:root{--ink:#14211c;--forest:#1f3b30;--sage:#7f9a86;--moss:#dfe7dc;--stone:#f5f1ea;--brass:#b8894a;--brass2:#d7ad6b;--line:rgba(20,33,28,.12);--mut:#56645e;--r:18px;--sh:0 30px 60px -32px rgba(20,33,28,.5)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Inter,system-ui,-apple-system,Segoe UI,Roboto,sans-serif;color:var(--ink);background:var(--stone);line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;height:auto;display:block}a{color:inherit}
.wrap{width:min(1240px,92vw);margin:0 auto}
.serif,h1,h2,h3.serif{font-family:Fraunces,Georgia,serif;font-weight:500;letter-spacing:-.02em}
h1,h2,h3{margin:0;line-height:1.08}
.demo-bar{background:var(--ink);color:#cbd6cf;font-size:.78rem;text-align:center;padding:.45rem 1rem}.demo-bar b{color:var(--brass2)}
header.nav{position:sticky;top:0;z-index:40;background:rgba(245,241,234,.85);backdrop-filter:blur(14px) saturate(1.3);border-bottom:1px solid var(--line)}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;height:70px;gap:1rem}
.logo{display:flex;align-items:center;gap:.6rem;text-decoration:none;font-family:Fraunces,Georgia,serif;font-size:1.3rem;letter-spacing:-.01em}
.logo svg{flex:none}.logo small{display:block;font-family:Inter,sans-serif;font-size:.62rem;letter-spacing:.22em;text-transform:uppercase;color:var(--mut);margin-top:-2px}
.nav ul{display:none;list-style:none;margin:0;padding:0;gap:1.7rem;font-size:.93rem;font-weight:500}.nav ul a{text-decoration:none;opacity:.78}.nav ul a:hover,.nav ul a[aria-current]{opacity:1;color:var(--forest)}
@media(min-width:1000px){.nav ul{display:flex}}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;border:0;cursor:pointer;font:inherit;font-weight:600;border-radius:999px;padding:.85rem 1.45rem;text-decoration:none;transition:transform .2s,background .2s,box-shadow .2s}
.btn-p{background:var(--forest);color:#fff;box-shadow:0 14px 26px -14px var(--forest)}.btn-p:hover{background:var(--ink);transform:translateY(-2px)}
.btn-b{background:var(--brass);color:#fff}.btn-b:hover{background:#a3763a;transform:translateY(-2px)}
.btn-o{border:1.5px solid currentColor;background:transparent}.btn-sm{padding:.6rem 1.05rem;font-size:.88rem}
.eyebrow{font-size:.76rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--brass)}
/* hero */
.hero{position:relative;min-height:min(88vh,860px);display:flex;align-items:flex-end;color:#fff;background:var(--ink);overflow:hidden}
.hero picture img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 60%;animation:kb 20s ease-out forwards;transform:scale(1.07)}
@keyframes kb{to{transform:scale(1)}}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,33,28,.15) 20%,rgba(20,33,28,.85))}
.hero .wrap{position:relative;z-index:2;padding:7rem 0 2.5rem}
.hero h1{font-size:clamp(2.6rem,7.2vw,5.6rem);max-width:15ch}.hero h1 i{color:var(--brass2)}
.hero p.lead{font-size:clamp(1rem,2vw,1.2rem);max-width:36rem;opacity:.9;margin:1rem 0 2rem}
/* search */
.search{background:#fff;color:var(--ink);border-radius:22px;padding:.6rem;box-shadow:0 40px 80px -30px rgba(0,0,0,.6);max-width:980px}
.tabs{display:flex;gap:.3rem;padding:.3rem .3rem .6rem}.tabs button{border:0;background:transparent;font:inherit;font-weight:600;padding:.5rem 1.1rem;border-radius:999px;cursor:pointer;color:var(--mut)}
.tabs button[aria-selected=true]{background:var(--moss);color:var(--forest)}
.sfields{display:grid;gap:.5rem;grid-template-columns:1fr 1fr}
.sfields label{display:block;background:var(--stone);border-radius:14px;padding:.55rem .9rem;font-size:.7rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--mut)}
.sfields select,.sfields input{display:block;width:100%;border:0;background:transparent;font:inherit;font-size:1rem;font-weight:500;color:var(--ink);padding:.15rem 0;text-transform:none;letter-spacing:0}
.sfields .go{grid-column:1/-1}
@media(min-width:860px){.sfields{grid-template-columns:1.4fr 1fr 1fr 1fr auto}.sfields .go{grid-column:auto}}
/* sections */
section{padding:clamp(3.5rem,8vw,6.5rem) 0}
.sh{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:1rem;margin-bottom:2.2rem}
.sh h2{font-size:clamp(2rem,4.6vw,3.3rem);max-width:18ch}.sh p{color:var(--mut);max-width:34rem;margin:.6rem 0 0}
.grid{display:grid;gap:1.3rem}@media(min-width:720px){.g2{grid-template-columns:1fr 1fr}.g3{grid-template-columns:repeat(2,1fr)}}@media(min-width:1040px){.g3{grid-template-columns:repeat(3,1fr)}}
.card{background:#fff;border-radius:var(--r);overflow:hidden;box-shadow:0 1px 0 var(--line),var(--sh);text-decoration:none;display:flex;flex-direction:column;transition:transform .35s cubic-bezier(.2,.7,.2,1)}
.card:hover{transform:translateY(-4px)}
.card .ph{position:relative;aspect-ratio:4/3;overflow:hidden}.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform .9s cubic-bezier(.2,.7,.2,1)}.card:hover .ph img{transform:scale(1.06)}
.badge{position:absolute;top:.8rem;left:.8rem;background:rgba(255,255,255,.94);color:var(--ink);font-size:.68rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;border-radius:999px;padding:.3rem .65rem}
.badge.ex{left:auto;right:.8rem;background:var(--brass);color:#fff}
.card .bd{padding:1.1rem 1.2rem 1.3rem}.price{font-family:Fraunces,Georgia,serif;font-size:1.55rem}.price small{font-family:Inter;font-size:.8rem;color:var(--mut)}
.card h3{font-family:Inter;font-weight:600;font-size:1rem;margin:.25rem 0}.meta{display:flex;gap:1rem;color:var(--mut);font-size:.88rem;margin-top:.5rem}
.note{font-size:.8rem;color:var(--mut);background:#fff;border:1px dashed var(--line);border-radius:12px;padding:.7rem 1rem;margin-bottom:1.4rem}
/* services */
.svc{display:grid;gap:1.3rem}@media(min-width:900px){.svc{grid-template-columns:repeat(3,1fr)}}
.svc a{position:relative;border-radius:var(--r);overflow:hidden;min-height:420px;display:flex;align-items:flex-end;color:#fff;text-decoration:none;isolation:isolate}
.svc img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform 1s}.svc a:hover img{transform:scale(1.05)}
.svc a:after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,transparent 30%,rgba(20,33,28,.92))}
.svc .in{padding:1.6rem}.svc h3{font-size:1.9rem;font-family:Fraunces,Georgia,serif;font-weight:500}.svc p{opacity:.85;margin:.4rem 0 1rem;font-size:.95rem}
.svc .lnk{font-weight:600;border-bottom:1px solid var(--brass2);padding-bottom:2px}
/* valuation band */
.band{background:var(--forest);color:#eef2ee;border-radius:28px;overflow:hidden;display:grid}@media(min-width:900px){.band{grid-template-columns:1fr 1fr}}
.band .in{padding:clamp(2rem,5vw,4rem)}.band h2{font-size:clamp(2rem,4.4vw,3.2rem)}.band img{width:100%;height:100%;object-fit:cover;min-height:300px}
/* areas */
.areas{display:flex;flex-wrap:wrap;gap:.7rem}.areas span{padding:.7rem 1.2rem;border:1px solid var(--line);border-radius:999px;background:#fff;font-weight:500}
/* reviews */
.revs{display:grid;gap:1.2rem}@media(min-width:900px){.revs{grid-template-columns:repeat(3,1fr)}}
.rev{background:#fff;border-radius:var(--r);padding:1.6rem;border:1px solid var(--line)}.rev blockquote{margin:0;font-family:Fraunces,Georgia,serif;font-size:1.12rem;line-height:1.45}
.rev cite{display:block;margin-top:1rem;font-style:normal;font-size:.85rem;color:var(--mut)}.rev cite b{color:var(--ink)}
/* forms */
.panel{background:#fff;border-radius:24px;padding:clamp(1.4rem,4vw,2.6rem);box-shadow:var(--sh)}
.f{display:grid;gap:1rem}.f2{display:grid;gap:1rem}@media(min-width:640px){.f2{grid-template-columns:1fr 1fr}}
.f label{font-size:.82rem;font-weight:600;display:block;margin-bottom:.35rem}
.f input,.f select,.f textarea{width:100%;font:inherit;padding:.8rem .95rem;border:1.5px solid var(--line);border-radius:12px;background:#fff;color:var(--ink)}
.f input:focus,.f select:focus,.f textarea:focus{outline:0;border-color:var(--forest);box-shadow:0 0 0 4px rgba(31,59,48,.12)}
.opts{display:flex;flex-wrap:wrap;gap:.5rem}.opts label{margin:0}.opts input{position:absolute;opacity:0;pointer-events:none}
.opts span{display:inline-block;padding:.6rem 1rem;border:1.5px solid var(--line);border-radius:999px;font-weight:500;cursor:pointer;transition:.2s}
.opts input:checked+span{background:var(--forest);border-color:var(--forest);color:#fff}.opts input:focus-visible+span{outline:3px solid var(--brass2)}
.prog{height:6px;background:var(--moss);border-radius:9px;overflow:hidden;margin-bottom:1.4rem}.prog i{display:block;height:100%;background:var(--brass);width:25%;transition:width .4s}
.step[hidden]{display:none}
.ok{text-align:center;padding:1.5rem 0}.ok .tick{width:72px;height:72px;border-radius:50%;background:var(--moss);display:grid;place-items:center;margin:0 auto 1rem;font-size:2rem;color:var(--forest)}
.alert{background:#fff2ef;border:1px solid #f0c3b8;color:#7a2b18;border-radius:12px;padding:.9rem 1rem;font-size:.92rem}
.drop{border:2px dashed var(--line);border-radius:16px;padding:1.6rem;text-align:center;cursor:pointer;background:var(--stone);transition:.2s}.drop.on{border-color:var(--forest);background:var(--moss)}
.thumbs{display:grid;grid-template-columns:repeat(auto-fill,minmax(84px,1fr));gap:.6rem;margin-top:.8rem}.thumbs img{aspect-ratio:1;object-fit:cover;border-radius:10px}
/* page hero */
.phero{position:relative;color:#fff;background:var(--ink);overflow:hidden}.phero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.55}
.phero .wrap{position:relative;padding:clamp(5rem,12vw,8rem) 0 clamp(2.5rem,6vw,4rem)}.phero h1{font-size:clamp(2.4rem,6vw,4.4rem);max-width:16ch}.phero p{max-width:36rem;opacity:.9;font-size:1.1rem}
.list{display:grid;gap:.7rem}@media(min-width:700px){.list{grid-template-columns:1fr 1fr}}
.list div{background:#fff;border:1px solid var(--line);border-radius:14px;padding:1rem 1.1rem;font-weight:500;display:flex;gap:.7rem;align-items:center}
.list div:before{content:"";flex:none;width:10px;height:10px;border-radius:50%;background:var(--brass)}
.split{display:grid;gap:2.5rem}@media(min-width:960px){.split{grid-template-columns:1fr 1fr;align-items:start}}.split>*{min-width:0}
.filters{display:flex;flex-wrap:wrap;gap:.6rem;margin-bottom:1.4rem}.filters select{font:inherit;padding:.6rem .9rem;border:1.5px solid var(--line);border-radius:999px;background:#fff}
/* footer */
footer{background:var(--ink);color:#aab8b0;padding:4rem 0 2rem;font-size:.92rem}footer .cols{display:grid;gap:2rem}@media(min-width:860px){footer .cols{grid-template-columns:1.3fr 1fr 1fr 1fr}}
footer h4{color:#fff;font-weight:600;margin:0 0 .8rem}footer ul{list-style:none;margin:0;padding:0;display:grid;gap:.4rem}footer a{text-decoration:none}footer a:hover{color:#fff}
.legal{border-top:1px solid rgba(255,255,255,.12);margin-top:2.5rem;padding-top:1.3rem;font-size:.8rem}.concept{color:var(--brass2);font-weight:600}
.rv{opacity:0;transform:translateY(26px);transition:opacity .9s cubic-bezier(.2,.7,.2,1),transform .9s cubic-bezier(.2,.7,.2,1)}.rv.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}.rv{opacity:1;transform:none}}
:focus-visible{outline:3px solid var(--brass2);outline-offset:2px}
.sticky-cta{position:fixed;left:0;right:0;bottom:0;z-index:50;background:var(--ink);padding:.6rem;display:flex;gap:.5rem}.sticky-cta a{flex:1;padding:.7rem}
@media(min-width:900px){.sticky-cta{display:none}}
@media(max-width:899px){body{padding-bottom:64px}}
.hero:after{background:linear-gradient(90deg,rgba(20,33,28,.82) 0%,rgba(20,33,28,.55) 45%,rgba(20,33,28,.1) 80%),linear-gradient(180deg,rgba(20,33,28,.1) 30%,rgba(20,33,28,.75))}
.svc a:after{background:linear-gradient(180deg,rgba(20,33,28,.05) 15%,rgba(20,33,28,.6) 50%,rgba(20,33,28,.96))}
.svc .eyebrow{display:block;margin-bottom:.35rem}
.rev{margin:0}
@media(max-width:700px){.hero .wrap{padding-top:4rem}.hero:after{background:linear-gradient(180deg,rgba(20,33,28,.45),rgba(20,33,28,.9) 60%)}}
/* ===== Dynamic backgrounds (v2) ===== */
.fx{position:absolute;pointer-events:none;will-change:transform;contain:strict}
.fx-blob{border-radius:50%;width:var(--s,60vmax);height:var(--s,60vmax);opacity:var(--o,.5);animation:drift var(--d,30s) ease-in-out infinite alternate}
.fx-blob.sg{background:radial-gradient(closest-side,rgba(127,154,134,.55),rgba(127,154,134,0))}
.fx-blob.br{background:radial-gradient(closest-side,rgba(215,173,107,.42),rgba(215,173,107,0))}
@keyframes drift{0%{transform:translate3d(0,0,0) scale(1)}50%{transform:translate3d(var(--x1,8vw),var(--y1,-6vh),0) scale(1.1)}100%{transform:translate3d(var(--x2,-6vw),var(--y2,5vh),0) scale(.95)}}
.fx-sun{inset:-30% auto -30% 0;width:50%;background:linear-gradient(105deg,transparent,rgba(255,214,150,.10) 42%,rgba(255,232,190,.16) 50%,rgba(255,214,150,.10) 58%,transparent);animation:sun 20s cubic-bezier(.45,0,.2,1) infinite}
@keyframes sun{0%,50%{transform:translate3d(-130%,0,0) skewX(-14deg)}100%{transform:translate3d(320%,0,0) skewX(-14deg)}}
.hero picture img{animation:kb2 36s ease-in-out infinite alternate}
@keyframes kb2{0%{transform:scale(1.03) translate3d(0,0,0)}100%{transform:scale(1.12) translate3d(1.8%,-1.6%,0)}}
@supports (animation-timeline:view()){.hero picture{position:absolute;inset:0;animation:plx linear both;animation-timeline:view();animation-range:exit 0% exit 100%}@keyframes plx{to{transform:translate3d(0,18%,0)}}}
.phero img{animation:kb2 34s ease-in-out infinite alternate}
.band{position:relative;isolation:isolate}.band>*{position:relative;z-index:1}.band>.fx{z-index:0;position:absolute}
footer{position:relative;overflow:hidden;isolation:isolate}footer>.wrap{position:relative;z-index:1}
.fx-page{position:fixed;inset:0;z-index:-1;pointer-events:none;background:radial-gradient(70% 55% at 90% 15%,rgba(223,231,220,.95),transparent 70%),radial-gradient(60% 50% at 5% 95%,rgba(215,173,107,.14),transparent 70%);opacity:0}
@supports (animation-timeline:scroll()){.fx-page{animation:tint linear both;animation-timeline:scroll(root)}}
@keyframes tint{to{opacity:1}}
body{position:relative;z-index:0}
.fx-off .fx,.fx-off picture img,.fx-off>img{animation-play-state:paused!important}
@media(prefers-reduced-motion:reduce){.fx,.fx-page{display:none!important}.hero picture,.hero picture img,.phero img{animation:none!important;transform:none!important}}