:root {
  --champagne: #f2e8d8;
  --champagne-soft: #f8f3ea;
  --ivory: #fbfaf7;
  --ink: #111111;
  --green: #365d45;
  --green-dark: #244433;
  --gold: #b58a4b;
  --line: rgba(17,17,17,.16);
  --serif: Baskerville, "Baskerville Old Face", "Hoefler Text", Garamond, Georgia, serif;
  --sans: Inter, ui-sans-serif, -apple-system, BlinkMacSystemFont, "Segoe UI", Helvetica, Arial, sans-serif;
  --shell: min(1200px, calc(100% - 48px));
  --shadow: 0 18px 48px rgba(25, 20, 12, .08);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--ivory);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}
img { display: block; width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button, input, textarea { font: inherit; }
.shell { width: var(--shell); margin-inline: auto; }
.section { padding: 96px 0; }
.champagne { background: var(--champagne); }
.champagne-soft { background: var(--champagne-soft); }
.hidden { position: absolute; left: -9999px; }
.skip-link { position: absolute; left: -9999px; top: 0; background: #fff; padding: 10px 16px; z-index: 9999; }
.skip-link:focus { left: 12px; top: 12px; }

h1,h2,h3,p { margin-top: 0; }
h1,h2,h3 { font-family: var(--serif); font-weight: 400; letter-spacing: -.025em; }
h2 { font-size: clamp(2.6rem, 5vw, 5rem); line-height: .98; margin-bottom: 28px; }
h3 { font-size: clamp(1.55rem, 2.2vw, 2.25rem); line-height: 1.1; }
em { color: var(--green); font-weight: 400; }
.eyebrow {
  margin-bottom: 18px;
  font-size: .76rem;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.eyebrow.light { color: var(--ink); }
.lede { font-family: var(--serif); font-size: clamp(1.18rem, 1.7vw, 1.42rem); line-height: 1.55; max-width: 820px; }
.rule { width: 44px; border-top: 1px solid var(--gold); margin: 24px 0; }

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 0 22px;
  border: 1px solid transparent;
  font-family: var(--serif);
  font-size: 1.02rem;
  font-weight: 400;
  letter-spacing: 0;
  text-transform: none;
  transition: .25s ease;
}
.button-solid { background: var(--green); color: #fff; }
.button-solid:hover { background: var(--green-dark); transform: translateY(-1px); }
.button-outline { border-color: var(--green); color: var(--green); }
.button-outline:hover { background: var(--green); color: #fff; }
.button-ghost-light { border-color: rgba(17,17,17,.55); color: var(--ink); background: rgba(251,250,247,.30); }
.button-ghost-light:hover { background: rgba(251,250,247,.72); }
.text-link { display: inline-flex; gap: 12px; color: var(--green); font-family: var(--serif); font-size: clamp(1.3rem, 1.7vw, 1.65rem); line-height: 1.25; font-weight: 400; letter-spacing: 0; text-transform: none; }
.text-link span { transition: transform .2s ease; }
.text-link:hover span { transform: translateX(5px); }

.site-header {
  position: absolute;
  inset: 0 0 auto 0;
  z-index: 20;
  color: var(--ink);
}
.nav-wrap { min-height: 92px; display: flex; align-items: center; justify-content: space-between; gap: 32px; }
.brand { display: inline-flex; align-items: center; line-height: 1; }
.brand-main { font-family: var(--serif); font-size: 1.55rem; letter-spacing: .025em; white-space: nowrap; }
.primary-nav { display: flex; align-items: center; gap: 30px; font-family: var(--serif); font-size: 1.08rem; font-weight: 400; letter-spacing: 0; text-transform: none; }
.primary-nav a { position: relative; }
.primary-nav a:not(.nav-cta)::after { content:""; position: absolute; left:0; right:100%; bottom:-8px; height:1px; background:var(--green); transition:.2s ease; }
.primary-nav a:hover::after { right:0; }
.nav-cta { border: 1px solid currentColor; padding: 11px 17px; }
.menu-toggle { display: none; width: 42px; height: 42px; border: 0; background: transparent; padding: 8px; }
.menu-toggle span { display:block; height:1px; background:var(--ink); margin:6px 0; }

.hero { position: relative; min-height: 820px; display: grid; align-items: end; color: var(--ink); overflow: hidden; }
.hero-media { position:absolute; inset:0; background: url('images/hero-waterfront-bright.webp') center 52% / cover no-repeat; transform: scale(1.01); }
.hero-overlay { position:absolute; inset:0; background: linear-gradient(90deg, rgba(251,250,247,.90) 0%, rgba(251,250,247,.66) 31%, rgba(251,250,247,.18) 59%, rgba(251,250,247,.03) 82%), linear-gradient(180deg, rgba(255,255,255,.20), rgba(255,255,255,.02) 55%); }
.hero-content { position:relative; z-index:2; padding-bottom: 104px; }
.hero h1 { font-size: clamp(5rem, 11vw, 9.5rem); line-height: .78; letter-spacing: -.055em; margin-bottom: 26px; max-width: 900px; }
.hero-tagline { font-family: var(--serif); font-style: italic; font-size: clamp(1.4rem, 2.4vw, 2.1rem); margin-bottom: 34px; }
.hero-actions { display:flex; flex-wrap:wrap; gap:14px; }

.value-grid { display:grid; grid-template-columns: 130px 1fr 240px; align-items:end; gap:48px; }
.value-mark { font-family: var(--serif); color: var(--gold); font-size: 5rem; align-self:start; }
.value-grid h2 { max-width: 850px; }
.value-action { padding-bottom: 10px; }

.about-section { display:grid; grid-template-columns: minmax(0, .95fr) minmax(0, 1.05fr); min-height: 760px; }
.about-image-wrap { min-height: 760px; background: #e8d7c5; overflow:hidden; }
.about-image-wrap img { width:100%; height:100%; object-fit:cover; object-position: center 18%; }
.about-copy { background:#fff; display:grid; place-items:center; padding: 72px 8vw; }
.about-copy-inner { max-width: 600px; }
.about-copy h2 { font-size: clamp(3rem, 5vw, 5.6rem); }
.about-copy h3 { color: var(--green); font-family: var(--sans); font-weight:700; font-size: 1rem; letter-spacing:.14em; text-transform:uppercase; margin-bottom:8px; }
.credential { font-family: var(--serif); font-style:italic; font-size: 1.15rem; }
.about-copy-inner > p:not(.eyebrow):not(.credential) { font-family: var(--serif); font-size: clamp(1.16rem, 1.5vw, 1.35rem); line-height: 1.55; }
.about-copy .button { margin-top: 14px; }

.section-heading { max-width: 850px; margin-bottom: 58px; }
.section-heading.centered { text-align:center; margin-inline:auto; }
.section-heading h2 { font-size: clamp(2.7rem, 4.4vw, 4.6rem); }
.section-heading > p:not(.eyebrow) { font-family: var(--serif); font-size: clamp(1.18rem, 1.6vw, 1.42rem); line-height: 1.55; }
.area-marquee { width: 100%; overflow: hidden; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); padding: 22px 0; margin-top: 8px; mask-image: linear-gradient(90deg, transparent 0, #000 5%, #000 95%, transparent 100%); -webkit-mask-image: linear-gradient(90deg, transparent 0, #000 5%, #000 95%, transparent 100%); }
.area-track { display: flex; width: max-content; animation: area-scroll 32s linear infinite; }
.area-run { display: flex; align-items: center; flex-shrink: 0; gap: 26px; padding-right: 26px; white-space: nowrap; }
.area-run span:not(.dot) { font-family: var(--serif); font-size: clamp(1.45rem, 2.2vw, 2.15rem); font-weight: 400; letter-spacing: -.02em; }
.area-run .dot { color: var(--gold); font-size: 1.2rem; }
.area-marquee:hover .area-track { animation-play-state: paused; }
@keyframes area-scroll { from { transform: translateX(0); } to { transform: translateX(-50%); } }
.photo-strip { display:grid; grid-template-columns: repeat(3, 1fr); gap:18px; margin-top:54px; }
.photo-card { margin:0; aspect-ratio: 4/3; overflow:hidden; }
.photo-card.tall { aspect-ratio: 4/3; }
.photo-card img { width:100%; height:100%; object-fit:cover; transition: transform .6s ease; }
.photo-card:hover img { transform:scale(1.03); }

.insights-grid { display:grid; grid-template-columns: 1.15fr .9fr .9fr; gap:26px; align-items:start; }
.insights-intro { padding-right: 36px; }
.insights-intro h2 { font-size: clamp(2.8rem, 4.7vw, 5rem); }
.insights-intro .button { margin-top:20px; }
.insight-card { background:#fff; box-shadow: var(--shadow); border:1px solid rgba(17,17,17,.05); }
.insight-card img { aspect-ratio: 4/3; object-fit:cover; }
.card-body { padding:26px; }
.card-kicker { color:var(--green); font-size:.7rem; font-weight:700; letter-spacing:.13em; text-transform:uppercase; }
.card-body h3 { font-size: 1.7rem; margin-bottom:14px; }
.card-body p { font-size:.95rem; }
.card-body a { color:var(--green); font-family:var(--serif); font-size:1rem; font-weight:400; text-transform:none; letter-spacing:0; }

.feature-band { display:grid; grid-template-columns: .9fr 1.1fr; background:#efe5d8; min-height:390px; }
.feature-photo { overflow:hidden; }
.feature-photo img { width:100%; height:100%; object-fit:cover; }
.feature-copy { display:flex; flex-direction:column; justify-content:center; align-items:flex-start; padding:68px 8vw; }
.feature-copy h2 { font-size: clamp(3rem, 5vw, 5.4rem); margin-bottom:18px; }
.feature-copy p:not(.eyebrow) { font-size:1.2rem; max-width:620px; }
.feature-copy .button { margin-top:12px; }

.contact-grid { display:grid; grid-template-columns: .85fr 1.15fr; gap:80px; align-items:start; }
.contact-grid h2 { font-size: clamp(3.2rem, 5vw, 5.4rem); }
.contact-form { background:rgba(255,255,255,.55); padding:34px; border:1px solid rgba(17,17,17,.1); }
.field-row { display:grid; grid-template-columns:1fr 1fr; gap:16px; }
.contact-form label { display:block; margin-bottom:16px; font-size:.73rem; font-weight:700; letter-spacing:.08em; text-transform:uppercase; }
.contact-form input, .contact-form textarea { width:100%; margin-top:7px; border:0; border-bottom:1px solid rgba(17,17,17,.32); background:transparent; padding:10px 2px; outline:none; border-radius:0; color:var(--ink); }
.contact-form input:focus, .contact-form textarea:focus { border-color:var(--green); }
.contact-form textarea { resize:vertical; min-height:120px; }

.site-footer { background:#111; color:rgba(255,255,255,.82); padding:70px 0 24px; }
.footer-grid { display:grid; grid-template-columns:1.1fr .65fr 1.25fr; gap:70px; }
.footer-brand { color:#fff; margin-bottom:22px; }
.footer-grid a { display:block; margin:7px 0; }
.footer-title { color:#fff; font-size:.72rem; font-weight:700; letter-spacing:.13em; text-transform:uppercase; }
.footer-grid strong { color:#fff; }
.footer-bottom { border-top:1px solid rgba(255,255,255,.14); margin-top:48px; padding-top:20px; display:flex; justify-content:space-between; gap:20px; font-size:.76rem; }

@media (max-width: 980px) {
  :root { --shell: min(100% - 32px, 760px); }
  .site-header { position:absolute; }
  .menu-toggle { display:block; }
  .primary-nav { position:absolute; top:80px; left:16px; right:16px; background:rgba(248,243,234,.98); border:1px solid rgba(17,17,17,.12); padding:24px; display:none; flex-direction:column; align-items:stretch; gap:18px; box-shadow:var(--shadow); }
  .primary-nav.open { display:flex; }
  .nav-cta { text-align:center; }
  .hero { min-height:760px; }
  .hero-content { padding-bottom:76px; }
  .value-grid { grid-template-columns:70px 1fr; }
  .value-action { grid-column:2; }
  .about-section { grid-template-columns:1fr; }
  .about-image-wrap { min-height: 620px; max-height:760px; }
  .about-copy { padding:76px 8vw; }
  .photo-strip { grid-template-columns:1fr 1fr; }
  .photo-strip .photo-card:last-child { grid-column:1 / -1; aspect-ratio:16/8; }
  .insights-grid { grid-template-columns:1fr 1fr; }
  .insights-intro { grid-column:1 / -1; max-width:720px; padding-right:0; margin-bottom:20px; }
  .feature-band { grid-template-columns:1fr; }
  .feature-photo { max-height:500px; }
  .contact-grid { grid-template-columns:1fr; gap:44px; }
  .footer-grid { grid-template-columns:1fr 1fr; }
  .footer-grid > div:last-child { grid-column:1 / -1; }
}

@media (max-width: 640px) {
  body { font-size:16px; }
  .section { padding:72px 0; }
  .nav-wrap { min-height:76px; }
  .brand-main { font-size:1.12rem; white-space: normal; }
  .hero { min-height:690px; }
  .hero h1 { font-size: clamp(4.3rem, 20vw, 6.4rem); }
  .hero-overlay { background: linear-gradient(90deg, rgba(251,250,247,.94) 0%, rgba(251,250,247,.76) 60%, rgba(251,250,247,.28) 100%); }
  .hero-actions { flex-direction:column; align-items:flex-start; }
  .value-grid { grid-template-columns:1fr; gap:22px; }
  .value-mark { font-size:3.4rem; }
  .value-action { grid-column:auto; }
  .about-image-wrap { min-height:560px; }
  .about-copy { padding:64px 24px; }
  .area-track { animation-duration: 24s; }
  .photo-strip { grid-template-columns:1fr; }
  .photo-strip .photo-card:last-child { grid-column:auto; aspect-ratio:4/3; }
  .insights-grid { grid-template-columns:1fr; }
  .insights-intro { grid-column:auto; }
  .feature-copy { padding:60px 24px; }
  .field-row { grid-template-columns:1fr; gap:0; }
  .contact-form { padding:24px; }
  .footer-grid { grid-template-columns:1fr; gap:34px; }
  .footer-grid > div:last-child { grid-column:auto; }
  .footer-bottom { flex-direction:column; }
}

.nowrap { white-space: nowrap; }

/* Keep homepage 'See how I add value' CTA balanced on one line */
.see-value-cta{
  display:inline-flex !important;
  align-items:center;
  justify-content:center;
  gap:18px;
  white-space:nowrap !important;
  width:auto !important;
  min-width:max-content;
  font-size:20px;
  line-height:1.15;
}

/* Contact + social footer */
.contact-footer{
  background:#111;
  color:#fff;
  padding:52px max(28px,5vw) 24px;
}
.contact-footer .footer-inner{
  width:min(1400px,100%);
  margin:0 auto;
  display:grid;
  grid-template-columns:1.15fr 1fr 1fr;
  gap:60px;
  align-items:start;
}
.contact-footer a{color:#fff;text-decoration:none}
.footer-brand-name{
  font-family:Georgia,"Times New Roman",serif;
  font-size:27px;
  letter-spacing:.02em;
}
.footer-tagline{
  margin-top:12px;
  font-size:16px;
  line-height:1.5;
}
.footer-label{
  font-family:Arial,sans-serif;
  text-transform:uppercase;
  letter-spacing:.14em;
  font-size:11px;
  font-weight:700;
  margin-bottom:14px;
}
.footer-contact-block,
.footer-social-block{
  display:flex;
  flex-direction:column;
  gap:9px;
  font-size:15px;
  line-height:1.45;
}
.footer-social-links{
  display:flex;
  flex-wrap:wrap;
  gap:10px 18px;
}
.footer-social-links a{
  border-bottom:1px solid rgba(255,255,255,.35);
  padding-bottom:2px;
}
.contact-footer .footer-bottom{
  width:min(1400px,100%);
  margin:38px auto 0;
  padding-top:22px;
  border-top:1px solid rgba(255,255,255,.18);
  font-size:12px;
  opacity:.72;
}
@media(max-width:760px){
  .contact-footer .footer-inner{grid-template-columns:1fr;gap:34px}
}