallback-head > span { display: flex; flex-direction: column; }
.instagram-fallback-head strong { font-size: .92rem; }
.instagram-fallback-head small { font-size: .72rem; color: rgba(30,29,27,.68); }
.instagram-fallback-grid { display: grid; grid-template-columns: repeat(3, 1fr); border: 1px solid var(--ink); }
.instagram-tile { min-height: 170px; display: flex; align-items: flex-end; padding: 1rem; border-right: 1px solid var(--ink); font: 600 clamp(1.15rem, 2vw, 1.65rem)/1 var(--serif); letter-spacing: -.03em; }
.instagram-tile:last-child { border-right: 0; }
.instagram-tile-marigold { background: var(--marigold); }
.instagram-tile-photo { background: var(--ink); color: var(--cream); }
.instagram-tile-blush { background: var(--blush); }
.instagram-fallback-link { display: inline-block; margin-top: 1rem; font-size: .82rem; font-weight: 750; text-decoration: underline; text-underline-offset: .28rem; }

.note-page { background: var(--paper); }
.note-article { max-width: 920px; margin: 0 auto; padding: clamp(4.5rem, 9vw, 8rem) clamp(1.25rem, 5vw, 3.5rem); }
.note-article .section-kicker { color: rgba(30,29,27,.68); }
.note-article h1 { margin: 0 0 2rem; font: 650 clamp(3.3rem, 7vw, 6.8rem)/.86 var(--serif); letter-spacing: -.065em; }
.note-article .note-deck { max-width: 760px; margin: 0 0 3rem; font-size: clamp(1.15rem, 2vw, 1.4rem); }
.note-body { max-width: 720px; }
.note-body h2 { margin: 2.75rem 0 .8rem; font: 650 clamp(2rem, 3.8vw, 3rem)/1 var(--serif); letter-spacing: -.04em; }
.note-body p, .note-body li { font-size: 1.05rem; }
.note-body ul { padding-left: 1.25rem; }
.note-cta { margin-top: 3.5rem; padding: 2rem; background: var(--marigold); border: 1px solid var(--ink); }
.note-cta h2 { margin-top: 0; }

.consultation { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(3rem, 8vw, 9rem); padding: clamp(5rem, 9vw, 9rem) clamp(1.5rem, 6vw, 7rem); background: var(--marigold); }
.consultation-copy > p:not(.section-kicker) { max-width: 540px; font-size: 1.05rem; }
.direct-contact { display: flex; flex-direction: column; margin-top: 2rem; font-weight: 750; }
.consultation-form {
  align-self: start;
  padding: clamp(1.75rem, 3vw, 2.65rem);
  background: var(--paper);
  border: 2px solid var(--ink);
  box-shadow: 12px 12px 0 var(--blush);
}
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.consultation-form label > span, .consultation-form legend { display: block; margin-bottom: .45rem; font-size: .78rem; font-weight: 750; }
.consultation-form label, .consultation-form fieldset { display: block; margin-bottom: 1.2rem; }
.consultation-form fieldset { padding: 0; border: 0; }
.consultation-form input[type="text"], .consultation-form textarea {
  width: 100%;
  border: 0;
  border-bottom: 1px solid var(--ink);
  border-radius: 0;
  padding: .7rem .15rem;
  background: transparent;
  color: var(--ink);
}
.consultation-form textarea { border: 1px solid var(--ink); padding: .75rem; resize: vertical; }
.consultation-form input:focus, .consultation-form textarea:focus { outline: 3px solid rgba(227,166,47,.45); outline-offset: 2px; }
.choice-row { display: flex; flex-wrap: wrap; gap: .6rem; }
.choice-row input { position: absolute; opacity: 0; }
.choice-row label { margin: 0; }
.choice-row label span { display: block; margin: 0; padding: .55rem .8rem; border: 1px solid var(--line); cursor: pointer; font-weight: 600; }
.choice-row input:checked + span { background: var(--blush); border-color: var(--ink); }
.choice-row input:focus-visible + span { outline: 3px solid rgba(227,166,47,.55); outline-offset: 2px; }
.consultation-form .button { width: 100%; }
.form-note { margin: .8rem 0 0; font-size: .76rem; color: rgba(30,29,27,.72); }

.site-footer { display: grid; grid-template-columns: 1fr auto; gap: 2.5rem 4rem; padding: 3rem clamp(1.5rem, 6vw, 7rem); background: var(--ink); color: var(--cream); }
.footer-brand { display: flex; flex-direction: column; gap: .6rem; }
.brand-footer { color: var(--cream); width: max-content; }
.footer-logo-panel { display: block; width: 190px; padding: .75rem 1rem; background: var(--cream); }
.brand-logo-stacked { width: 100%; height: auto; }
.footer-brand > span:last-child { font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; }
.footer-contact { display: flex; flex-direction: column; align-items: flex-end; gap: .2rem; font-weight: 700; }
.footer-legal { grid-column: 1 / -1; padding-top: 1.2rem; border-top: 1px solid rgba(247,241,232,.3); display: flex; flex-wrap: wrap; gap: .8rem 1.5rem; font-size: .875rem; }
.footer-legal p { margin: 0; }

@media (max-width: 1100px) and (min-width: 901px) {
  .site-nav { gap: 1rem; }
  .site-nav a { font-size: .76rem; }
  .nav-cta { padding-inline: .8rem; }
}

@media (max-width: 900px) {
  .menu-toggle { display: block; }
  .site-nav {
    display: none;
    position: absolute;
    inset: 96px 0 auto;
    padding: 1.3rem;
    background: var(--cream);
    border-bottom: 1px solid var(--ink);
    flex-direction: column;
    align-items: stretch;
  }
  .site-nav.is-open { display: flex; }
  .site-nav a { padding: .6rem; }
  .hero { grid-template-columns: 1fr; }
  .hero-copy { min-height: 72svh; padding-top: 5rem; }
  .hero-image-wrap { min-height: 62svh; }
  .hero-stamp { left: auto; right: 1.2rem; bottom: 58svh; width: 88px; height: 88px; }
  .statement-grid, .section-heading, .expectations, .areas, .property-search, .consultation { grid-template-columns: 1fr; }
  .property-search-mark { width: 150px; justify-self: start; }
  .instagram { grid-template-columns: 1fr; }
  .reviews-heading { align-items: start; flex-direction: column; }
  .review-links { align-items: flex-start; }
  .section-heading { align-items: start; }
  .service-grid { grid-template-columns: 1fr; }
  .notes-grid { grid-template-columns: 1fr; }
  .note-card { min-height: 320px; border-right: 0; border-bottom: 1px solid var(--ink); }
  .note-card:last-child { border-bottom: 0; }
  .service-card { min-height: 360px; border-right: 0; border-bottom: 1px solid var(--ink); }
  .service-card:last-child { border-bottom: 0; }
}

@media (max-width: 620px) {
  .brand-logo-horizontal { width: 184px; }
  .hero h1 { font-size: clamp(4.2rem, 23vw, 6.2rem); }
  .hero-copy { padding-inline: 1.2rem; }
  .hero-image-wrap figcaption { left: 1rem; right: auto; max-width: calc(100% - 2rem); }
  .field-row, .area-list, .site-footer { grid-template-columns: 1fr; }
  .instagram-tile { min-height: 125px; padding: .75rem; }
  .area-list span:nth-child(even) { padding-left: 0; border-left: 0; }
  .site-footer { gap: 2rem; }
  .footer-contact { align-items: flex-start; }
  .footer-legal { grid-column: auto; flex-direction: column; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; }
  .review-track { animation: none; }
  .review-marquee { overflow-x: auto; mask-image: none; -webkit-mask-image: none; scrollbar-width: thin; }
  .review-group[aria-hidden="true"] { display: none; }
}