:root{
  --green:#84c64c;          /* sampled from logo */
  --green-dark:#3c6d1c;     /* AA-contrast green for text and buttons */
  --green-soft:#eef6e6;
  --ink:#151815;            /* logo black, softened */
  --muted:#5a6157;
  --line:#e3e6df;
  --bg:#fafaf7;
  --card:#ffffff;
  --radius:10px;
  --shadow:0 1px 2px rgba(0,0,0,.05),0 6px 20px rgba(0,0,0,.06);
  --serif:Georgia,"Times New Roman",serif;
  --sans:system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --wrap:1180px;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.6;color:var(--ink);background:var(--bg)}
img{max-width:100%;height:auto;display:block}
a{color:var(--green-dark)}
a:hover{color:var(--ink)}
h1,h2,h3{font-family:var(--serif);font-weight:normal;line-height:1.2;margin:0 0 .5em}
h1{font-size:clamp(2rem,4.5vw,3.1rem)}
h2{font-size:clamp(1.6rem,3vw,2.2rem)}
h3{font-size:1.25rem}
p{margin:0 0 1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 20px}
.skip{position:absolute;left:-999px;top:0;background:#fff;padding:8px 12px;z-index:100}
.skip:focus{left:8px}
:focus-visible{outline:3px solid var(--green);outline-offset:2px}

/* header */
.site-header{background:#fff;border-bottom:1px solid var(--line);position:sticky;top:0;z-index:50}
.site-header .wrap{display:flex;align-items:center;gap:20px;min-height:76px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--ink)}
.brand img{width:54px;height:54px}
.brand span{font-family:var(--serif);font-size:1.3rem;letter-spacing:.02em;line-height:1.1}
.brand small{display:block;font-family:var(--sans);font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.nav{margin-left:auto}
.nav ul{list-style:none;margin:0;padding:0;display:flex;gap:4px;align-items:center}
.nav a{display:block;padding:10px 12px;border-radius:6px;text-decoration:none;color:var(--ink);font-size:.95rem}
.nav a:hover{background:var(--green-soft)}
.nav a[aria-current=page]{color:var(--green-dark);font-weight:600;box-shadow:inset 0 -2px 0 var(--green)}
.header-call{white-space:nowrap}
.menu-btn{display:none;margin-left:auto;background:none;border:1px solid var(--line);border-radius:8px;padding:9px 12px;font:inherit;cursor:pointer}
.menu-btn span{display:block;width:22px;height:2px;background:var(--ink);margin:4px 0}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:12px 20px;border-radius:8px;border:2px solid var(--green-dark);background:var(--green-dark);color:#fff;text-decoration:none;font-weight:600;font-size:1rem;cursor:pointer;font-family:var(--sans)}
.btn:hover{background:var(--ink);border-color:var(--ink);color:#fff}
.btn.ghost{background:transparent;color:var(--green-dark)}
.btn.ghost:hover{background:var(--green-soft);color:var(--ink);border-color:var(--green-dark)}
.btn.light{background:#fff;color:var(--ink);border-color:#fff}
.btn.light:hover{background:var(--green);border-color:var(--green)}
.btn.small{padding:8px 14px;font-size:.92rem}
.btns{display:flex;flex-wrap:wrap;gap:12px}

/* hero */
.hero{position:relative;color:#fff;background:#222 center/cover no-repeat}
.hero::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,20,12,.82),rgba(15,20,12,.55) 55%,rgba(15,20,12,.25))}
.hero .wrap{position:relative;padding-top:clamp(70px,11vw,140px);padding-bottom:clamp(70px,11vw,140px)}
.hero h1{max-width:15ch}
.hero p{max-width:56ch;font-size:1.12rem;color:#eef2ea}
.eyebrow{display:inline-block;font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--green);font-weight:700;margin-bottom:12px}
.page-head{background:#fff;border-bottom:1px solid var(--line);padding:48px 0 36px}
.page-head p{max-width:65ch;color:var(--muted);font-size:1.07rem;margin:0}

section{padding:64px 0}
section.alt{background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.section-head{display:flex;justify-content:space-between;align-items:end;gap:20px;flex-wrap:wrap;margin-bottom:28px}
.section-head p{color:var(--muted);margin:0;max-width:60ch}

/* grids */
.grid{display:grid;gap:24px;grid-template-columns:repeat(auto-fill,minmax(270px,1fr))}
.grid.three{grid-template-columns:repeat(auto-fit,minmax(250px,1fr))}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column}
.card .media{position:relative;aspect-ratio:4/3;background:#e9ece5;overflow:hidden}
.card .media img{width:100%;height:100%;object-fit:cover;transition:transform .3s}
.card:hover .media img{transform:scale(1.03)}
.badge{position:absolute;top:12px;left:12px;background:#fff;color:var(--ink);font-size:.75rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase;padding:5px 9px;border-radius:5px}
.badge.sold{background:var(--ink);color:#fff}
.badge.type{left:auto;right:12px;background:var(--green-dark);color:#fff}
.card .body{padding:18px 18px 20px;display:flex;flex-direction:column;flex:1}
.price{font-size:1.35rem;font-weight:700;margin:0 0 2px}
.price.call{font-size:1.05rem;color:var(--green-dark)}
.card h3{font-family:var(--sans);font-size:1.05rem;font-weight:600;margin:0}
.card .city{color:var(--muted);font-size:.94rem;margin:0 0 10px}
.facts{list-style:none;padding:0;margin:0 0 14px;display:flex;flex-wrap:wrap;gap:6px 16px;font-size:.92rem;color:var(--ink)}
.facts li b{font-weight:700}
.card .actions{margin-top:auto;display:flex;gap:10px;flex-wrap:wrap}
.card a.cover{color:inherit;text-decoration:none}

/* filters */
.filters{display:flex;flex-wrap:wrap;gap:8px;margin:0 0 28px;padding:0;list-style:none}
.filters button{font:inherit;font-size:.95rem;padding:9px 16px;border-radius:999px;border:1px solid var(--line);background:#fff;cursor:pointer;color:var(--ink)}
.filters button[aria-pressed=true]{background:var(--ink);color:#fff;border-color:var(--ink)}
.filters button .n{opacity:.65;margin-left:4px}
.count-note{color:var(--muted);font-size:.95rem;margin:-14px 0 22px}

/* service tiles */
.tile{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:26px}
.tile .ico{width:44px;height:44px;border-radius:50%;background:var(--green-soft);display:grid;place-items:center;margin-bottom:14px;color:var(--green-dark)}
.tile p{color:var(--muted);margin:0}

/* split */
.split{display:grid;grid-template-columns:1.1fr .9fr;gap:48px;align-items:center}
.split img{border-radius:var(--radius)}

/* team */
.team{display:grid;gap:28px;grid-template-columns:repeat(auto-fit,minmax(260px,1fr))}
.person{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;display:flex;flex-direction:column}
.person img{aspect-ratio:4/5;object-fit:cover;object-position:top;width:100%}
.person .body{padding:20px}
.person .role{color:var(--green-dark);font-weight:600;font-size:.92rem;margin:-4px 0 10px}
.person .contact{font-size:.95rem;margin:0 0 12px}
.person details{font-size:.96rem;color:var(--muted)}
.person summary{cursor:pointer;color:var(--green-dark);font-weight:600}

blockquote{margin:0;background:#fff;border:1px solid var(--line);border-left:4px solid var(--green);border-radius:var(--radius);padding:22px}
blockquote p{font-family:var(--serif);font-size:1.15rem}
blockquote cite{font-style:normal;color:var(--muted);font-size:.92rem}

/* detail */
.crumbs{font-size:.9rem;color:var(--muted);padding:18px 0 0}
.crumbs a{color:var(--muted)}
.detail-head{display:flex;justify-content:space-between;align-items:end;gap:20px;flex-wrap:wrap;padding:12px 0 22px}
.detail-head .price{font-size:1.9rem}
.status{display:inline-block;background:var(--green-soft);color:var(--green-dark);font-weight:700;font-size:.8rem;letter-spacing:.06em;text-transform:uppercase;padding:5px 10px;border-radius:5px;margin-bottom:10px}
.gallery-main{border-radius:var(--radius);overflow:hidden;background:#e9ece5;aspect-ratio:16/10}
.gallery-main img{width:100%;height:100%;object-fit:cover}
.thumbs{display:flex;gap:8px;overflow-x:auto;padding:10px 0 4px;scroll-snap-type:x mandatory}
.thumbs button{flex:0 0 96px;height:72px;padding:0;border:2px solid transparent;border-radius:6px;overflow:hidden;cursor:pointer;background:none;scroll-snap-align:start}
.thumbs button[aria-current=true]{border-color:var(--green-dark)}
.thumbs img{width:100%;height:100%;object-fit:cover}
.detail-grid{display:grid;grid-template-columns:1fr 340px;gap:40px;padding:28px 0 64px}
.spec{width:100%;border-collapse:collapse;font-size:.97rem;background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.spec th,.spec td{text-align:left;padding:10px 14px;border-bottom:1px solid var(--line);vertical-align:top}
.spec th{width:42%;font-weight:600;color:var(--muted)}
.aside{position:sticky;top:96px;align-self:start;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:22px;box-shadow:var(--shadow)}
.aside .btn{width:100%;margin-bottom:10px}
.agent-mini{display:flex;gap:12px;align-items:center;margin-bottom:16px}
.agent-mini img{width:64px;height:64px;border-radius:50%;object-fit:cover;object-position:top}

/* forms */
form .row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
label{display:block;font-weight:600;font-size:.94rem;margin:0 0 6px}
input,select,textarea{width:100%;font:inherit;font-size:1rem;padding:11px 12px;border:1px solid #c9cec4;border-radius:8px;background:#fff;color:var(--ink)}
textarea{min-height:130px;resize:vertical}
.field{margin-bottom:16px}
fieldset{border:0;padding:0;margin:0 0 16px}
legend{font-weight:600;font-size:.94rem;margin-bottom:6px}
.checks{display:flex;flex-wrap:wrap;gap:8px 18px}
.checks label{font-weight:normal;display:flex;gap:8px;align-items:center}
.checks input{width:auto}
.form-note{font-size:.88rem;color:var(--muted)}
.panel{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;box-shadow:var(--shadow)}
.contact-list{list-style:none;padding:0;margin:0}
.contact-list li{padding:14px 0;border-bottom:1px solid var(--line)}
.contact-list li:last-child{border:0}
.contact-list b{display:block;font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.calc-out{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-top:8px}
.calc-out div{background:var(--green-soft);border-radius:8px;padding:12px}
.calc-out b{display:block;font-size:1.25rem}
.calc-out span{font-size:.85rem;color:var(--muted)}

/* local list */
.local{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:24px}
.local h3{font-family:var(--sans);font-size:1rem;font-weight:700;text-transform:uppercase;letter-spacing:.08em;color:var(--green-dark)}
.local ul{list-style:none;padding:0;margin:0}
.local li{padding:8px 0;border-bottom:1px solid var(--line);font-size:.96rem}

/* cta band */
.cta{background:var(--ink);color:#fff}
.cta .wrap{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap}
.cta h2{margin:0}
.cta p{color:#cfd6c9;margin:.4em 0 0}

/* footer */
.site-footer{background:#0f120e;color:#cfd6c9;padding:48px 0 28px;font-size:.95rem}
.site-footer a{color:#fff}
.foot{display:grid;grid-template-columns:auto 1fr 1fr 1fr;gap:36px;align-items:start}
.foot img{width:96px;height:96px}
.foot h2{font-family:var(--sans);font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;color:var(--green);margin:0 0 10px}
.foot ul{list-style:none;margin:0;padding:0}
.foot li{margin:0 0 6px}
.legal{border-top:1px solid #2a3027;margin-top:32px;padding-top:18px;font-size:.85rem;color:#98a192}

/* mobile action bar */
.mobile-bar{display:none}

@media (max-width:980px){
  .header-call{display:none}
}
@media (max-width:860px){
  .menu-btn{display:block}
  .nav{position:absolute;left:0;right:0;top:100%;background:#fff;border-bottom:1px solid var(--line);display:none;box-shadow:var(--shadow)}
  .nav.open{display:block}
  .nav ul{flex-direction:column;align-items:stretch;padding:8px 12px 14px}
  .nav a{padding:13px 10px;font-size:1.05rem;border-bottom:1px solid var(--line);border-radius:0}
  .nav a[aria-current=page]{box-shadow:inset 3px 0 0 var(--green)}
  .split,.detail-grid{grid-template-columns:1fr}
  .aside{position:static}
  .foot{grid-template-columns:1fr 1fr}
  form .row{grid-template-columns:1fr}
  .calc-out{grid-template-columns:1fr}
  body{padding-bottom:64px}
  .mobile-bar{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:60;background:#fff;border-top:1px solid var(--line);box-shadow:0 -4px 14px rgba(0,0,0,.08)}
  .mobile-bar a{display:flex;align-items:center;justify-content:center;gap:8px;padding:15px 8px;font-weight:700;text-decoration:none;color:var(--ink)}
  .mobile-bar a:first-child{background:var(--green-dark);color:#fff}
  section{padding:48px 0}
}
@media (max-width:520px){
  body{font-size:16px}
  .brand img{width:46px;height:46px}
  .brand span{font-size:1.12rem}
  .foot{grid-template-columns:1fr}
  .hero .btns .btn{flex:1 1 100%}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}