:root{
  --sage: #D8E0D3;
  --bg: var(--sage);/*#6F8F7B*/
  --text: #1f2a2e;
  --muted: #566267;
  --line: rgba(31,42,46,.14);
  --shadow: 0 18px 40px rgba(31,42,46,.10);
  --shadow-sm: 0 10px 24px rgba(31,42,46,.10);
  --accent: #6f8f7b;      /* primary sage */
  --accent-soft: #d8e0d3; /* image-matched sage */
  --accent-dark: #4f6f5f; /* darker sage for hover */
  --radius: 18px;
  --radius-sm: 12px;
  --container: 1120px;
  --header-h: 74px;
}

*{ box-sizing: border-box; }
html,body{ height: 100%; }
html{ scroll-behavior: smooth; }
body{
  margin:0;
  font-family: Inter, system-ui, -apple-system, Segoe UI, Roboto, Arial, sans-serif;
  color: var(--text);
  background: var(--accent-dark);
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

/* Persistent outdoor background */
.bg{
  position: fixed;
  inset: 0;
  background-image: url("images/property1.jpg");
  background-size: cover;
  background-position: center;
  background-repeat: no-repeat;
  filter: saturate(1.05) contrast(1.02);
  transform: scale(1.02);
  z-index: -2;
}
.bg::after{
  content:"";
  position:absolute; inset:0;
  background:
    radial-gradient(1200px 600px at 50% 10%, rgba(180,192,182,.30), rgba(180,192,182,.60)),
    linear-gradient(180deg, rgba(180,192,182,.40), rgba(180,192,182,.60) 60%, rgba(180,192,182,.80));
}

img{ max-width: 100%; display: block; }
a{ color: inherit; text-decoration: none; }
a:focus-visible, button:focus-visible {
  outline: 3px solid rgba(79,122,115,.45);
  outline-offset: 3px;
  border-radius: 10px;
}
p{ margin: 0 0 1rem; }
h1,h2,h3{
  font-family: Fraunces, Georgia, serif;
  letter-spacing: .2px;
  margin: 0 0 .65rem;
  line-height: 1.1;
}
h1{ font-size: clamp(2.2rem, 3.6vw, 3.35rem); }
h2{ font-size: clamp(1.65rem, 2.3vw, 2.25rem); }
h3{ font-size: 1.22rem; }

.container{ width: min(var(--container), calc(100% - 2rem)); margin: 0 auto; }
.muted{ color: var(--muted); }
.small{ font-size: .92rem; }
.kicker{
  text-transform: uppercase;
  letter-spacing: .14em;
  font-size: .78rem;
  color: var(--muted);
  margin-bottom: .65rem;
}
.lead{ font-size: 1.08rem; max-width: 70ch; margin-left: auto; margin-right: auto;}

.skip-link{
  position:absolute; left:-999px; top: 0;
  background: #fff;
  padding: .75rem 1rem;
  border-radius: 12px;
  box-shadow: var(--shadow-sm);
  z-index: 9999;
}
.skip-link:focus{ left: 1rem; top: 1rem; }

.site-header{
  position: sticky;
  top: 0;
  z-index: 50;
  height: var(--header-h);
  display:flex;
  align-items:center;
  background: rgba(251,249,246,.74);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}
.header-inner{
  display:flex;
  align-items:center;
  justify-content: space-between;
  gap: 1rem;
  width: 100%;
  padding-left: 1.25rem;
  padding-right: 1.25rem;
}

.brand{
  display:flex;
  align-items:center;
  gap: .7rem;
  min-width: 190px;
}
.brand-mark{
  width: 40px; height: 40px;
  border-radius: 12px;
  display:grid; place-items:center;
  background: linear-gradient(135deg, rgba(79,122,115,.22), rgba(183,122,106,.18));
  border: 1px solid rgba(79,122,115,.18);
  font-weight: 800;
}
.brand-text{
  font-family: Fraunces, Georgia, serif;
  font-size: 1.1rem;
}

.site-nav{
  display:flex;
  align-items:center;
  gap: .85rem;
}
.nav-link{
  padding: .55rem .65rem;
  border-radius: 12px;
  color: var(--muted);
  font-weight: 700;
  font-size: .95rem;
}
.nav-link:hover{ background: rgba(31,42,46,.05); color: var(--text); }
.nav-link.is-active{ color: var(--text); background: rgba(79,122,115,.10); }

.nav-cta{
  padding: .6rem .9rem;
  border-radius: 999px;
  background: var(--accent);
  color: #fff;
  font-weight: 800;
  font-size: .92rem;
  box-shadow: 0 12px 24px rgba(79,122,115,.18);
}
.nav-cta.ghost{
  background: transparent;
  color: var(--accent);
  border: 1px solid rgba(79,122,115,.35);
  box-shadow: none;
}

.menu-button{
  display:none;
  border: 1px solid var(--line);
  background: rgba(255,255,255,.92);
  border-radius: 14px;
  padding: .55rem .65rem;
  box-shadow: 0 8px 16px rgba(31,42,46,.06);
}
.burger{
  display:block;
  width: 22px; height: 2px;
  background: var(--text);
  border-radius: 999px;
  margin: 5px 0;
}

.site-main{ min-height: 65vh; }
section{ scroll-margin-top: calc(var(--header-h) + 8px); }

.hero{
  padding: clamp(2.6rem, 4.6vw, 4rem) 0;
}
.hero-inner{ display:flex; justify-content:center; }
.hero-card{
  width: 100%;
  /*max-width: 960px;*/
  padding: clamp(1.35rem, 2.2vw, 2.1rem);
  border-radius: var(--radius);
  text-align: center;
}

.glass{
  background: rgba(255,255,255,.72);
  border: 1px solid rgba(31,42,46,.14);
  box-shadow: var(--shadow);
  backdrop-filter: blur(10px);
}

.section{ padding: clamp(1.9rem, 2.6vw, 2rem) 0; }
.section.alt{ padding: clamp(1.9rem, 2.6vw, 2rem) 0; }
.section-head{ max-width: 78ch; margin-bottom: 1.25rem; }

.pill-row{
  display:flex;
  flex-wrap: wrap;
  gap: .5rem;
  margin: 1rem 0 1.1rem;
}
.pill{
  padding: .45rem .7rem;
  border-radius: 999px;
  background: rgba(79,122,115,.10);
  border: 1px solid rgba(79,122,115,.22);
  font-weight: 700;
  font-size: .9rem;
}

.two-col{
  display:grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
  align-items: start;
}

.card{ border-radius: var(--radius); }
.pad{ padding: 1.15rem 1.25rem; }

.card-grid{
  display:grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1rem;
  margin-top: 1rem;
}
.card-grid .card{
  padding: 1.15rem 1.2rem;
  box-shadow: 0 10px 22px rgba(31,42,46,.06);
}

.banner{
  margin-top: 1.25rem;
  display:flex;
  align-items:flex-start;
  justify-content: space-between;
  gap: 1rem;
  padding: 1.25rem;
  border-radius: var(--radius);
}
.banner-title{ font-weight: 900; margin-bottom: .35rem; }

.bio-grid{
  display:grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1rem;
  margin-top: 1rem;
}
.bio-card{
  display:flex;
  gap: 1rem;
  align-items:flex-start;
  padding: 1.1rem;
  border-radius: var(--radius);
  box-shadow: 0 10px 22px rgba(31,42,46,.06);
}
.bio-img{
  width: 104px;
  height: 104px;
  border-radius: 18px;
  object-fit: cover;
  border: 1px solid rgba(31,42,46,.14);
  background: #fff;
}

.button{
  display:inline-flex;
  align-items:center;
  justify-content:center;
  gap: .45rem;
  padding: .85rem 1.05rem;
  border-radius: 999px;
  background: var(--accent);
  color: #fff;
  font-weight: 900;
  border: 1px solid rgba(79,122,115,.25);
  box-shadow: 0 14px 28px rgba(79,122,115,.18);
}
.button:hover{ filter: brightness(.98); }
.button.ghost{
  background: transparent;
  color: var(--accent);
  box-shadow: none;
}
.button.subtle{
  background: rgba(31,42,46,.06);
  color: var(--text);
  border: 1px solid rgba(31,42,46,.14);
  box-shadow: none;
}
.button.small{ padding: .62rem .95rem; font-size: .92rem; box-shadow: none; }

.cta-row{ display:flex; flex-wrap: wrap; gap: .65rem; margin-top: .9rem; justify-content: center;}
.cta-panel{
  margin-top: 1.35rem;
  padding: 1.15rem 1.25rem;
  border-radius: var(--radius);
  display:flex;
  align-items:center;
  justify-content: space-between;
  gap: 1rem;
}

.list{
  padding-left: 1.2rem;
  margin: .5rem 0 0;
}
.list li{ margin: .38rem 0; }

.notice{
  margin-top: 1rem;
  background: rgba(31,42,46,.04);
  border: 1px solid rgba(183,122,106,.25);
  border-radius: var(--radius-sm);
  padding: .95rem 1rem;
}
.notice-title{ font-weight: 900; margin-bottom: .25rem; }

.rate-stack{ display:grid; gap: 1rem; margin-top: .75rem; }
.rate-block{
  background: rgba(31,42,46,.04);
  border: 1px solid rgba(31,42,46,.10);
  border-radius: var(--radius-sm);
  padding: .9rem 1rem;
}
.rate-title{ font-weight: 900; margin-bottom: .35rem; }

.contact-grid{
  display:grid;
  grid-template-columns: 1.05fr .95fr;
  gap: 1rem;
  align-items: start;
}
.address{
  background: rgba(255,255,255,.82);
  border: 1px solid rgba(31,42,46,.14);
  border-radius: var(--radius-sm);
  padding: .85rem 1rem;
  box-shadow: 0 10px 18px rgba(31,42,46,.05);
}
.map-card{
  border-radius: var(--radius);
  padding: .75rem;
  overflow: hidden;
  box-shadow: 0 10px 22px rgba(31,42,46,.06);
}

.site-footer{
  border-top: 1px solid rgba(31,42,46,.12);
  background: rgba(255,255,255,.58);
  padding: 2.25rem 0 1.25rem;
  backdrop-filter: blur(10px);
}
.footer-grid{
  display:grid;
  grid-template-columns: 1.2fr .8fr 1fr;
  gap: 1rem;
}
.footer-brand{ font-family: Fraunces, Georgia, serif; font-size: 1.15rem; margin-bottom: .35rem; }
.footer-title{ font-weight: 900; margin-bottom: .35rem; }
.footer-links a{ color: var(--accent); font-weight: 800; }
.footer-links a:hover{ text-decoration: underline; text-underline-offset: 3px; }
.footer-bottom{ padding-top: 1rem; margin-top: 1rem; border-top: 1px solid rgba(31,42,46,.10); }

.sticky-cta{
  position: fixed;
  left: 50%;
  transform: translateX(-50%);
  bottom: 16px;
  display:none;
  gap: .55rem;
  z-index: 60;
}
.sticky-btn{
  padding: .75rem 1.05rem;
  border-radius: 999px;
  background: var(--accent);
  color: #fff;
  font-weight: 900;
  border: 1px solid rgba(79,122,115,.25);
  box-shadow: 0 14px 28px rgba(79,122,115,.22);
}
.sticky-btn.ghost{
  background: rgba(255,255,255,.82);
  color: var(--accent);
  border: 1px solid rgba(79,122,115,.35);
  backdrop-filter: blur(10px);
}

@media (max-width: 980px){
  .card-grid{ grid-template-columns: 1fr; }
  .bio-grid{ grid-template-columns: 1fr; }
  .two-col{ grid-template-columns: 1fr; }
  .contact-grid{ grid-template-columns: 1fr; }
  .footer-grid{ grid-template-columns: 1fr; }
}

@media (max-width: 820px){
  html{ scroll-behavior: auto; }
  .menu-button{ display: inline-flex; flex-direction: column; justify-content:center; align-items:center; }
  .site-nav{
    position: absolute;
    right: 1rem;
    top: calc(var(--header-h) - 2px);
    display: none;
    flex-direction: column;
    align-items: stretch;
    gap: .35rem;
    background: rgba(255,255,255,.98);
    border: 1px solid rgba(31,42,46,.14);
    border-radius: var(--radius);
    padding: .75rem;
    box-shadow: var(--shadow);
    min-width: min(340px, calc(100% - 2rem));
  }
  .site-nav.open{ display:flex; }
  .nav-cta{ width: 100%; justify-content:center; }
  .sticky-cta{ display:flex; }
}

@media (prefers-reduced-motion: reduce){
  html{ scroll-behavior: auto; }
  *{ transition: none !important; }
}