:root{
  --green:#1f5f5b; --green-dark:#164744; --green-light:#e6f0ee;
  --amber:#d9893b; --amber-dark:#b86e25;
  --cream:#fbf7f1; --sand:#f3ebdf;
  --ink:#1e2a2a; --muted:#53605f; --line:#e2dbd0; --white:#fff;
  --radius:14px; --shadow:0 6px 24px rgba(30,42,42,.08);
  --font:system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --serif:Georgia,"Times New Roman",serif;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:76px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
body{margin:0;font-family:var(--font);font-size:17px;line-height:1.6;color:var(--ink);background:var(--cream)}
img,svg{max-width:100%}
a{color:var(--green)}
a:hover{color:var(--green-dark)}
:focus-visible{outline:3px solid var(--amber);outline-offset:2px;border-radius:4px}
h1,h2,h3{line-height:1.2;margin:0 0 .5em;color:var(--ink)}
h1,h2{font-family:var(--serif);font-weight:700}
h1{font-size:clamp(2rem,6vw,3.4rem);letter-spacing:-.01em}
h2{font-size:clamp(1.6rem,4vw,2.3rem)}
h3{font-size:1.15rem}
p{margin:0 0 1em}
.container{width:100%;max-width:1120px;margin:0 auto;padding:0 20px}
.narrow{max-width:760px}
.center{text-align:center}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip-link{position:absolute;left:-999px;top:8px;background:var(--green);color:#fff;padding:8px 14px;border-radius:8px;z-index:100}
.skip-link:focus{left:8px}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(251,247,241,.96);backdrop-filter:saturate(1.2) blur(6px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;min-height:64px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--ink)}
.brand-mark{display:grid;place-items:center;width:36px;height:36px;border-radius:9px;background:var(--green);color:var(--cream);font-family:var(--serif);font-weight:700;font-size:1.2rem}
.brand-text{font-weight:700;font-size:1.05rem;line-height:1.1}
.brand-text span{display:block;font-weight:500;font-size:.78rem;color:var(--muted);letter-spacing:.04em;text-transform:uppercase}
.nav-toggle{display:inline-flex;align-items:center;justify-content:center;width:44px;height:44px;border:1px solid var(--line);background:var(--white);border-radius:10px;cursor:pointer}
.nav-toggle .bar,.nav-toggle .bar::before,.nav-toggle .bar::after{display:block;width:20px;height:2px;background:var(--ink);position:relative;content:"";transition:.2s}
.nav-toggle .bar::before{position:absolute;top:-6px}
.nav-toggle .bar::after{position:absolute;top:6px}
.nav-toggle[aria-expanded="true"] .bar{background:transparent}
.nav-toggle[aria-expanded="true"] .bar::before{top:0;transform:rotate(45deg)}
.nav-toggle[aria-expanded="true"] .bar::after{top:0;transform:rotate(-45deg)}
.site-nav{display:none;position:absolute;top:64px;left:0;right:0;background:var(--cream);border-bottom:1px solid var(--line);box-shadow:var(--shadow)}
.site-nav.open{display:block}
.site-nav ul{list-style:none;margin:0;padding:8px 20px 16px}
.site-nav a{display:block;padding:12px 4px;text-decoration:none;color:var(--ink);font-weight:500;border-bottom:1px solid var(--line)}
.site-nav a:hover{color:var(--green)}
.site-nav .nav-cta{border:0;margin-top:10px;text-align:center;background:var(--green);color:#fff;border-radius:10px}
.site-nav .nav-cta:hover{background:var(--green-dark);color:#fff}
@media (min-width:900px){
  .nav-toggle{display:none}
  .site-nav{display:block;position:static;background:none;border:0;box-shadow:none}
  .site-nav ul{display:flex;align-items:center;gap:4px;padding:0}
  .site-nav a{border:0;padding:8px 12px;font-size:.95rem}
  .site-nav .nav-cta{margin:0 0 0 8px;padding:8px 16px}
}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:12px 22px;border-radius:999px;font-weight:600;font-size:1rem;text-decoration:none;border:2px solid transparent;cursor:pointer;font-family:inherit;transition:background .15s,color .15s,border-color .15s}
.btn-primary{background:var(--amber);color:#1e1a14}
.btn-primary:hover{background:var(--amber-dark);color:#fff}
.btn-secondary{background:transparent;color:var(--cream);border-color:rgba(251,247,241,.7)}
.btn-secondary:hover{background:var(--cream);color:var(--green-dark)}

/* Hero */
.hero{background:radial-gradient(1200px 500px at 85% -10%,rgba(217,137,59,.28),transparent 60%),linear-gradient(160deg,var(--green) 0%,var(--green-dark) 100%);color:var(--cream);padding:72px 0 84px}
.hero h1{color:#fff;max-width:18ch}
.hero .lead{font-size:1.15rem;max-width:58ch;color:#e9f1ef}
.hero .eyebrow{color:#f2c08f}
.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}
@media (min-width:900px){.hero{padding:120px 0 128px}}

/* Sections */
.section{padding:64px 0}
@media (min-width:900px){.section{padding:96px 0}}
.section-tint{background:var(--sand)}
.eyebrow{text-transform:uppercase;letter-spacing:.12em;font-size:.8rem;font-weight:700;color:var(--amber-dark);margin-bottom:.6em}
.section-intro{color:var(--muted);max-width:62ch;font-size:1.08rem;margin-bottom:2em}
.grid{display:grid;gap:20px}
@media (min-width:640px){.cards{grid-template-columns:repeat(2,1fr)}}
@media (min-width:960px){.cards,.three{grid-template-columns:repeat(3,1fr)}}
.card{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:24px;box-shadow:var(--shadow)}
.card p{color:var(--muted);margin-bottom:.6em}
.icon{width:48px;height:48px;border-radius:12px;background:var(--green-light);display:grid;place-items:center;margin-bottom:14px}
.icon svg{width:26px;height:26px;fill:none;stroke:var(--green);stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.text-link{font-weight:600;color:var(--green);text-decoration:none}
.text-link::after{content:" \2192"}
.note{margin-top:24px;color:var(--muted)}

/* Steps */
.steps{list-style:none;counter-reset:step;margin:0;padding:0;display:grid;gap:16px}
@media (min-width:760px){.steps{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1000px){.steps{grid-template-columns:repeat(3,1fr)}}
.steps li{counter-increment:step;position:relative;background:var(--white);border-radius:var(--radius);padding:24px 24px 20px 76px;border:1px solid var(--line)}
.steps li::before{content:counter(step);position:absolute;left:22px;top:22px;width:38px;height:38px;border-radius:50%;background:var(--green);color:#fff;display:grid;place-items:center;font-weight:700}
.steps p{color:var(--muted);margin:0}

/* Split / owners */
.split{display:grid;gap:36px;align-items:start}
@media (min-width:900px){.split{grid-template-columns:1.2fr 1fr;gap:56px}}
.checklist{list-style:none;padding:0;margin:20px 0 0}
.checklist li{position:relative;padding-left:34px;margin-bottom:12px}
.checklist li::before{content:"";position:absolute;left:0;top:3px;width:22px;height:22px;border-radius:50%;background:var(--green-light) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231f5f5b' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 12l4 4 8-8'/%3E%3C/svg%3E") center/14px no-repeat}
.cta-panel{background:var(--green);color:var(--cream);border-radius:var(--radius);padding:32px;box-shadow:var(--shadow)}
.cta-panel h3{color:#fff;font-family:var(--serif);font-size:1.5rem}
.cta-panel p{color:#e9f1ef}

/* Contact */
.contact-email{display:flex;flex-direction:column;gap:2px;margin-top:20px}
.contact-email span{font-size:.8rem;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);font-weight:700}
.contact-email a{font-size:1.25rem;font-weight:600}
.contact-form{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:24px;box-shadow:var(--shadow)}
.field{margin-bottom:16px}
.field label{display:block;font-weight:600;margin-bottom:6px;font-size:.95rem}
.field label span{color:var(--amber-dark)}
.field input,.field textarea{width:100%;font:inherit;font-size:1rem;padding:12px 14px;border:1px solid #cfc6b8;border-radius:10px;background:var(--cream);color:var(--ink)}
.field input:focus,.field textarea:focus{outline:none;border-color:var(--green);box-shadow:0 0 0 3px rgba(31,95,91,.2);background:#fff}
.field input[aria-invalid="true"],.field textarea[aria-invalid="true"]{border-color:#b3261e}
.form-status{color:#b3261e;font-weight:600;min-height:1em;margin:0 0 10px}
.form-help{font-size:.88rem;color:var(--muted);margin:12px 0 0}
.contact-form .btn{width:100%}
@media (min-width:640px){.contact-form .btn{width:auto}}

/* Footer */
.site-footer{background:#152f2d;color:#cfdcd9;padding:48px 0 24px;font-size:.95rem}
.site-footer a{color:#f2c08f}
.footer-inner{display:grid;gap:28px}
@media (min-width:800px){.footer-inner{grid-template-columns:1fr 1fr;align-items:start}}
.footer-brand{font-family:var(--serif);font-size:1.25rem;color:#fff;font-weight:700;margin-bottom:.3em}
.footer-inner p{margin:0 0 .4em}
.eho{display:flex;gap:14px;align-items:flex-start}
.eho svg{flex:0 0 40px;width:40px;height:40px;fill:none;stroke:#cfdcd9;stroke-width:1.6;stroke-linejoin:round}
.footer-bottom{border-top:1px solid rgba(255,255,255,.12);margin-top:32px;padding-top:18px;font-size:.88rem}
.footer-bottom p{margin:0}
.brand-logo{display:block;height:40px;width:auto}
.portal-line{margin:18px 0 0;font-size:.95rem}
.cta-panel .portal-line a{color:#f2c08f}
.rentals-head{display:flex;flex-wrap:wrap;gap:16px 32px;align-items:flex-end;justify-content:space-between;margin-bottom:24px}
.rentals-head .section-intro{margin-bottom:0}
.listings-embed{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);min-height:420px}
.listings-embed iframe{display:block;width:100%;height:1200px;border:0}
.contact-email+.contact-email{margin-top:12px}
address{font-style:normal}
.contact-email address{font-size:1.1rem;font-weight:600;line-height:1.4}
.footer-inner address{margin:0 0 .4em}
.header-phone{margin-left:auto;margin-right:12px;font-weight:700;text-decoration:none;color:var(--green);white-space:nowrap;font-size:.95rem}
@media (min-width:900px){.header-phone{order:3;margin:0 0 0 12px}.site-nav{margin-left:auto}}
@media (min-width:900px) and (max-width:1060px){.site-nav a{padding:8px 8px;font-size:.9rem}}
.service-area{margin:-1.2em 0 2em;color:var(--green-dark);font-size:.98rem}