html{-webkit-text-size-adjust:100%}
body{margin:0}
img{max-width:100%}
[hidden]{display:none!important}
html{scroll-behavior:smooth}
/* Layout: editorial single-theme (cream + forest green). Full-bleed photo hero, three path cards overlapping it, alternating cream / green bands, forms on white cards. */
:root{
  --cream:#f5f0e6; --sand:#e9e6d8; --paper:#ffffff;
  --forest:#293d33; --forest-2:#1f2f27; --ink:#293d33; --muted:#5f6d64; --line:#d8d2c2;
  --on-forest:#f5f0e6; --on-forest-muted:#c3cbbf;
  --good:#3d7a52; --warn:#9a6a14; --hot:#a8432f;
  --serif:"Libre Caslon Display", Georgia, "Times New Roman", serif;
  --sans:"DM Sans", Arial, Helvetica, sans-serif;
  color-scheme:light;
}
*{box-sizing:border-box}
body{background:var(--cream);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.6}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.05;text-wrap:balance;margin:0}
p{margin:0}
a{color:inherit}
.wrap{max-width:1180px;margin:0 auto;padding-left:max(20px,env(safe-area-inset-left,0px));padding-right:max(20px,env(safe-area-inset-right,0px))}
button,input,select,textarea{font:inherit;color:inherit}
:focus-visible{outline:2px solid var(--forest);outline-offset:3px}
.eyebrow{font-size:11.5px;font-weight:600;letter-spacing:.18em;text-transform:uppercase}
.ph{background:#f1e2b8;color:var(--ink);padding:0 4px;border-radius:2px}
.arrow::after{content:" \2197"}

/* header */
.bar{position:sticky;top:env(safe-area-inset-top,0px);z-index:6;background:var(--cream);border-bottom:1px solid var(--line)}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:10;background:var(--cream)}
.bar .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:14px;flex-wrap:wrap}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1.15}
.brand .vrs{font-weight:700;font-size:20px;letter-spacing:.06em}
.brand .nm{font-weight:600;font-size:12px;letter-spacing:.16em;margin-top:3px}
.brand .who{font-size:9.5px;letter-spacing:.2em;color:var(--muted);margin-top:2px}
.links{display:flex;gap:22px;align-items:center;flex-wrap:wrap}
.links a.l{text-decoration:none;font-size:14px}
.links a.l:hover{text-decoration:underline;text-underline-offset:4px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:6px;border:1px solid var(--forest);background:var(--forest);color:var(--on-forest);padding:12px 22px;font-weight:600;font-size:14px;cursor:pointer;text-decoration:none;border-radius:0}
.btn.cream{background:var(--cream);color:var(--forest);border-color:var(--cream)}
.btn.outline{background:transparent;color:var(--on-forest);border-color:var(--on-forest)}
.btn.ghost{background:transparent;color:var(--forest)}
.btn.sm{padding:9px 16px;font-size:13px}
.switch{display:flex;border:1px solid var(--line)}
.switch a{text-decoration:none;font-size:12px;padding:6px 10px;color:var(--muted)}
.switch a[aria-current="page"]{background:var(--forest);color:var(--on-forest)}
@media (max-width:980px){.links a.l{display:none}}

/* photo slots (swap for real photos) */
.photo{position:relative;background:
  radial-gradient(120% 70% at 70% 10%, #e7c48a 0%, rgba(231,196,138,0) 55%),
  linear-gradient(180deg,#8a9a7f 0%,#55684f 48%,#3d5a35 49%,#2f4a2a 100%);overflow:hidden}
.photo svg.house{position:absolute;left:50%;bottom:22%;transform:translateX(-50%);width:min(70%,560px);height:auto;color:rgba(245,240,230,.9)}
.photo > img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;max-width:none}
.pic{position:relative;overflow:hidden;max-width:100%}
.pic img{display:block;width:100%;height:100%;object-fit:cover}
.pic figcaption,.photo .illus{position:absolute;right:10px;bottom:8px;font-size:10.5px;color:rgba(255,255,255,.88);text-shadow:0 1px 3px rgba(0,0,0,.6);z-index:2}
.photo .tag{position:absolute;left:12px;bottom:10px;font-size:11px;color:rgba(245,240,230,.85);letter-spacing:.04em}
.photo.interior{background:radial-gradient(80% 60% at 30% 30%,#f2d9a8 0%,rgba(242,217,168,0) 60%),linear-gradient(180deg,#b79a74 0%,#8b6f4e 60%,#6b5238 100%)}
.photo.dusk{background:radial-gradient(120% 70% at 30% 0%,#f0c98e 0%,rgba(240,201,142,0) 50%),linear-gradient(180deg,#9aa889 0%,#5d7356 50%,#44603b 51%,#33502e 100%)}

/* hero */
.hero{position:relative;color:var(--on-forest);min-height:600px;display:flex;align-items:center}
.hero .photo{position:absolute;inset:0}
.hero .photo::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,30,24,.78) 0%,rgba(20,30,24,.45) 55%,rgba(20,30,24,.1) 100%)}
.hero .photo svg.house{left:72%;bottom:18%;width:min(46%,560px)}
.hero .wrap{position:relative;z-index:1;padding-block:72px 150px;width:100%}
.hero h1{font-size:clamp(46px,7vw,86px);margin-top:20px;max-width:12ch}
.hero .lede{margin-top:22px;font-size:18px;max-width:44ch;color:var(--on-forest)}
.hero .cta{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}

.paths{position:relative;z-index:2;margin-top:-90px}
.paths .grid{display:grid;grid-template-columns:repeat(3,1fr);background:var(--cream);box-shadow:0 20px 50px rgba(30,40,34,.18)}
.path{display:block;text-decoration:none;padding:28px 30px 34px;border-right:1px solid var(--line);position:relative;transition:background .2s}
.path:last-child{border-right:0}
.path:hover{background:var(--sand)}
.path .eyebrow{font-size:11px;color:var(--muted)}
.path h3{font-size:36px;margin-top:10px}
.path .go{position:absolute;right:28px;top:50%;font-size:22px;color:var(--muted)}

/* sections */
section.band{padding-block:96px}
.head{display:grid;grid-template-columns:1.3fr 1fr;gap:40px;align-items:end;margin-bottom:44px}
.head h2{font-size:clamp(38px,5vw,60px)}
.head p{color:var(--muted);max-width:44ch}
.head .eyebrow{color:var(--muted);display:block;margin-bottom:16px}
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.stats div{padding:22px 20px;border-right:1px solid var(--line)}
.stats div:last-child{border-right:0}
.stats b{font-family:var(--serif);font-weight:400;font-size:38px;display:block;line-height:1}
.stats span{font-size:13px;color:var(--muted)}
.story-body{display:grid;grid-template-columns:1fr 1fr;gap:48px;margin-top:48px;align-items:start}
.story-body .photo{aspect-ratio:4/3;max-width:100%}
.story-text{display:grid;gap:16px;font-size:17px;max-width:58ch}

.help{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}
.help div{padding:28px 26px 32px 0;border-bottom:1px solid var(--line)}
.help div:not(:nth-child(3n)){padding-right:32px}
.help .n{font-size:11px;letter-spacing:.18em;color:var(--muted)}
.help h3{font-size:26px;margin:10px 0 8px}
.help p{color:var(--muted);font-size:15px}

/* green band */
.forest{background:var(--forest);color:var(--on-forest)}
.forest .head p,.forest .eyebrow{color:var(--on-forest-muted)}
.team{display:grid;grid-template-columns:1fr 1fr;gap:40px}
.member .photo{aspect-ratio:4/5;max-width:100%;margin-bottom:22px}
.member .photo .initials{position:absolute;inset:0;display:grid;place-items:center;font-family:var(--serif);font-size:72px;color:rgba(245,240,230,.9)}
.member h3{font-size:34px}
.member .role{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--on-forest-muted);display:block;margin-top:8px}
.member p{margin-top:14px;color:var(--on-forest);opacity:.92;font-size:15.5px}
.member .ct{margin-top:16px;font-weight:600}
.chips{display:flex;gap:8px;flex-wrap:wrap;margin-top:22px}
.chips span{border:1px solid rgba(245,240,230,.4);padding:6px 12px;font-size:12.5px}

/* forms */
.split{display:grid;grid-template-columns:1fr 1.1fr;gap:56px;align-items:start}
.split h2{font-size:clamp(36px,4.6vw,56px)}
.split .lead-copy p{color:var(--muted);margin-top:18px;max-width:44ch}
.split ul{margin:18px 0 0;padding-left:18px;color:var(--muted);display:grid;gap:6px}
.formcard{background:var(--paper);border:1px solid var(--line);padding:30px}
.formcard h3{font-size:26px;margin-bottom:6px}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.full{grid-column:1/-1}
.field{display:flex;flex-direction:column;gap:6px}
.field label,.flabel{font-size:12.5px;font-weight:600}
.field input,.field select,.field textarea{padding:11px 12px;border:1px solid var(--line);background:var(--cream);width:100%;border-radius:0}
.field textarea{resize:vertical}
.choice{display:flex;flex-wrap:wrap;gap:8px}
.choice label{border:1px solid var(--line);padding:8px 14px;cursor:pointer;font-size:14px;background:var(--cream)}
.choice input{position:absolute;opacity:0;pointer-events:none}
.choice label:has(input:checked){background:var(--forest);color:var(--on-forest);border-color:var(--forest)}
.choice label:has(input:focus-visible){outline:2px solid var(--forest);outline-offset:2px}
.steps{display:flex;gap:6px;margin:14px 0 22px}
.steps i{flex:1;height:3px;background:var(--line)}
.steps i.on{background:var(--forest)}
.actions{display:flex;gap:10px;justify-content:space-between;margin-top:18px}
.err{color:var(--hot);font-size:13.5px;min-height:1.2em;margin-top:8px}
.fine{font-size:12px;color:var(--muted);margin-top:12px}
.done{padding:10px 0}
.done h3{margin-bottom:10px}
.sand{background:var(--sand)}
.infobox{background:var(--sand);padding:22px;margin-top:28px;display:grid;gap:4px;font-size:15px}
.infobox b{font-family:var(--serif);font-weight:400;font-size:22px;margin-bottom:6px}
.towns{display:flex;flex-wrap:wrap;gap:8px;margin-top:22px}
.towns span{border:1px solid var(--line);padding:5px 11px;font-size:13px}

/* faq */
.faq{display:grid;grid-template-columns:1fr 1.3fr;gap:56px}
.faq h2{font-size:clamp(36px,4.6vw,56px)}
details{border-top:1px solid var(--line);padding:18px 0}
details:last-child{border-bottom:1px solid var(--line)}
summary{cursor:pointer;font-weight:600;list-style:none;display:flex;justify-content:space-between;gap:12px}
summary::after{content:"+";font-size:20px;line-height:1}
details[open] summary::after{content:"\2013"}
details p{color:var(--muted);margin-top:10px;max-width:60ch}

footer{background:var(--forest-2);color:var(--on-forest-muted);font-size:13px}
footer .wrap{padding-block:40px;display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:28px}
footer b{color:var(--on-forest);display:block;letter-spacing:.08em;margin-bottom:8px;font-size:14px}
footer .legal{grid-column:1/-1;border-top:1px solid rgba(245,240,230,.15);padding-top:18px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap}

/* dashboard */
.dash{padding-block:40px 70px}
.dash-head{display:flex;justify-content:space-between;align-items:end;gap:16px;flex-wrap:wrap;margin-bottom:20px}
.dash-head h1{font-size:46px}
.dash-head p{color:var(--muted)}
.kpis{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border:1px solid var(--line);background:var(--paper);margin-bottom:22px}
.kpi{padding:16px 18px;border-right:1px solid var(--line)}
.kpi:last-child{border-right:0}
.kpi small{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.kpi b{display:block;font-family:var(--serif);font-weight:400;font-size:38px;font-variant-numeric:tabular-nums;line-height:1.1}
.tools{display:flex;gap:10px;flex-wrap:wrap;margin-bottom:14px}
.tools input,.tools select{padding:9px 12px;border:1px solid var(--line);background:var(--paper)}
.tools input{flex:1;min-width:180px}
.layout{display:grid;grid-template-columns:1.55fr 1fr;gap:18px;align-items:start}
.tablebox{overflow-x:auto;background:var(--paper);border:1px solid var(--line);min-width:0}
table{width:100%;border-collapse:collapse;font-size:14.5px}
th{text-align:left;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);padding:11px 12px;border-bottom:1px solid var(--line);white-space:nowrap;font-weight:600}
td{padding:12px;border-bottom:1px solid var(--line);vertical-align:top}
tr.lead{cursor:pointer}
tr.lead:hover td{background:var(--cream)}
tr.lead.sel td{background:var(--sand)}
.pill{display:inline-block;font-size:11.5px;font-weight:700;padding:3px 9px;white-space:nowrap}
.p-New{background:#f1e2b8;color:var(--warn)}
.p-Contacted{background:#dfe6dc;color:var(--forest)}
.p-Appointment{background:#d5e8da;color:var(--good)}
.p-Closed,.p-Dead{background:var(--sand);color:var(--muted)}
.p-Dead{text-decoration:line-through}
.type{font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.hotdot{display:inline-block;width:8px;height:8px;border-radius:50%;background:var(--hot);margin-right:6px;vertical-align:middle}
.ex{font-size:10.5px;color:var(--muted);border:1px solid var(--line);padding:0 4px;margin-left:6px}
.detail{background:var(--paper);border:1px solid var(--line);padding:22px;position:sticky;top:calc(env(safe-area-inset-top,0px) + 90px)}
.detail h2{font-size:30px;margin-top:4px}
.kv{display:grid;grid-template-columns:105px 1fr;gap:6px 12px;font-size:14.5px;margin:16px 0}
.kv dt{color:var(--muted)}
.kv dd{margin:0;min-width:0;overflow-wrap:anywhere}
.notes{margin-top:14px;display:grid;gap:8px;font-size:14px}
.notes div{background:var(--cream);padding:8px 10px}
.notes time{font-size:11px;color:var(--muted);display:block}
.empty{color:var(--muted);text-align:center;padding:30px}
.note-demo{background:var(--sand);padding:12px 16px;font-size:14px;margin-bottom:18px}
.toast{position:fixed;left:50%;bottom:calc(20px + env(safe-area-inset-bottom,0px));transform:translateX(-50%);background:var(--forest);color:var(--on-forest);padding:12px 20px;font-weight:600;z-index:20}

@media (max-width:900px){
  .head,.split,.faq,.story-body,.team,.layout{grid-template-columns:1fr}
  .paths .grid,.help{grid-template-columns:1fr}
  .path{border-right:0;border-bottom:1px solid var(--line)}
  .stats,.kpis{grid-template-columns:repeat(2,1fr)}
  .stats div:nth-child(2),.kpi:nth-child(2){border-right:0}
  .help div{padding-right:0!important}
  footer .wrap{grid-template-columns:1fr}
  .detail{position:static}
  section.band{padding-block:72px}
}
@media (max-width:560px){
  .grid2{grid-template-columns:1fr}
  .formcard{padding:22px}
  .hero{min-height:540px}
  .path h3{font-size:30px}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}

/* Team headshots */
.member .photo.headshot{max-width:380px;background:var(--forest-2)}
.member .photo.headshot img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 22%}
.member .ct a,footer a{color:inherit;text-decoration:underline;text-underline-offset:3px}

/* Mobile: show menu links as a swipeable row instead of hiding them */
@media (max-width:980px){
  .bar .wrap{row-gap:8px}
  .links{width:100%;flex-wrap:nowrap;overflow-x:auto;gap:18px;padding-bottom:4px;-webkit-overflow-scrolling:touch;scrollbar-width:none}
  .links::-webkit-scrollbar{display:none}
  .links a.l{display:inline-block;white-space:nowrap;padding-block:6px}
  .links .btn{flex:none}
}