:root{
    --slate:#516579;
    --slate-deep:#41546600;
    --slate-dk:#2c3a47;
    --slate-2:#3d4f60;
    --cream:#F7F0DC;
    --cream-soft:#FBF7EC;
    --copper:#C0703F;
    --copper-dk:#A85C2F;
    --ink:#26313b;
    --muted:#5d6c7a;
    --line:#e5dfcb;
    --shadow:0 20px 50px -18px rgba(44,58,71,.35);
  }
  *{margin:0;padding:0;box-sizing:border-box}
  html{scroll-behavior:smooth}
  body{font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:var(--cream-soft);line-height:1.65;font-size:16.5px}
  h1,h2,h3,.serif{font-family:'Cormorant Garamond',Georgia,serif;font-weight:500;line-height:1.08}
  em{font-style:italic}
  img{max-width:100%;display:block}
  a{color:inherit}
  .wrap{max-width:1150px;margin:0 auto;padding:0 24px}
  .kicker{font-size:.74rem;letter-spacing:.28em;text-transform:uppercase;font-weight:700;color:var(--copper);margin-bottom:14px}
  h2{font-size:clamp(2.1rem,4.4vw,3.1rem);color:var(--slate-dk);margin-bottom:16px}
  .sub{max-width:580px;color:var(--muted);margin-bottom:46px;font-size:1.05rem}
  section{padding:92px 0}

  /* Reveal animation */
  .reveal{opacity:0;transform:translateY(22px);transition:opacity .7s ease,transform .7s ease}
  .reveal.in{opacity:1;transform:none}
  @media (prefers-reduced-motion: reduce){.reveal{opacity:1;transform:none;transition:none}}

  /* Buttons */
  .btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;text-decoration:none;border-radius:999px;padding:15px 30px;font-size:.95rem;letter-spacing:.02em;font-weight:600;transition:transform .16s ease,box-shadow .16s ease,background .16s ease;border:1.6px solid transparent;cursor:pointer;font-family:'Inter',sans-serif}
  .btn:hover{transform:translateY(-2px)}
  .btn-copper{background:var(--copper);color:#fff}
  .btn-copper:hover{background:var(--copper-dk);box-shadow:0 10px 24px -8px rgba(168,92,47,.55)}
  .btn-cream{background:var(--cream);color:var(--slate-dk)}
  .btn-cream:hover{box-shadow:0 8px 20px rgba(0,0,0,.16)}
  .btn-outline{border-color:var(--cream);color:var(--cream)}
  .btn-outline:hover{background:rgba(247,240,220,.12)}
  .btn-outline-dark{border-color:var(--slate);color:var(--slate-dk)}
  .btn-outline-dark:hover{background:rgba(81,101,121,.08)}

  /* Header */
  header{position:fixed;top:0;left:0;right:0;z-index:60;background:rgba(44,58,71,.96);backdrop-filter:blur(10px);color:var(--cream);box-shadow:0 1px 0 rgba(247,240,220,.08)}
  .nav{display:flex;align-items:center;justify-content:space-between;height:74px}
  .brand{text-decoration:none;display:flex;align-items:baseline;gap:10px}
  .brand .serif{font-size:1.5rem;letter-spacing:.02em}
  .brand small{font-size:.66rem;letter-spacing:.24em;text-transform:uppercase;opacity:.7}
  nav.links{display:flex;align-items:center;gap:26px}
  nav.links a.navlink{text-decoration:none;font-size:.84rem;letter-spacing:.09em;text-transform:uppercase;opacity:.85}
  nav.links a.navlink:hover{opacity:1;text-decoration:underline;text-underline-offset:6px}
  .nav .btn{padding:11px 24px;font-size:.88rem}

  /* Hero */
  .hero{background:
      radial-gradient(1100px 600px at 85% -10%, rgba(192,112,63,.16), transparent 60%),
      radial-gradient(900px 500px at -10% 110%, rgba(247,240,220,.08), transparent 55%),
      linear-gradient(160deg, #3a4c5d 0%, var(--slate) 58%, #5d7288 100%);
    color:var(--cream);padding:158px 0 96px;position:relative;overflow:hidden}
  .hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center;position:relative;z-index:2}
  .hero .kicker{color:var(--cream);opacity:.75}
  .hero h1{font-size:clamp(3rem,6.3vw,4.7rem);margin-bottom:22px}
  .hero h1 em{color:#EFC9A6}
  .hero p.lead{font-size:1.16rem;max-width:470px;opacity:.93;margin-bottom:34px}
  .hero .ctas{display:flex;gap:14px;flex-wrap:wrap;margin-bottom:26px}
  .trustline{font-size:.85rem;letter-spacing:.06em;opacity:.75}
  .trustline b{font-weight:600}

  .portrait-stage{position:relative;justify-self:center}
  .arch{width:min(370px,78vw);aspect-ratio:4/5;border-radius:999px 999px 18px 18px;overflow:hidden;box-shadow:var(--shadow);border:5px solid rgba(247,240,220,.9);background:#8d9aa5}
  .arch img{width:100%;height:100%;object-fit:cover;object-position:top center}
  .float-chip{position:absolute;background:var(--cream);color:var(--slate-dk);border-radius:999px;padding:10px 18px;font-size:.8rem;font-weight:600;letter-spacing:.04em;box-shadow:0 10px 26px -10px rgba(0,0,0,.4);display:flex;align-items:center;gap:8px;animation:floaty 5.5s ease-in-out infinite}
  .float-chip .dot{width:8px;height:8px;border-radius:50%;background:var(--copper)}
  .chip-1{top:9%;left:-14%}
  .chip-2{bottom:12%;right:-12%;animation-delay:2.7s}
  @keyframes floaty{0%,100%{transform:translateY(0)}50%{transform:translateY(-9px)}}
  @media (prefers-reduced-motion: reduce){.float-chip{animation:none}}

  /* Path chooser */
  .paths{padding-top:84px}
  .path-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
  .path{position:relative;background:#fff;border:1.6px solid var(--line);border-radius:16px;padding:34px 28px 30px;cursor:pointer;transition:transform .18s ease,box-shadow .18s ease,border-color .18s ease;text-align:left;font:inherit;color:inherit}
  .path:hover{transform:translateY(-5px);box-shadow:var(--shadow);border-color:var(--copper)}
  .path .ico{font-size:1.9rem;line-height:1;margin-bottom:16px;display:block;color:var(--slate)}
  .path h3{font-size:1.7rem;color:var(--slate-dk);margin-bottom:8px}
  .path p{font-size:.93rem;color:var(--muted);margin-bottom:18px}
  .path .go{font-size:.83rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--copper)}
  .path .go::after{content:" \2192";transition:margin .15s ease}
  .path:hover .go::after{margin-left:6px}

  /* Valuation band */
  .valuation{background:var(--slate-dk);color:var(--cream);position:relative;overflow:hidden}
  .valuation::before{content:"";position:absolute;inset:0;background:radial-gradient(800px 400px at 90% 0%, rgba(192,112,63,.22), transparent 55%)}
  .val-grid{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center;position:relative;z-index:2}
  .valuation h2{color:var(--cream)}
  .valuation .sub{color:var(--cream);opacity:.82;margin-bottom:0}
  .val-form{background:rgba(247,240,220,.07);border:1px solid rgba(247,240,220,.22);border-radius:16px;padding:30px}
  .val-form .field{margin-bottom:14px}
  .val-form label{color:var(--cream);opacity:.85}
  .val-form input{background:rgba(251,247,236,.96);border-color:transparent}
  .val-form .btn{width:100%}
  .fineprint{font-size:.78rem;opacity:.65;margin-top:12px;text-align:center}

  /* Why cards */
  .cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
  .card{background:#fff;border:1px solid var(--line);border-radius:16px;padding:34px 28px;transition:transform .18s ease,box-shadow .18s ease}
  .card:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
  .card .num{font-family:'Cormorant Garamond',serif;font-size:2rem;color:var(--copper);opacity:.85;line-height:1}
  .card h3{font-size:1.5rem;margin:14px 0 10px;color:var(--slate-dk)}
  .card p{font-size:.94rem;color:var(--muted)}

  /* About */
  .about{background:var(--cream)}
  .about-grid{display:grid;grid-template-columns:360px 1fr;gap:64px;align-items:center}
  .about-photo{border-radius:16px;overflow:hidden;box-shadow:var(--shadow);transform:rotate(-1.5deg)}
  .about-photo img{width:100%;height:auto}
  .about p{margin-bottom:18px}
  .sig{font-family:'Cormorant Garamond',serif;font-style:italic;font-size:1.9rem;color:var(--slate);margin-top:6px}
  .about .ctas{display:flex;gap:14px;flex-wrap:wrap;margin-top:26px}

  /* Process */
  .steps{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;counter-reset:step}
  .step{background:#fff;border:1px solid var(--line);border-radius:14px;padding:28px 24px;position:relative;transition:border-color .18s ease,transform .18s ease}
  .step:hover{border-color:var(--copper);transform:translateY(-3px)}
  .step::before{counter-increment:step;content:"0" counter(step);font-family:'Cormorant Garamond',serif;font-size:1.8rem;color:var(--copper)}
  .step h3{font-size:1.35rem;color:var(--slate-dk);margin:10px 0 8px}
  .step p{font-size:.9rem;color:var(--muted)}

  /* FAQ */
  .faq{background:var(--cream)}
  .faq-list{max-width:760px}
  details{background:#fff;border:1px solid var(--line);border-radius:12px;margin-bottom:12px;overflow:hidden}
  summary{cursor:pointer;list-style:none;padding:20px 24px;font-weight:600;color:var(--slate-dk);display:flex;justify-content:space-between;align-items:center;gap:16px}
  summary::-webkit-details-marker{display:none}
  summary::after{content:"+";font-family:'Cormorant Garamond',serif;font-size:1.6rem;color:var(--copper);transition:transform .2s ease;flex-shrink:0}
  details[open] summary::after{transform:rotate(45deg)}
  details .a{padding:0 24px 22px;color:var(--muted);font-size:.96rem}

  /* Listings band */
  .listings{background:linear-gradient(150deg,#3a4c5d, var(--slate) 70%);color:var(--cream);text-align:center}
  .listings h2{color:var(--cream)}
  .listings .sub{margin:0 auto 30px;color:var(--cream);opacity:.85}

  /* Lead form */
  .lead-grid{display:grid;grid-template-columns:1fr 1.15fr;gap:60px;align-items:start}
  .c-lines{display:grid;gap:16px;margin-top:30px}
  .c-line{display:flex;gap:14px;align-items:center}
  .c-line .dot{width:46px;height:46px;border-radius:50%;background:var(--slate);color:var(--cream);display:flex;align-items:center;justify-content:center;flex-shrink:0;font-size:1.1rem}
  .c-line a{font-weight:600;color:var(--slate-dk);text-decoration:none;font-size:1.05rem}
  .c-line a:hover{text-decoration:underline}
  .c-line small{display:block;color:var(--muted);font-size:.76rem;letter-spacing:.09em;text-transform:uppercase}
  form.panel{background:#fff;border:1px solid var(--line);border-radius:18px;padding:36px;box-shadow:0 14px 40px -22px rgba(44,58,71,.3)}
  form.panel.flash{animation:flash 1.2s ease}
  @keyframes flash{0%{box-shadow:0 0 0 4px rgba(192,112,63,.55)}100%{box-shadow:0 14px 40px -22px rgba(44,58,71,.3)}}
  .f-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
  label{display:block;font-size:.76rem;letter-spacing:.1em;text-transform:uppercase;font-weight:700;color:var(--slate-dk);margin:0 0 6px}
  .field{margin-bottom:18px}
  input,textarea,select{width:100%;padding:13px 14px;border:1.6px solid var(--line);border-radius:10px;font:inherit;font-size:.97rem;background:var(--cream-soft);color:var(--ink)}
  input:focus,textarea:focus,select:focus{outline:none;border-color:var(--copper)}
  textarea{min-height:110px;resize:vertical}
  .chips{display:flex;gap:10px;flex-wrap:wrap}
  .chips input{position:absolute;opacity:0;pointer-events:none;width:0}
  .chips label.chip{display:inline-block;margin:0;padding:10px 18px;border:1.6px solid var(--line);border-radius:999px;font-size:.82rem;letter-spacing:.05em;cursor:pointer;color:var(--muted);background:#fff;transition:all .15s ease;text-transform:none;font-weight:600}
  .chips input:checked + label.chip{background:var(--slate);border-color:var(--slate);color:var(--cream)}
  .chips label.chip:hover{border-color:var(--copper)}
  form .btn[type=submit]{width:100%;border:none;font-size:1rem;margin-top:4px}
  .form-note{display:none;margin-top:14px;padding:14px 16px;border-radius:10px;font-size:.92rem}
  .form-note.ok{display:block;background:#e8f2e6;color:#2c5a2e;border:1px solid #bcd9b8}
  .form-note.err{display:block;background:#f8e9e4;color:#8a3a22;border:1px solid #e5c3b5}

  /* Footer */
  footer{background:var(--slate-dk);color:var(--cream);padding:56px 0 40px;font-size:.92rem}
  .foot-grid{display:flex;justify-content:space-between;gap:30px;flex-wrap:wrap;margin-bottom:34px}
  footer .serif{font-size:1.5rem}
  footer a{color:var(--cream);text-decoration:none}
  footer a:hover{text-decoration:underline}
  .foot-contact{display:grid;gap:6px;text-align:right}
  .foot-social{display:flex;gap:16px;justify-content:flex-end;margin-top:4px;text-transform:uppercase;font-size:.76rem;letter-spacing:.08em;font-weight:700}
  .legal{border-top:1px solid rgba(247,240,220,.2);padding-top:22px;font-size:.78rem;opacity:.7;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap}

  /* Sticky mobile bar */
  .mob-bar{display:none;position:fixed;bottom:0;left:0;right:0;z-index:70;background:rgba(44,58,71,.98);backdrop-filter:blur(10px);padding:10px 12px calc(10px + env(safe-area-inset-bottom));gap:10px;box-shadow:0 -6px 20px rgba(0,0,0,.25)}
  .mob-bar a{flex:1;text-decoration:none;text-align:center;padding:12px 6px;border-radius:10px;font-size:.86rem;font-weight:700;letter-spacing:.03em}
  .mob-call,.mob-text{background:rgba(247,240,220,.12);color:var(--cream);border:1px solid rgba(247,240,220,.3)}
  .mob-go{background:var(--copper);color:#fff}

  @media (max-width:920px){
    nav.links a.navlink{display:none}
    .hero{padding:130px 0 80px}
    .hero-grid,.val-grid,.lead-grid{grid-template-columns:1fr}
    .chip-1{left:0}
    .chip-2{right:0}
    .path-grid,.cards,.steps{grid-template-columns:1fr}
    .about-grid{grid-template-columns:1fr}
    .about-photo{max-width:340px;margin:0 auto}
    .f-row{grid-template-columns:1fr}
    .foot-contact{text-align:left}
    .foot-social{justify-content:flex-start}
    section{padding:66px 0}
    .mob-bar{display:flex}
    body{padding-bottom:64px}
  }

/* ---- Interior page additions ---- */
.page-hero{background:radial-gradient(1100px 600px at 85% -10%,rgba(192,112,63,.16),transparent 60%),linear-gradient(160deg,#3a4c5d 0%,var(--slate) 58%,#5d7288 100%);color:var(--cream);padding:150px 0 76px}
.page-hero h1{font-size:clamp(2.5rem,5.4vw,4rem);margin-bottom:18px}
.page-hero h1 em{color:#EFC9A6}
.page-hero p.lead{font-size:1.12rem;max-width:620px;opacity:.93;margin-bottom:30px}
.page-hero .ctas{display:flex;gap:14px;flex-wrap:wrap}
.crumbs{font-size:.8rem;letter-spacing:.06em;opacity:.72;margin-bottom:20px}
.crumbs a{text-decoration:none}
.crumbs a:hover{text-decoration:underline;text-underline-offset:4px}
.prose{max-width:760px}
.prose h2{font-size:clamp(1.8rem,3.4vw,2.5rem);margin-top:8px}
.prose h3{font-size:1.45rem;color:var(--slate-dk);margin:34px 0 10px}
.prose p{margin-bottom:18px;color:#3c4a57}
.prose ul{margin:0 0 20px 20px;color:#3c4a57}
.prose li{margin-bottom:9px}
.callout{background:#fff;border:1.6px solid var(--line);border-left:4px solid var(--copper);border-radius:12px;padding:24px 26px;margin:28px 0}
.callout p:last-child{margin-bottom:0}
.qa{border-top:1px solid var(--line);padding:22px 0}
.qa h3{margin:0 0 8px;font-size:1.3rem}
.qa p{margin:0;color:var(--muted);font-size:.98rem}
.cta-band{background:var(--slate-dk);color:var(--cream);text-align:center}
.cta-band h2{color:var(--cream)}
.cta-band .sub{margin:0 auto 32px;color:rgba(247,240,220,.8)}
.area-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:16px;margin-top:8px}
.area-card{background:#fff;border:1.6px solid var(--line);border-radius:14px;padding:22px 24px;text-decoration:none;display:block;transition:transform .18s ease,box-shadow .18s ease,border-color .18s ease}
.area-card:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:var(--copper)}
.area-card .serif{font-size:1.35rem;color:var(--slate-dk);display:block;margin-bottom:4px}
.area-card span.z{font-size:.82rem;color:var(--muted)}
.pform{background:#fff;border:1.6px solid var(--line);border-radius:16px;padding:30px;max-width:620px}
.pform label{display:block;font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;font-weight:700;color:var(--slate-2);margin-bottom:6px}
.pform input,.pform select,.pform textarea{width:100%;padding:13px 15px;border:1.5px solid var(--line);border-radius:9px;font:inherit;font-size:.97rem;margin-bottom:16px;background:var(--cream-soft);color:var(--ink)}
.pform input:focus,.pform select:focus,.pform textarea:focus{outline:none;border-color:var(--copper);background:#fff}
.pform .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.pform .hp{position:absolute;left:-9999px}
.fineprint{font-size:.85rem;color:var(--muted);margin-top:10px}
@media(max-width:820px){.page-hero{padding:120px 0 60px}.pform .row{grid-template-columns:1fr}}