:root{
  --bg:#f7f3ea; --surface:#fdfbf6; --ink:#1c2a3a; --ink-2:#2a3b4f;
  --text:#22262b; --muted:#5e646b; --line:#e2dacb;
  --accent:#a3392c; --accent-h:#8a2e23; --cream:#efe7d6;
  --font-display:'Zodiak',Georgia,serif; --font-body:'General Sans','Segoe UI',system-ui,sans-serif;
  --text-xs:clamp(.78rem,.76rem + .1vw,.85rem);
  --text-sm:clamp(.88rem,.86rem + .1vw,.95rem);
  --text-base:clamp(1rem,.97rem + .15vw,1.07rem);
  --text-lg:clamp(1.15rem,1.05rem + .4vw,1.35rem);
  --text-xl:clamp(1.6rem,1.3rem + 1.2vw,2.35rem);
  --text-hero:clamp(2.7rem,1.6rem + 4.6vw,5.4rem);
  --pad:clamp(4rem,9vw,7.5rem);
  --r:6px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;scroll-padding-top:80px;-webkit-text-size-adjust:100%}
body{font-family:var(--font-body);font-size:var(--text-base);line-height:1.6;color:var(--text);background:var(--bg);-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%;height:auto}
a{color:inherit}
ul,ol{list-style:none}
.wrap{width:min(1180px,100% - 2.5rem);margin-inline:auto}
.skip{position:absolute;left:-999px;top:0;background:var(--ink);color:#fff;padding:.6rem 1rem;z-index:100}
.skip:focus{left:1rem}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px}

h1,h2{font-family:var(--font-display);font-weight:500;letter-spacing:-.01em;line-height:1.08;color:var(--ink)}
h2{font-size:var(--text-xl);margin-bottom:1rem;text-wrap:balance}
h3{font-size:var(--text-lg);font-weight:600;line-height:1.3;color:var(--ink)}
.eyebrow{font-size:var(--text-xs);font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--accent);margin-bottom:.9rem}
.eyebrow.light{color:#e6c9a0}

.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;background:var(--accent);color:#fff;text-decoration:none;font-weight:600;font-size:var(--text-sm);padding:.95rem 1.5rem;border-radius:var(--r);border:1px solid var(--accent);cursor:pointer;font-family:inherit;transition:background .2s,transform .2s}
.btn:hover{background:var(--accent-h);border-color:var(--accent-h)}
.btn:active{transform:translateY(1px)}
.btn-sm{padding:.6rem 1rem}
.btn-ghost{background:transparent;border-color:rgba(255,255,255,.55)}
.btn-ghost:hover{background:rgba(255,255,255,.12);border-color:#fff}
.btn.full{width:100%}

/* Header */
.site-header{position:fixed;inset:0 0 auto;z-index:50;color:#fff;transition:background .3s,box-shadow .3s,color .3s}
.site-header.scrolled{background:rgba(253,251,246,.96);backdrop-filter:blur(8px);color:var(--ink);box-shadow:0 1px 0 var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none}
.logo{width:38px;height:38px}
.brand-text{display:flex;flex-direction:column;line-height:1.1}
.brand-text strong{font-family:var(--font-display);font-size:1.2rem;font-weight:500}
.brand-text small{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;opacity:.8}
.nav{display:flex;align-items:center;gap:1.8rem}
.nav a:not(.btn){text-decoration:none;font-size:var(--text-sm);font-weight:500;opacity:.9}
.nav a:not(.btn):hover{opacity:1;text-decoration:underline;text-underline-offset:5px}
.menu-btn{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer;color:inherit;position:relative}
.menu-btn span{position:absolute;left:11px;right:11px;height:2px;background:currentColor;transition:transform .25s}
.menu-btn span:first-child{top:17px}.menu-btn span:last-child{top:25px}
.nav-open .menu-btn span:first-child{transform:translateY(4px) rotate(45deg)}
.nav-open .menu-btn span:last-child{transform:translateY(-4px) rotate(-45deg)}
.mobile-nav{display:none}

/* Hero */
.hero{position:relative;min-height:min(92vh,860px);display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--ink)}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-shade{position:absolute;inset:0;background:linear-gradient(100deg,rgba(17,26,37,.82) 0%,rgba(17,26,37,.55) 45%,rgba(17,26,37,.1) 80%),linear-gradient(0deg,rgba(17,26,37,.55),transparent 45%)}
.hero-content{position:relative;padding-block:9rem 5.5rem}
.hero h1{font-size:var(--text-hero);color:#fff;margin-bottom:1.4rem}
.hero-sub{max-width:34rem;font-size:var(--text-lg);line-height:1.55;color:rgba(255,255,255,.88);margin-bottom:2.2rem}
.hero-ctas{display:flex;flex-wrap:wrap;gap:.8rem}

/* Strip */
.strip{background:var(--ink);color:#fff;padding-block:2.6rem}
.strip-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:2rem}
.strip-item{display:flex;gap:.9rem;align-items:flex-start}
.strip-item svg{flex:none;width:26px;height:26px;fill:none;stroke:#e6c9a0;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;margin-top:2px}
.strip-item h3{color:#fff;font-size:var(--text-base);margin-bottom:.2rem}
.strip-item p{font-size:var(--text-sm);color:rgba(255,255,255,.72);line-height:1.5}

.section{padding-block:var(--pad)}

/* Note */
.note-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:clamp(2.5rem,6vw,6rem);align-items:center}
.note-img img{border-radius:var(--r);aspect-ratio:4/5;object-fit:cover;width:100%}
.note-img figcaption{font-size:var(--text-xs);color:var(--muted);margin-top:.8rem}
.note-copy p{color:var(--muted);margin-bottom:1.1rem;max-width:60ch}
.creds{display:flex;flex-wrap:wrap;gap:.6rem;margin:1.6rem 0}
.creds li{font-size:var(--text-sm);border:1px solid var(--line);background:var(--surface);padding:.5rem .85rem;border-radius:999px;color:var(--text)}
.creds strong{color:var(--ink)}
.signature{font-family:var(--font-display);font-style:italic;font-size:1.7rem;color:var(--ink)!important;margin-top:1.2rem}

/* Process */
.process{background:var(--surface);border-block:1px solid var(--line)}
.process-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(2.5rem,6vw,6rem);align-items:start}
.process-intro{position:sticky;top:110px}
.process-intro p:not(.eyebrow){color:var(--muted);margin-bottom:1.8rem;max-width:34ch}
.steps{counter-reset:s}
.step{display:grid;grid-template-columns:4.2rem 1fr;gap:1rem;padding-block:2.1rem;border-top:1px solid var(--line)}
.step:last-child{border-bottom:1px solid var(--line)}
.num{font-family:var(--font-display);font-size:2rem;line-height:1;color:var(--accent)}
.step h3{margin-bottom:.45rem}
.step .lead{color:var(--muted);margin-bottom:.9rem}
.step ul li{position:relative;padding-left:1.25rem;margin-bottom:.45rem;font-size:var(--text-sm);line-height:1.55}
.step ul li::before{content:"";position:absolute;left:0;top:.6em;width:7px;height:7px;border:1.5px solid var(--accent);border-radius:1px;transform:rotate(45deg)}
.step strong{color:var(--ink)}

/* Timeline */
.timeline{background:var(--ink);color:#fff}
.timeline h2{color:#fff;max-width:22ch}
.section-head{margin-bottom:3rem}
.tl{display:grid;grid-template-columns:repeat(4,1fr);gap:0;position:relative}
.tl li{padding:1.8rem 1.6rem 0 0;border-top:2px solid rgba(230,201,160,.35);position:relative}
.tl li::before{content:"";position:absolute;top:-7px;left:0;width:12px;height:12px;border-radius:50%;background:#e6c9a0}
.tl-dur{display:block;font-family:var(--font-display);font-size:1.5rem;color:#e6c9a0;margin-bottom:.4rem;line-height:1.2}
.tl h3{color:#fff;font-size:var(--text-base);margin-bottom:.3rem}
.tl p{font-size:var(--text-sm);color:rgba(255,255,255,.7)}
.fine{font-size:var(--text-xs);margin-top:2.6rem;max-width:70ch}
.fine.light{color:rgba(255,255,255,.6)}

/* Partner */
.partner-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(2.5rem,6vw,6rem)}
.partner-grid > div p:not(.eyebrow){color:var(--muted);max-width:36ch}
.asks{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.asks li{background:var(--surface);border:1px solid var(--line);border-radius:var(--r);padding:1.5rem;font-weight:500;color:var(--ink);line-height:1.5}
.asks span{display:block;font-family:var(--font-display);color:var(--accent);font-size:1.1rem;margin-bottom:.6rem}

/* Value */
.value{background:var(--cream)}
.value-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2.5rem,6vw,5rem);align-items:center}
.value-img img{border-radius:var(--r);aspect-ratio:4/5;object-fit:cover;width:100%}
.value-copy > p:not(.eyebrow){color:var(--muted);margin-bottom:1.8rem;max-width:52ch}
.form{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.field{display:flex;flex-direction:column;gap:.35rem}
.field.full,.form .full,.form-msg{grid-column:1/-1}
.field label{font-size:var(--text-xs);font-weight:600;letter-spacing:.04em;color:var(--ink)}
.field input,.field select{font:inherit;font-size:var(--text-base);padding:.8rem .9rem;border:1px solid #cfc4ae;border-radius:var(--r);background:#fff;color:var(--text);min-height:48px}
.field input:focus,.field select:focus{outline:2px solid var(--accent);outline-offset:0;border-color:transparent}
.form-msg{font-size:var(--text-sm);min-height:1.2em}
.form-msg.err{color:var(--accent)} .form-msg.ok{color:#2f6b3a}

/* Contact */
.contact{background:var(--ink);color:#fff;text-align:center}
.contact h2{color:#fff;margin-inline:auto;max-width:20ch;margin-bottom:2.6rem}
.contact-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;max-width:900px;margin-inline:auto}
.ccard{display:flex;flex-direction:column;gap:.35rem;padding:1.6rem 1rem;border:1px solid rgba(255,255,255,.18);border-radius:var(--r);text-decoration:none;transition:border-color .2s,background .2s}
a.ccard:hover{border-color:#e6c9a0;background:rgba(255,255,255,.04)}
.ccard-label{font-size:var(--text-xs);letter-spacing:.14em;text-transform:uppercase;color:#e6c9a0}
.ccard-val{font-size:var(--text-lg);font-weight:500;overflow-wrap:anywhere}

/* Footer */
.footer{background:#131d29;color:rgba(255,255,255,.68);font-size:var(--text-xs);padding-block:2.4rem}
.footer-inner{display:flex;justify-content:space-between;gap:2rem;flex-wrap:wrap}
.footer p{margin-bottom:.35rem}
.f-firm{color:#fff;font-weight:600;font-size:var(--text-sm)}
.f-right{text-align:right}
.eho{display:inline-flex;align-items:center;gap:.5rem;color:#fff}
.eho svg{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:1.6}

/* Reveal */
.reveal{opacity:0;transform:translateY(14px);transition:opacity .6s ease,transform .6s ease}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}html{scroll-behavior:auto}}

/* Responsive */
@media (max-width:960px){
  .nav{display:none}
  .menu-btn{display:block}
  .mobile-nav{display:flex;flex-direction:column;position:fixed;inset:76px 0 auto;background:var(--surface);color:var(--ink);padding:1rem 1.25rem 1.5rem;box-shadow:0 10px 30px rgba(0,0,0,.12);transform:translateY(-8px);opacity:0;pointer-events:none;transition:.25s}
  .mobile-nav a{padding:.85rem 0;border-bottom:1px solid var(--line);text-decoration:none;font-weight:500}
  .nav-open .mobile-nav{opacity:1;transform:none;pointer-events:auto}
  .nav-open .site-header{background:var(--surface);color:var(--ink)}
  .strip-grid{grid-template-columns:1fr 1fr}
  .note-grid,.process-grid,.partner-grid,.value-grid{grid-template-columns:1fr}
  .process-intro{position:static}
  .note-img img,.value-img img{aspect-ratio:16/10}
  .tl{grid-template-columns:1fr 1fr;row-gap:2.4rem}
}
@media (max-width:600px){
  .strip-grid,.asks,.contact-cards,.form{grid-template-columns:1fr}
  .tl{grid-template-columns:1fr}
  .tl li{border-top:0;border-left:2px solid rgba(230,201,160,.35);padding:0 0 0 1.4rem}
  .tl li::before{top:4px;left:-7px}
  .step{grid-template-columns:1fr;gap:.4rem}
  .hero-content{padding-block:8rem 3.5rem}
  .f-right{text-align:left}
}

/* ---- Refinements v2 ---- */
.hero-trust{display:flex;flex-wrap:wrap;gap:.4rem 1.4rem;margin-top:2rem;font-size:var(--text-xs);letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.8)}
.hero-trust li{display:flex;align-items:center;gap:.5rem}
.hero-trust li::before{content:"";width:6px;height:6px;background:#e6c9a0;transform:rotate(45deg)}
.note-img img{object-position:center 20%}
.step-nav{margin-top:2.4rem;border-left:1px solid var(--line)}
.step-nav li a{display:block;padding:.38rem 0 .38rem 1rem;margin-left:-1px;border-left:2px solid transparent;text-decoration:none;font-size:var(--text-sm);color:var(--muted);transition:color .2s,border-color .2s}
.step-nav li a:hover{color:var(--ink)}
.step-nav li a.active{color:var(--ink);font-weight:600;border-left-color:var(--accent)}
.step{scroll-margin-top:100px}
.photo-band{position:relative;min-height:min(70vh,620px);display:flex;align-items:flex-end;overflow:hidden;background:var(--ink)}
.photo-band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.photo-band::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(17,26,37,.85),rgba(17,26,37,.1) 60%)}
.photo-band-copy{position:relative;z-index:1;padding-block:3.5rem}
.pb-quote{font-family:var(--font-display);font-size:var(--text-xl);line-height:1.25;color:#fff;max-width:28ch}
.area-grid,.faq-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(2.5rem,6vw,6rem);align-items:start}
.area-grid > div > p:not(.eyebrow),.faq-grid > div > p:not(.eyebrow){color:var(--muted);max-width:38ch}
.area-lists{display:grid;grid-template-columns:1fr 1.6fr;gap:2rem}
.area-lists h3{font-size:var(--text-xs);letter-spacing:.14em;text-transform:uppercase;color:var(--accent);margin-bottom:1rem}
.area-lists ul li{font-family:var(--font-display);font-size:1.35rem;color:var(--ink);padding-block:.45rem;border-bottom:1px solid var(--line)}
.towns{display:grid;grid-template-columns:1fr 1fr;column-gap:1.5rem}
.faq{background:var(--surface);border-top:1px solid var(--line)}
.faq-grid a{color:var(--accent)}
.faq-list details{border-top:1px solid var(--line)}
.faq-list details:last-child{border-bottom:1px solid var(--line)}
.faq-list summary{list-style:none;cursor:pointer;padding:1.3rem 2.5rem 1.3rem 0;font-weight:600;color:var(--ink);position:relative;font-size:var(--text-base)}
.faq-list summary::-webkit-details-marker{display:none}
.faq-list summary::after{content:"+";position:absolute;right:.2rem;top:50%;transform:translateY(-50%);font-size:1.5rem;font-weight:400;color:var(--accent);transition:transform .2s}
.faq-list details[open] summary::after{transform:translateY(-50%) rotate(45deg)}
.faq-list details p{color:var(--muted);padding-bottom:1.4rem;max-width:62ch}
.contact-avatar{width:96px;height:96px;border-radius:50%;object-fit:cover;margin:0 auto 1.4rem;border:2px solid #e6c9a0}
.ccard-val.email{font-size:var(--text-base)}
.mobile-bar{display:none}
@media (max-width:960px){
  .step-nav{display:none}
  .area-grid,.faq-grid{grid-template-columns:1fr}
  .note-img img{aspect-ratio:4/5;max-width:440px}
}
@media (max-width:600px){
  .area-lists{grid-template-columns:1fr}
  .mobile-bar{display:grid;grid-template-columns:1fr 1fr 1.4fr;position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--ink);border-top:1px solid rgba(255,255,255,.12);padding-bottom:env(safe-area-inset-bottom)}
  .mobile-bar a{display:flex;align-items:center;justify-content:center;min-height:54px;color:#fff;text-decoration:none;font-weight:600;font-size:var(--text-sm);border-right:1px solid rgba(255,255,255,.12)}
  .mobile-bar .mb-cta{background:var(--accent);border-right:0}
  body{padding-bottom:54px}
}
.gallery{padding-block:clamp(3rem,6vw,5rem);background:var(--bg)}
.gallery-head{display:flex;justify-content:space-between;align-items:baseline;gap:1rem;flex-wrap:wrap;margin-bottom:1.4rem}
.gallery-head .eyebrow{margin:0}
.gallery-note{font-size:var(--text-sm);color:var(--muted)}
.gallery-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem}
.gallery-grid img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:var(--r)}
.hero-shade{background:linear-gradient(100deg,rgba(17,26,37,.85) 0%,rgba(17,26,37,.6) 45%,rgba(17,26,37,.15) 85%),linear-gradient(0deg,rgba(17,26,37,.6),transparent 50%)}
.value-img img{object-position:40% center}
@media (max-width:600px){.gallery-grid{grid-template-columns:1fr}}
.hero-img{object-position:62% center}
@media (max-width:600px){.hero-img{object-position:58% center}}
picture{display:contents}
.acreage{background:var(--surface);border-bottom:1px solid var(--line)}
.acreage-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(2.5rem,6vw,6rem);align-items:start}
.acreage-grid > div > p:not(.eyebrow){color:var(--muted);max-width:44ch}
.acre-list{display:grid;grid-template-columns:1fr 1fr;gap:2rem 2.5rem}
.acre-list li{border-top:2px solid var(--accent);padding-top:1.1rem}
.acre-list h3{font-size:var(--text-base);margin-bottom:.4rem}
.acre-list p{font-size:var(--text-sm);color:var(--muted)}
.form-fine{grid-column:1/-1;font-size:var(--text-xs);color:var(--muted);margin-top:-.3rem}
.form-fine a{color:var(--accent);font-weight:600}
.footer-nav{display:flex;flex-wrap:wrap;gap:.6rem 1.6rem;padding-bottom:1.6rem;margin-bottom:1.6rem;border-bottom:1px solid rgba(255,255,255,.1)}
.footer-nav a{text-decoration:none;color:rgba(255,255,255,.82);font-size:var(--text-sm)}
.footer-nav a:hover{color:#fff}
.footer-nav .to-top{margin-left:auto;color:#e6c9a0}
@media (max-width:960px){.acreage-grid{grid-template-columns:1fr}}
@media (max-width:600px){.acre-list{grid-template-columns:1fr}.footer-nav .to-top{margin-left:0}}
.area-lists.counties-only{display:block}
.counties{display:grid;grid-template-columns:1fr 1fr;column-gap:2rem}
.counties li::after{content:" County";font-family:var(--font-body);font-size:var(--text-sm);color:var(--muted)}
.counties li{white-space:nowrap}
@media (max-width:600px){.counties{column-gap:1rem}.counties li{font-size:1.1rem}.counties li::after{font-size:var(--text-xs)}}
.contact-firm{color:rgba(255,255,255,.75);font-size:var(--text-sm);margin:-1.6rem 0 2.4rem}
.brand-text small{font-size:.62rem;letter-spacing:.12em}
.hp{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}
.form-msg a{color:inherit;font-weight:600}
.btn:disabled{opacity:.7;cursor:wait}