:root{
  --green-950:#06231A;
  --green-900:#0A3125;
  --green-800:#114736;
  --green-50:#F1F5F2;
  --white:#FFFFFF;
  --gold:#C8A24A;          /* brass — dark backgrounds & fills only */
  --gold-ink:#876B29;      /* accessible brass for small text on light backgrounds */
  --gold-lt:#E3CB92;
  --ink:#15201B;
  --muted:#5C6C63;
  --line:#DCE4DE;
  --pad:clamp(1.15rem,4.5vw,4.5rem);
  --max:78rem;
  color-scheme:light;
  accent-color:#C8A24A;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--white);color:var(--ink);
  font-family:"Jost",system-ui,sans-serif;font-weight:300;
  font-size:clamp(1rem,.96rem + .22vw,1.09rem);line-height:1.7;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block}
h1,h2,h3,h4{font-family:"Fraunces",Georgia,serif;font-weight:400;font-variation-settings:"SOFT" 0,"WONK" 1;margin:0;line-height:1.12;letter-spacing:-.012em}
h1{font-size:clamp(2.15rem,1.35rem + 3.4vw,4.1rem);font-weight:500}
h2{font-size:clamp(1.8rem,1.25rem + 2.2vw,2.9rem)}
h3{font-size:clamp(1.2rem,1.05rem + .55vw,1.5rem);line-height:1.2}
h4{font-size:1.05rem;line-height:1.3}
p{margin:0 0 1.1em}
a{color:inherit}
.wrap{max-width:var(--max);margin:0 auto;padding-inline:var(--pad)}
.eyebrow{font-family:"Jost",sans-serif;font-size:.7rem;font-weight:400;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-ink);margin:0 0 1.1rem}
.sec--green .eyebrow,.hero .eyebrow{color:var(--gold)}
.lede{font-size:clamp(1.05rem,1rem + .4vw,1.28rem);color:var(--muted);max-width:52ch}
.sec{padding-block:clamp(3.5rem,7vw,6.5rem)}
.sec--green{background:var(--green-900);color:var(--white)}
.sec--green .lede{color:#BFD1C6}
.sec--tint{background:var(--green-50)}
.center{text-align:center;margin-inline:auto}
.center .lede{margin-inline:auto}

/* ---------- image slots ---------- */
.shot{position:relative;overflow:hidden;background:linear-gradient(150deg,var(--green-800),var(--green-950));border-radius:2px}
.shot::after{
  content:attr(data-file);position:absolute;inset:auto 0 0 0;padding:.6rem .8rem;
  font-family:"Jost",sans-serif;font-size:.6rem;letter-spacing:.18em;text-transform:uppercase;
  color:rgba(227,203,146,.75);background:rgba(6,35,26,.55);
}
.shot img{width:100%;height:100%;object-fit:cover;position:relative;z-index:1}
.shot img:not([src=""]){}
.shot--wide{aspect-ratio:16/9}
.shot--sq{aspect-ratio:4/5}
.shot--tall{aspect-ratio:3/4}
.shot--card{aspect-ratio:3/2}

/* ---------- header ---------- */
.hdr{position:sticky;top:0;z-index:40;background:var(--green-950);border-bottom:1px solid rgba(200,162,74,.28)}
.hdr__in{display:flex;align-items:center;justify-content:space-between;gap:1rem;padding-block:.85rem}
.logo{display:flex;align-items:center;gap:.7rem;text-decoration:none;color:var(--white)}
.logo__mark{width:34px;height:34px;flex:none}
.logo__txt{font-family:"Fraunces",Georgia,serif;font-size:1.02rem;line-height:1.05;letter-spacing:.01em}
.logo__txt small{display:block;font-family:"Jost",sans-serif;font-size:.55rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);margin-top:.25rem;font-weight:400}
.hdr__nav{display:none;gap:1.8rem}
@media(min-width:64rem){.hdr__nav{display:flex}}
.hdr__nav a{font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;color:#CBDBD1}
.hdr__nav a:hover{color:var(--gold)}

/* ---------- buttons ---------- */
.btn{display:inline-block;font-family:"Jost",sans-serif;font-size:.78rem;font-weight:400;letter-spacing:.18em;text-transform:uppercase;text-decoration:none;cursor:pointer;padding:.95rem 1.7rem;border:1px solid var(--gold);border-radius:1px;transition:background .22s,color .22s,border-color .22s;white-space:nowrap}
.btn--gold{background:var(--gold);color:var(--green-950);font-weight:400}
.btn--gold:hover{background:var(--gold-lt);border-color:var(--gold-lt)}
.btn--outline{background:transparent;color:var(--white)}
.btn--outline:hover{background:rgba(200,162,74,.16)}
.btn--dark{background:var(--green-900);color:var(--white);border-color:var(--green-900)}
.btn--dark:hover{background:var(--green-800);border-color:var(--green-800)}

/* ---------- hero ---------- */
.hero{position:relative;background:var(--green-950);color:var(--white);isolation:isolate}
.hero__bg{position:absolute;inset:0;z-index:0;overflow:hidden;background:linear-gradient(150deg,#0F4432,#06231A 62%)}
.hero__bg img{width:100%;height:100%;object-fit:cover;opacity:.6}
.hero__scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(6,35,26,.96) 0%,rgba(6,35,26,.88) 38%,rgba(6,35,26,.34) 100%),linear-gradient(180deg,rgba(6,35,26,.55),transparent 30%,rgba(6,35,26,.45))}
.hero__in{position:relative;z-index:2;padding-block:clamp(4rem,10vw,8.5rem)}
.hero h1{max-width:19ch}
.hero h1 em{font-style:italic;font-weight:300;color:var(--gold-lt)}
.hero__sub{font-size:clamp(1.05rem,1rem + .45vw,1.3rem);color:#CFDED5;max-width:48ch;margin-top:1.5rem}
.hero__cta{display:flex;gap:.8rem;flex-wrap:wrap;margin-top:2.2rem}
.hero__marks{display:flex;flex-wrap:wrap;gap:.6rem 2rem;margin-top:2.8rem;padding-top:1.6rem;border-top:1px solid rgba(255,255,255,.16);font-size:.76rem;letter-spacing:.14em;text-transform:uppercase;color:#A9C0B3}
.hero__marks span{display:flex;align-items:center;gap:.5rem}
.hero__marks span::before{content:"";width:5px;height:5px;background:var(--gold);border-radius:50%}

/* ---------- stat strip ---------- */
.strip{background:var(--gold);color:var(--green-950)}
.strip__in{display:grid;grid-template-columns:repeat(2,1fr);gap:1.5rem;padding-block:1.6rem}
@media(min-width:52rem){.strip__in{grid-template-columns:repeat(4,1fr)}}
.strip b{display:block;font-family:"Fraunces",Georgia,serif;font-size:1.5rem;font-weight:500;line-height:1}
.strip small{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;opacity:.78}

/* ---------- services ---------- */
.grid3{display:grid;gap:1.5rem;margin-top:3rem}
@media(min-width:56rem){.grid3{grid-template-columns:repeat(3,1fr);gap:2rem}}
.svc{display:flex;flex-direction:column}
.svc__body{padding-top:1.4rem}
.svc h3{margin-bottom:.6rem}
.svc p{color:var(--muted);font-size:.97rem;margin-bottom:.9rem}
.svc ul{margin:0 0 1.2rem;padding:0;list-style:none;font-size:.9rem;color:var(--muted)}
.svc ul li{padding-left:1.1rem;position:relative;margin-bottom:.35rem}
.svc ul li::before{content:"";position:absolute;left:0;top:.62em;width:5px;height:5px;background:var(--gold);border-radius:50%}
.svc a{font-size:.75rem;letter-spacing:.18em;text-transform:uppercase;text-decoration:none;color:var(--green-800);border-bottom:1px solid var(--gold);padding-bottom:.2rem;align-self:flex-start;margin-top:auto}
.svc a:hover{color:var(--gold-ink)}
.svc a:hover{color:var(--gold)}

/* ---------- split ---------- */
.split{display:grid;gap:clamp(2rem,4vw,4rem);align-items:center}
@media(min-width:60rem){.split{grid-template-columns:1fr 1fr}}
.split--flip .split__media{order:-1}
@media(min-width:60rem){.split--flip .split__media{order:2}}

/* ---------- process ---------- */
.steps{list-style:none;margin:3rem 0 0;padding:0;display:grid;gap:0}
.steps li{display:grid;gap:.35rem 2.5rem;padding-block:1.7rem;border-top:1px solid rgba(255,255,255,.16)}
@media(min-width:56rem){.steps li{grid-template-columns:5rem 16rem 1fr;align-items:baseline}}
.steps li:last-child{border-bottom:1px solid rgba(255,255,255,.16)}
.steps__n{font-size:.68rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold)}
.steps__t{font-family:"Fraunces",Georgia,serif;font-size:1.25rem}
.steps__d{margin:0;color:#BFD1C6;font-size:.96rem}

/* ---------- areas ---------- */
.areas{display:grid;gap:2.5rem;margin-top:2.5rem}
@media(min-width:60rem){.areas{grid-template-columns:1.1fr .9fr}}
.chips{display:flex;flex-wrap:wrap;gap:.5rem;margin:0 0 1.6rem;padding:0;list-style:none}
.chips li{border:1px solid var(--line);background:var(--white);color:var(--ink);padding:.45rem .9rem;font-size:.85rem}
.zipbox{border-left:2px solid var(--gold);padding:.2rem 0 .2rem 1.2rem}
.zipbox b{display:block;font-family:"Jost",sans-serif;font-weight:400;font-size:.68rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-ink);margin-bottom:.5rem}
.sec--green .zipbox b{color:var(--gold)}
.zipbox p{margin:0;color:var(--muted);font-size:.94rem}

/* ---------- quotes ---------- */
.quotes{display:grid;gap:1.5rem;margin-top:3rem}
@media(min-width:56rem){.quotes{grid-template-columns:repeat(3,1fr)}}
.quote{border:1px solid var(--line);padding:2rem;background:var(--white)}
.quote p{font-family:"Fraunces",Georgia,serif;font-style:italic;font-weight:300;font-size:1.08rem;line-height:1.45;color:var(--ink)}
.quote footer{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.stars{color:var(--gold);letter-spacing:.15em;font-size:.85rem;margin-bottom:.9rem}

/* ---------- faq ---------- */
.faq{margin-top:2.5rem;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;padding:1.3rem 2.5rem 1.3rem 0;position:relative;font-family:"Fraunces",Georgia,serif;font-size:1.1rem;line-height:1.3}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:.4rem;top:1.15rem;color:var(--gold);font-family:"Jost",sans-serif;font-size:1.4rem;font-weight:200}
.faq details[open] summary::after{content:"\2212"}
.faq .a{padding:0 0 1.5rem;color:var(--muted);font-size:.97rem;max-width:70ch}
.faq .a p:last-child{margin-bottom:0}

/* ---------- form ---------- */
.formwrap{display:grid;gap:clamp(2rem,4vw,4rem)}
@media(min-width:62rem){.formwrap{grid-template-columns:.85fr 1.15fr}}
.form{display:grid;gap:1.2rem}
@media(min-width:44rem){.form{grid-template-columns:1fr 1fr}}
.field{display:grid;gap:.4rem}
.field--wide{grid-column:1/-1}
.field label{font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:#A9C0B3}
.field input,.field select,.field textarea{font-family:inherit;font-size:1rem;font-weight:300;color:var(--white);background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.2);border-radius:1px;padding:.8rem .9rem}
.field select option{background:var(--green-900);color:var(--white)}
.field textarea{resize:vertical;min-height:6rem}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--gold);outline-offset:2px;border-color:transparent}
.form__actions{grid-column:1/-1;display:flex;align-items:center;gap:1.3rem;flex-wrap:wrap;margin-top:.4rem}
.form__note{font-size:.82rem;color:#A9C0B3;margin:0}
.hp{position:absolute;left:-9999px}
.thanks{border:1px solid var(--gold);padding:2rem;margin-top:1rem}
.thanks h3{margin-bottom:.5rem}
.thanks p{margin:0;color:#BFD1C6}
[hidden]{display:none !important}

/* ---------- footer ---------- */
.foot{background:var(--green-950);color:#9FB6A9;padding-block:3.5rem 2.5rem;font-size:.88rem}
.foot__grid{display:grid;gap:2.5rem}
@media(min-width:56rem){.foot__grid{grid-template-columns:1.4fr 1fr 1fr}}
.foot h4{color:var(--white);font-size:.72rem;font-family:"Jost",sans-serif;font-weight:400;letter-spacing:.22em;text-transform:uppercase;margin-bottom:1rem}
.foot ul{list-style:none;margin:0;padding:0}
.foot li{margin-bottom:.5rem}
.foot a{color:#9FB6A9;text-decoration:none}
.foot a:hover{color:var(--gold)}
.foot__bar{border-top:1px solid rgba(255,255,255,.12);margin-top:2.5rem;padding-top:1.5rem;font-size:.78rem;display:flex;justify-content:space-between;gap:1rem;flex-wrap:wrap}
.seoline{color:#7E958A;font-size:.8rem;line-height:1.7;margin-top:1rem}

/* ---------- motion / a11y ---------- */
.rise{opacity:0;transform:translateY(16px);transition:opacity .6s cubic-bezier(.22,.61,.36,1),transform .6s cubic-bezier(.22,.61,.36,1)}
.rise.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){.rise{opacity:1;transform:none;transition:none}*{animation-duration:.001ms !important;transition-duration:.001ms !important}}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.skip{position:absolute;left:-9999px}
.skip:focus{left:1rem;top:1rem;z-index:99;background:var(--gold);color:var(--green-950);padding:.7rem 1rem}
/* ---------- neighbourhood chip links ---------- */
.chips li a{text-decoration:none;color:var(--green-800);border-bottom:1px solid var(--gold);padding-bottom:1px}
.chips li a:hover{color:var(--gold-ink)}
.chips li:has(a){border-color:var(--gold)}
.crumb{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:#A9C0B3;margin:0 0 1rem}
.crumb a{color:var(--gold-lt);text-decoration:none}
.crumb a:hover{text-decoration:underline}
.notes{list-style:none;margin:2.5rem 0 0;padding:0;display:grid;gap:1px;background:var(--line);border-block:1px solid var(--line)}
@media(min-width:56rem){.notes{grid-template-columns:repeat(2,1fr)}}
.notes li{background:var(--white);padding:1.8rem}
.notes h3{font-size:1.15rem;margin-bottom:.5rem}
.notes p{margin:0;color:var(--muted);font-size:.95rem}

/* ---------- header phone ---------- */
.hdr__cta{display:flex;align-items:center;gap:1.1rem}
.hdr__tel{display:none;font-size:.85rem;letter-spacing:.06em;text-decoration:none;color:var(--white);white-space:nowrap}
.hdr__tel:hover{color:var(--gold)}
@media(min-width:48rem){.hdr__tel{display:inline}}

/* ---------- neighbourhood hub ---------- */
.hood{display:grid;gap:1px;background:var(--line);border:1px solid var(--line);margin-top:2.5rem}
@media(min-width:40rem){.hood{grid-template-columns:repeat(2,1fr)}}
@media(min-width:64rem){.hood{grid-template-columns:repeat(3,1fr)}}
.hood__a{display:block;background:var(--white);padding:1.35rem 1.5rem;text-decoration:none;color:var(--ink);transition:background .2s}
.hood__a b{display:block;font-family:"Fraunces",Georgia,serif;font-weight:400;font-size:1.12rem;line-height:1.2;margin-bottom:.3rem}
.hood__a span{font-size:.82rem;color:var(--muted)}
a.hood__a{border-left:2px solid var(--gold)}
a.hood__a:hover{background:var(--green-50)}
a.hood__a b::after{content:" \2192";color:var(--gold);font-family:"Jost",sans-serif}
.hood__a.is-soon{color:var(--muted);border-left:2px solid var(--line)}
.hood__a.is-soon b{color:var(--ink)}

/* ---------- light components reused inside dark green sections ---------- */
.sec--green .chips li{background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.22);color:var(--white)}
.sec--green .chips li a{color:var(--gold-lt)}
.sec--green .zipbox p{color:#BFD1C6}
.sec--green .zipbox{border-left-color:var(--gold)}
.sec--green .hood__a{background:rgba(255,255,255,.05);color:var(--white)}
.sec--green .hood__a span{color:#A9C0B3}
.sec--green .hood{background:rgba(255,255,255,.16);border-color:rgba(255,255,255,.16)}

/* ---------- post cards / grid ---------- */
.pgrid{display:grid;gap:1.75rem;margin-top:2.5rem}
@media(min-width:44rem){.pgrid{grid-template-columns:repeat(2,1fr)}}
@media(min-width:70rem){.pgrid{grid-template-columns:repeat(3,1fr)}}
.pcard{display:block;text-decoration:none;color:inherit;border:1px solid var(--line);background:var(--white);transition:border-color .2s,transform .2s}
.pcard:hover{border-color:var(--gold);transform:translateY(-2px)}
.pcard__b{padding:1.4rem 1.5rem 1.7rem}
.pcard__m{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-ink);margin:0 0 .7rem}
.pcard h3{font-size:1.18rem;line-height:1.25;margin-bottom:.6rem}
.pcard__b p:last-child{margin:0;color:var(--muted);font-size:.93rem}
.sec--tint .pcard{background:var(--white)}

/* ---------- blog post ---------- */
.post__hero{background:var(--green-950);color:var(--white);padding-block:clamp(3rem,7vw,5.5rem) clamp(2.5rem,5vw,4rem)}
.post__h1{max-width:20ch;font-size:clamp(2rem,1.3rem + 3vw,3.6rem)}
.post__hero .hero__sub{margin-top:1.4rem}
.post__img{margin-top:clamp(-2rem,-3vw,-3rem);position:relative;z-index:2;max-width:62rem}
.post{max-width:44rem;margin-inline:auto;padding-block:clamp(2.5rem,5vw,4rem)}
.post h2{font-size:clamp(1.45rem,1.2rem + 1.1vw,1.95rem);margin:2.6rem 0 1rem}
.post h2:first-child{margin-top:0}
.post p{font-size:clamp(1.02rem,.98rem + .22vw,1.12rem);line-height:1.75}
.post strong{font-weight:400;color:var(--green-900)}
.post__cta{margin-top:2.8rem}
.post__rel{margin-top:2rem;padding-top:1.5rem;border-top:1px solid var(--line);font-size:.93rem;color:var(--muted)}
.post__rel a{color:var(--green-800)}
/* long sentence CTAs must wrap — .btn is nowrap by default */
.post__cta .btn{white-space:normal;max-width:100%;line-height:1.4;text-align:center}