:root{--green:#123c32;--green-deep:#0a2922;--gold:#b68a3a;--ivory:#f7f3ea;--white:#fff;--ink:#17201d;--muted:#5f6965;--line:#d9ddd9;--shadow:0 18px 55px rgba(11,41,34,.12)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--ivory);font:400 17px/1.65 Inter,Avenir Next,Segoe UI,Arial,sans-serif}img{display:block;max-width:100%}a{color:inherit}.skip-link{position:absolute;left:-9999px;top:1rem;padding:.7rem 1rem;background:white;z-index:100}.skip-link:focus{left:1rem}.site-header{height:92px;display:flex;align-items:center;justify-content:space-between;padding:0 clamp(1.25rem,5vw,5rem);background:rgba(247,243,234,.96);position:sticky;top:0;z-index:20;border-bottom:1px solid rgba(18,60,50,.12);backdrop-filter:blur(12px)}.brand{width:min(310px,45vw)}.site-header nav{display:flex;align-items:center;gap:clamp(1rem,2vw,2rem)}.site-header nav a{text-decoration:none;font-size:.93rem;font-weight:600}.nav-cta{border:1px solid var(--green);padding:.65rem 1rem}.menu-button{display:none;border:1px solid var(--green);background:transparent;padding:.6rem .8rem;font:inherit;color:var(--green)}.hero{min-height:calc(100vh - 92px);position:relative;display:grid;align-items:center;overflow:hidden;background:var(--green-deep)}.hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(5,28,23,.94) 0%,rgba(5,28,23,.78) 39%,rgba(5,28,23,.1) 72%)}.hero-copy{position:relative;z-index:2;color:white;width:min(700px,88vw);margin-left:clamp(1.25rem,8vw,8rem);padding:5rem 0}.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-size:.78rem;font-weight:800;margin:0 0 1rem;color:#e3c47e}.eyebrow.green{color:var(--green)}.eyebrow.gold{color:var(--gold)}h1,h2,h3{font-family:Georgia,Times New Roman,serif;line-height:1.08;margin:0}h1{font-size:clamp(3rem,6.5vw,6.6rem);font-weight:500;letter-spacing:-.04em}h2{font-size:clamp(2.3rem,4.5vw,4.5rem);font-weight:500;letter-spacing:-.035em}h3{font-size:1.65rem}.hero-copy>p:not(.eyebrow){font-size:clamp(1.05rem,1.5vw,1.25rem);max-width:600px;color:rgba(255,255,255,.85)}.hero-actions{display:flex;flex-wrap:wrap;gap:1rem;margin-top:2rem}.button{display:inline-flex;align-items:center;justify-content:center;min-height:50px;padding:.75rem 1.35rem;text-decoration:none;text-transform:uppercase;letter-spacing:.1em;font-size:.78rem;font-weight:800;border:1px solid transparent;cursor:pointer}.button-gold{background:var(--gold);color:#101812}.button-ghost{border-color:rgba(255,255,255,.7);color:white}.hero-note{position:absolute;right:clamp(1rem,4vw,4rem);bottom:2rem;z-index:2;color:white;display:flex;gap:1rem;font-family:Georgia,serif;font-size:1.15rem}.section-shell{width:min(1180px,calc(100% - 2.5rem));margin:auto}.intro{padding:clamp(5rem,9vw,9rem) 0}.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,7vw,7rem);align-items:start}.intro-grid p{font-size:1.15rem;margin:0;color:var(--muted)}.services{background:var(--green);color:white;padding:clamp(5rem,8vw,8rem) 0}.section-heading{display:flex;justify-content:space-between;gap:3rem;align-items:end;margin-bottom:3rem}.section-heading>p{max-width:420px;color:rgba(255,255,255,.72);margin:0}.section-heading.compact{display:block}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem}.service-card{padding:2.2rem;background:#17483d;border:1px solid rgba(255,255,255,.13);min-height:490px}.service-card.featured{background:var(--ivory);color:var(--ink)}.service-number{display:block;color:var(--gold);font-weight:800;font-size:.8rem;letter-spacing:.12em;margin-bottom:5rem}.service-card p{color:rgba(255,255,255,.7)}.service-card.featured p{color:var(--muted)}.service-card ul{padding:0;margin:2rem 0 0;list-style:none}.service-card li{padding:.7rem 0;border-top:1px solid rgba(255,255,255,.15)}.service-card.featured li{border-color:var(--line)}.process{padding:clamp(5rem,9vw,9rem) 0}.process .section-heading{max-width:850px}.steps{list-style:none;padding:0;margin:4rem 0 0;border-top:1px solid var(--line)}.steps li{display:grid;grid-template-columns:90px 1fr;padding:2rem 0;border-bottom:1px solid var(--line)}.steps li>span{font-weight:800;color:var(--gold)}.steps h3{margin-bottom:.4rem}.steps p{margin:0;color:var(--muted)}.areas{background:var(--green-deep);color:white;padding:clamp(5rem,8vw,8rem) 0}.areas-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(3rem,8vw,8rem);align-items:center}.areas-grid>div>p:not(.eyebrow){color:rgba(255,255,255,.7);font-size:1.08rem}.area-list{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid rgba(255,255,255,.2)}.area-list span{padding:1rem .4rem;border-bottom:1px solid rgba(255,255,255,.2)}.about{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(3rem,8vw,8rem);align-items:center;padding:clamp(5rem,9vw,9rem) 0}.about-mark{background:white;box-shadow:var(--shadow);padding:clamp(2rem,6vw,5rem)}.about-copy p:not(.eyebrow){color:var(--muted);font-size:1.08rem}.contact{background:var(--green);color:white;padding:clamp(5rem,8vw,8rem) 0}.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(3rem,8vw,8rem)}.contact-grid>div>p:not(.eyebrow){color:rgba(255,255,255,.72)}.email-link{display:inline-block;margin-top:1rem;color:#e3c47e;font-weight:700}.contact form{background:var(--ivory);padding:clamp(1.5rem,4vw,3rem);color:var(--ink);display:grid;grid-template-columns:1fr 1fr;gap:1.25rem}.contact label{font-size:.82rem;font-weight:800;text-transform:uppercase;letter-spacing:.08em}.contact input,.contact select,.contact textarea{width:100%;margin-top:.5rem;border:1px solid #c9ceca;background:white;padding:.85rem;font:inherit;color:var(--ink);border-radius:0}.contact textarea{resize:vertical}.contact .full{grid-column:1/-1}.contact button{width:100%}.form-note{font-size:.8rem;color:var(--muted);margin:0}footer{padding:3rem clamp(1.25rem,5vw,5rem);display:grid;grid-template-columns:1fr auto auto;gap:2rem;align-items:center;font-size:.8rem;color:var(--muted)}.footer-brand{width:230px}
@media(max-width:900px){.menu-button{display:block}.site-header nav{display:none;position:absolute;top:92px;left:0;right:0;background:var(--ivory);padding:1.5rem;flex-direction:column;align-items:stretch;border-bottom:1px solid var(--line)}.site-header nav.open{display:flex}.hero-overlay{background:linear-gradient(90deg,rgba(5,28,23,.92),rgba(5,28,23,.45))}.intro-grid,.areas-grid,.about,.contact-grid{grid-template-columns:1fr}.service-grid{grid-template-columns:1fr}.service-card{min-height:auto}.service-number{margin-bottom:2.5rem}.section-heading{display:block}.section-heading>p{margin-top:1rem}.about-mark{max-width:430px}.hero-note{display:none}footer{grid-template-columns:1fr}}
@media(max-width:560px){body{font-size:16px}.site-header{height:76px}.site-header nav{top:76px}.brand{width:220px}.hero{min-height:720px}.hero-copy{margin-left:1.25rem}.hero-actions{flex-direction:column;align-items:stretch}.steps li{grid-template-columns:55px 1fr}.area-list,.contact form{grid-template-columns:1fr}.contact form>*{grid-column:1/-1}.footer-brand{width:210px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
.portfolio{padding:clamp(5rem,9vw,9rem) 0}.portfolio-heading>p{color:var(--muted)}.portfolio-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.25rem}.project-card{margin:0;background:white;box-shadow:var(--shadow);overflow:hidden}.project-card img{width:100%;aspect-ratio:16/9;object-fit:cover}.project-card figcaption{display:flex;justify-content:space-between;gap:1rem;padding:1.15rem 1.3rem;align-items:center}.project-card figcaption span{text-transform:uppercase;letter-spacing:.12em;font-size:.75rem;color:var(--gold);font-weight:800}.project-card figcaption strong{font-family:Georgia,serif;font-size:1.05rem;font-weight:500}.portfolio-disclosure{margin:1.25rem 0 0;padding-left:1rem;border-left:3px solid var(--gold);color:var(--muted);font-size:.88rem;max-width:900px}
.featured-project{display:grid;grid-template-columns:minmax(0,1.08fr) minmax(0,.92fr);gap:clamp(2rem,5vw,4.5rem);align-items:center;margin-bottom:clamp(3rem,6vw,5.5rem);padding:clamp(1rem,2vw,1.5rem);background:white;border-top:5px solid var(--green);box-shadow:var(--shadow)}.featured-project-image{margin:0;background:var(--ivory);overflow:hidden}.featured-project-image img{width:100%;height:auto}.featured-project-copy{padding:clamp(1rem,2vw,2rem) clamp(.5rem,2vw,1.5rem) clamp(1rem,2vw,2rem) 0}.featured-project-copy h3{font-size:clamp(2rem,3.5vw,3.4rem);color:var(--green)}.featured-project-copy>p:not(.eyebrow){color:var(--muted)}.featured-project-lead{font-size:1.12rem}.featured-project-stages{padding:.9rem 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);color:var(--green)!important;font-weight:800}.featured-project-stages span{color:var(--gold);padding:0 .25rem}.featured-project-services{padding-left:1rem;border-left:3px solid var(--gold)}.featured-project-disclosure{font-size:.86rem}.featured-project-copy .button{margin-top:.6rem}
@media(max-width:900px){.portfolio-grid{grid-template-columns:1fr}}
@media(max-width:820px){.featured-project{grid-template-columns:1fr}.featured-project-copy{padding:1rem .5rem 1.5rem}}
@media(max-width:560px){.featured-project{padding:.7rem}.featured-project-copy h3{font-size:2rem}.featured-project-stages span{display:inline-block;padding:0 .1rem}.featured-project-copy .button{width:100%}}
@media(max-width:560px){.project-card figcaption{align-items:flex-start;flex-direction:column}}
.field-work{background:var(--green-deep);color:white;padding:clamp(5rem,8vw,8rem) 0}.field-work-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(2.5rem,7vw,7rem);align-items:center}.field-work-copy>p:not(.eyebrow){color:rgba(255,255,255,.72);font-size:1.08rem;margin:1.4rem 0 2rem}.field-work-photo{margin:0;background:white;padding:.65rem;box-shadow:0 20px 60px rgba(0,0,0,.25)}.field-work-photo img{width:100%;aspect-ratio:16/9;object-fit:cover}.field-work-photo figcaption{padding:.8rem .4rem .25rem;color:var(--green-deep);font-size:.78rem;font-weight:800;text-transform:uppercase;letter-spacing:.1em}
.staging-proof{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(2.5rem,7vw,7rem);align-items:center;margin-top:clamp(4rem,7vw,7rem);padding-top:clamp(3rem,5vw,5rem);border-top:1px solid rgba(255,255,255,.16)}.staging-proof-copy h3{color:white;font-size:clamp(2rem,4vw,3.25rem);line-height:1.05;margin:.65rem 0 1rem}.staging-proof-copy>p:not(.eyebrow){color:rgba(255,255,255,.72);font-size:1.05rem;max-width:38rem}.staging-proof-copy .image-note{font-size:.82rem;color:rgba(255,255,255,.55);margin-bottom:1.7rem}.staging-photo img{object-position:center 42%}
@media(max-width:900px){.field-work-grid,.staging-proof{grid-template-columns:1fr}.field-work-photo{order:-1}.staging-proof .staging-photo{order:0}.staging-proof-copy{order:1}}
.floating-contact{position:fixed;right:clamp(1rem,3vw,2.25rem);bottom:clamp(1rem,3vw,2.25rem);z-index:40;display:inline-flex;align-items:center;justify-content:center;min-height:54px;padding:.85rem 1.35rem;background:var(--gold);color:#101812;text-decoration:none;text-transform:uppercase;letter-spacing:.1em;font-size:.8rem;font-weight:800;border:2px solid rgba(255,255,255,.72);box-shadow:0 12px 34px rgba(5,28,23,.32);transition:transform .18s ease,background .18s ease}.floating-contact:hover,.floating-contact:focus-visible{background:#c99b45;transform:translateY(-2px)}.floating-contact:focus-visible{outline:3px solid white;outline-offset:3px}
@media(max-width:560px){.floating-contact{display:none}}
.packages{padding:clamp(5rem,9vw,9rem) 0}.package-heading>p{color:var(--muted)}.package-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1.25rem}.package-card{display:flex;flex-direction:column;min-height:500px;padding:clamp(1.6rem,3vw,2.5rem);background:white;border-top:5px solid var(--green);box-shadow:var(--shadow)}.package-card.package-featured{background:var(--green);color:white;border-top-color:var(--gold)}.package-kicker{margin:0 0 2.5rem;color:var(--gold);font-size:.78rem;font-weight:800;letter-spacing:.15em;text-transform:uppercase}.package-card h3{font-size:clamp(1.65rem,2.6vw,2.25rem)}.package-price{margin:.8rem 0 1.4rem;color:var(--muted)}.package-price strong{color:var(--green);font-family:Georgia,serif;font-size:2rem;font-weight:500}.package-featured .package-price,.package-featured li{color:rgba(255,255,255,.74)}.package-featured .package-price strong{color:white}.package-card ul{list-style:none;padding:0;margin:0 0 2rem}.package-card li{padding:.7rem 0;border-top:1px solid var(--line);color:var(--muted)}.package-featured li{border-color:rgba(255,255,255,.16)}.package-card>a{margin-top:auto;color:var(--green);font-size:.82rem;font-weight:800;letter-spacing:.08em;text-transform:uppercase}.package-featured>a{color:#e3c47e}.package-note{max-width:980px;margin:1.5rem 0 0;padding-left:1rem;border-left:3px solid var(--gold);color:var(--muted);font-size:.88rem}
@media(max-width:760px){.package-grid{grid-template-columns:1fr}.package-card{min-height:auto}}
.service-pricing-card{min-height:360px}.service-pricing-card>p:not(.package-kicker):not(.package-price){color:var(--muted)}.service-pricing-card.package-featured>p:not(.package-kicker):not(.package-price){color:rgba(255,255,255,.74)}
.realtors{padding:clamp(5rem,8vw,8rem) 0;background:var(--green-deep);color:white}.realtor-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(3rem,7vw,7rem);align-items:start}.realtor-copy{position:sticky;top:130px}.realtor-copy>p:not(.eyebrow){color:rgba(255,255,255,.73);font-size:1.08rem;margin:1.5rem 0 2rem}.realtor-actions{display:flex;flex-wrap:wrap;gap:1rem}.button-light{border-color:rgba(255,255,255,.7);color:white}.realtor-benefits{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid rgba(255,255,255,.18);border-left:1px solid rgba(255,255,255,.18)}.realtor-benefits article{padding:1.8rem;border-right:1px solid rgba(255,255,255,.18);border-bottom:1px solid rgba(255,255,255,.18);min-height:245px}.realtor-benefits span{display:block;color:var(--gold);font-size:.78rem;font-weight:800;letter-spacing:.12em;margin-bottom:2.5rem}.realtor-benefits h3{font-size:1.45rem}.realtor-benefits p{color:rgba(255,255,255,.68);font-size:.93rem}.realtor-note{margin-top:2rem;padding:1rem 1.2rem;border-left:3px solid var(--gold);background:rgba(255,255,255,.06);color:rgba(255,255,255,.76);font-size:.88rem}.realtor-note strong{color:white}
.terms-page{background:var(--ivory)}.terms-header{position:relative}.terms-back{font-size:.82rem;font-weight:800;text-transform:uppercase;letter-spacing:.08em;text-decoration:none;border-bottom:1px solid var(--green)}.terms-shell{width:min(1040px,calc(100% - 2.5rem));margin:auto;padding:clamp(4rem,7vw,7rem) 0 2rem}.terms-title{padding-bottom:2.5rem;border-bottom:4px solid var(--green)}.terms-title h1{color:var(--green);font-size:clamp(2.8rem,6vw,5.5rem)}.terms-title>p:last-child{color:var(--muted);font-size:1.1rem}.terms-grid{display:grid;grid-template-columns:1fr 1fr}.terms-grid article{padding:1.6rem 2rem 1.6rem 0;border-bottom:1px solid var(--line)}.terms-grid article:nth-child(even){padding-left:2rem;border-left:1px solid var(--line)}.terms-grid h2{font-family:Georgia,serif;font-size:1.35rem;letter-spacing:0;color:var(--green)}.terms-grid p{margin:.65rem 0 0;color:var(--muted);font-size:.94rem}.terms-contact{margin-top:3rem;background:var(--green);color:white;padding:2rem;display:flex;justify-content:space-between;gap:2rem;align-items:center}.terms-contact h2{font-size:2rem}.terms-disclaimer{font-size:.8rem;color:var(--muted);margin-top:1.25rem}.terms-footer{display:block;text-align:center;border-top:1px solid var(--line);padding:2rem}
@media(max-width:900px){.realtor-grid{grid-template-columns:1fr}.realtor-copy{position:static}.realtor-benefits article{min-height:auto}}
@media(max-width:660px){.realtor-benefits,.terms-grid{grid-template-columns:1fr}.realtor-benefits article{border-right:1px solid rgba(255,255,255,.18)}.terms-grid article,.terms-grid article:nth-child(even){padding:1.4rem 0;border-left:0}.terms-contact{align-items:flex-start;flex-direction:column}.terms-contact .button{width:100%;font-size:.68rem}.terms-header .brand{width:180px}.terms-back{font-size:.7rem}}
@media print{.terms-header,.terms-contact,.terms-footer{display:none}.terms-shell{width:100%;padding:0}.terms-title h1{font-size:2.5rem}.terms-grid article{break-inside:avoid}.terms-disclaimer{font-size:.7rem}}
.brand{width:min(285px,42vw);flex:0 0 auto}.site-header nav{gap:clamp(.75rem,1.35vw,1.45rem)}.site-header nav a{font-size:.88rem;white-space:nowrap}.hero-note{right:clamp(11rem,15vw,14rem)}
@media(max-width:1250px){.menu-button{display:block}.site-header nav{display:none;position:absolute;top:92px;left:0;right:0;background:var(--ivory);padding:1.5rem;flex-direction:column;align-items:stretch;border-bottom:1px solid var(--line)}.site-header nav.open{display:flex}.nav-cta{text-align:center}.hero-note{display:none}}
@media(max-width:560px){.site-header nav{top:76px}}

/* Premium homepage service presentation */
.hero{min-height:min(800px,calc(100vh - 92px))}
.hero-copy{width:min(820px,88vw);padding:clamp(5rem,10vw,8rem) 0}
.hero-copy h1{font-size:clamp(3rem,6vw,6rem);max-width:780px}
.hero-copy>p:not(.eyebrow){max-width:720px;line-height:1.7}
.button-gold{box-shadow:0 10px 28px rgba(0,0,0,.2);transition:transform .18s ease,background .18s ease}
.button-gold:hover,.button-gold:focus-visible{background:#c99b45;transform:translateY(-2px)}
.services{background:var(--ivory);color:var(--ink);padding:clamp(5rem,8vw,8rem) 0}
.services .section-heading>p{color:var(--muted)}
.service-grid{grid-template-columns:repeat(4,1fr);gap:1.15rem}
.service-card{display:flex;flex-direction:column;min-height:310px;padding:clamp(1.5rem,2.5vw,2.2rem);background:white;color:var(--ink);border:1px solid rgba(18,60,50,.12);border-top:4px solid var(--green);box-shadow:0 16px 44px rgba(11,41,34,.08);transition:transform .2s ease,box-shadow .2s ease}
.service-card:hover{transform:translateY(-5px);box-shadow:0 22px 52px rgba(11,41,34,.14)}
.service-card.featured{background:var(--green);color:white;border-top-color:var(--gold)}
.service-number{margin-bottom:auto;padding-bottom:3.5rem;color:var(--gold)}
.service-card h3{font-size:clamp(1.45rem,2vw,1.85rem);color:inherit}
.service-card p,.service-card.featured p{margin:.9rem 0 0;color:var(--muted);font-size:.96rem}
.service-card.featured p{color:rgba(255,255,255,.72)}
@media(max-width:1050px){.service-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.hero{min-height:660px}.hero-copy{width:auto;margin:0;padding:4.5rem 1.25rem}.hero-copy h1{font-size:clamp(2.65rem,12vw,4rem)}.hero-copy>p:not(.eyebrow){line-height:1.55}.hero-actions .button{width:100%}.services{padding:4.5rem 0}.service-grid{grid-template-columns:1fr}.service-card{min-height:250px}.service-number{padding-bottom:2.25rem}.section-heading{margin-bottom:2rem}}
@media(max-width:360px){.brand{width:185px}.menu-button{padding:.5rem .65rem}}

.quote-panel{background:var(--ivory);color:var(--ink)}
.quote-intro{margin:0;padding:clamp(1.5rem,4vw,3rem) clamp(1.5rem,4vw,3rem) 0;color:var(--muted);font-size:1rem}
.quote-panel form{padding-top:1.4rem}
.phone-prompt{margin-top:1.5rem;color:white!important}
.phone-prompt a{color:#e3c47e;font-weight:800;white-space:nowrap}
.contact-options{display:flex;gap:.75rem;margin-top:1rem}
.contact-options .button{min-width:105px}
@media(max-width:560px){.contact-options .button{flex:1}.quote-intro{padding:1.5rem 1.5rem 0}.quote-panel form{padding-top:1.25rem}}
.who-we-serve{margin-top:2rem;padding-top:1.8rem;border-top:1px solid var(--line)}.who-we-serve h3{color:var(--green);font-size:1.5rem}.who-we-serve ul{list-style:none;margin:1rem 0 0;padding:0;border-top:1px solid var(--line)}.who-we-serve li{padding:.8rem 0;border-bottom:1px solid var(--line);color:var(--muted)}
.areas-grid>div>.area-travel-note{margin-top:1.5rem;padding-left:1rem;border-left:3px solid var(--gold);color:rgba(255,255,255,.88);font-size:.95rem}