:root{
  --cream:#F7F3EA; --paper:#FFFDF8; --ink:#28332B; --green:#33513F;
  --green-deep:#243A2C; --sage:#7E9580; --gold:#B0883A; --gold-soft:#C9A24B;
  --teal:#72BFBE; --teal-soft:#E8F5F5;
  --line:#E2D9C6; --shadow:0 18px 40px -24px rgba(36,58,44,.45); --maxw:1140px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:'Mulish',system-ui,sans-serif;color:var(--ink);background:var(--cream);line-height:1.65;font-size:17px;-webkit-font-smoothing:antialiased}
h1,h2,h3,h4{font-family:'Fraunces',Georgia,serif;font-weight:500;line-height:1.12;color:var(--green-deep);letter-spacing:-.01em}
h1{font-size:clamp(2.4rem,5.5vw,4rem)}
h2{font-size:clamp(1.9rem,3.6vw,2.8rem)}
h3{font-size:1.5rem}
a{color:var(--green);text-decoration:none}
a:hover{color:var(--gold)}
img{max-width:100%;display:block}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 26px}
.eyebrow{font-family:'Mulish';font-weight:700;letter-spacing:.18em;text-transform:uppercase;font-size:.72rem;color:var(--gold);margin-bottom:14px}

header{position:sticky;top:0;z-index:60;background:rgba(247,243,234,.92);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.bar{display:flex;align-items:center;justify-content:space-between;height:78px}
.brand{display:flex;align-items:center;gap:13px;font-family:'Fraunces';font-size:1.45rem;color:var(--green-deep);font-weight:600;letter-spacing:-.02em}
.brand .mark{width:38px;height:38px;flex:none;display:block;object-fit:contain}
nav.main{display:flex;align-items:center;gap:6px}
nav.main a{font-weight:600;font-size:.94rem;color:var(--ink);padding:9px 14px;border-radius:30px;transition:.2s}
nav.main a:hover{background:rgba(51,81,63,.08);color:var(--green-deep)}
nav.main a.active{background:var(--green);color:#fff}
.callbtn{background:var(--gold);color:#fff !important;padding:10px 18px !important;border-radius:30px;font-weight:700}
.callbtn:hover{background:var(--gold-soft);color:#fff !important}
.menutoggle{display:none;background:none;border:0;font-size:1.7rem;color:var(--green-deep);cursor:pointer}

main.fadein{animation:fade .5s ease}
@keyframes fade{from{opacity:0;transform:translateY(12px)}to{opacity:1;transform:none}}
.pad{padding:72px 0}
.pad-sm{padding:50px 0}
.lead{font-size:1.18rem;color:#4a564d;max-width:60ch}

.hero{position:relative;min-height:74vh;display:flex;align-items:center;color:#fff;overflow:hidden}
.hero img.bg,.hero video.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(to top,rgba(0,0,0,.75) 0%,transparent 55%)}
.hero::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(110deg,rgba(20,34,24,.92) 0%,rgba(28,44,34,.78) 50%,rgba(28,44,34,.55) 100%)}
.hero .wrap{position:relative;z-index:2;padding-top:60px;padding-bottom:60px}
.hero h1{color:#fff;max-width:14ch;font-size:clamp(3rem,7vw,5.5rem);line-height:1.0;letter-spacing:-.02em;text-shadow:0 2px 18px rgba(0,0,0,.65),0 1px 4px rgba(0,0,0,.5)}
.hero p{color:#f2ece0;font-size:1.22rem;max-width:46ch;margin:22px 0 30px;text-shadow:0 1px 8px rgba(0,0,0,.6)}
.badgerow{display:flex;gap:26px;flex-wrap:wrap;margin-top:34px;align-items:center}
.badgerow .chip{display:flex;align-items:center;gap:9px;font-size:.9rem;font-weight:600;color:#f4eee2}
.badgerow .chip b{font-family:'Fraunces';font-size:1.7rem;color:#fff;font-weight:600}
.star{color:var(--gold-soft)}

.btn{display:inline-block;background:var(--gold);color:#fff;padding:14px 30px;border-radius:34px;font-weight:700;font-size:1rem;border:0;cursor:pointer;transition:.2s}
.btn:hover{background:var(--gold-soft);color:#fff;transform:translateY(-1px)}
.btn.ghost{background:transparent;border:1.5px solid rgba(255,255,255,.6);color:#fff}
.btn.ghost:hover{background:rgba(255,255,255,.12);border-color:#fff}
.btn.dark{background:var(--green)}
.btn.dark:hover{background:var(--green-deep)}
.ctas{display:flex;gap:14px;flex-wrap:wrap}

.page-hero{position:relative;min-height:62vh;display:flex;align-items:center;color:#fff;overflow:hidden}
.page-hero .bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.page-hero::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(110deg,rgba(18,32,22,.88) 0%,rgba(24,42,30,.75) 55%,rgba(24,42,30,.55) 100%)}
.page-hero::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(to top,rgba(0,0,0,.6) 0%,transparent 50%)}
.page-hero .wrap{position:relative;z-index:2;padding-top:70px;padding-bottom:70px}
.page-hero h1{color:#fff;max-width:22ch;font-size:clamp(2.2rem,4.5vw,3.8rem);line-height:1.1;letter-spacing:-.02em;text-shadow:0 2px 20px rgba(0,0,0,.55),0 1px 4px rgba(0,0,0,.4)}
.page-hero p{color:#f0ead8;font-size:1.18rem;max-width:54ch;margin:22px 0 0;line-height:1.7;text-shadow:0 1px 10px rgba(0,0,0,.5)}

.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.split img{border-radius:18px;box-shadow:var(--shadow)}
.band{background:var(--cream);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.band-green{background:var(--green-deep);color:#f3eee3}
.band-green h2,.band-green h3{color:#fff}
.band-green .lead{color:#d9d2c2}

.values{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:46px}
.value{
  background:#fff;
  border:1px solid var(--line);
  border-radius:18px;
  padding:40px 32px;
  text-align:center;
  box-shadow:0 6px 28px -8px rgba(36,58,44,.13);
  transition:transform .25s,box-shadow .25s;
  border-top:4px solid var(--teal);
}
.value:hover{transform:translateY(-5px);box-shadow:0 18px 44px -12px rgba(36,58,44,.22)}
.value:nth-child(1){border-top-color:var(--teal)}
.value:nth-child(2){border-top-color:var(--green)}
.value:nth-child(3){border-top-color:var(--gold)}
.value .ic{
  width:68px;height:68px;
  border-radius:50%;
  background:var(--teal-soft);
  color:var(--teal);
  display:grid;
  place-items:center;
  margin:0 auto 22px;
}
.value:nth-child(2) .ic{background:rgba(51,81,63,.1);color:var(--green)}
.value:nth-child(3) .ic{background:rgba(176,136,58,.1);color:var(--gold)}
.value .ic svg{width:30px;height:30px;flex:none}
.value h3{margin-bottom:10px;font-size:1.6rem}
.value p{color:#55615a;font-size:.97rem;line-height:1.7}

.teamgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:28px;max-width:740px;margin:46px auto 0}
.teamcard{background:#fff;border:1px solid var(--line);border-radius:20px;overflow:hidden;box-shadow:0 6px 28px -8px rgba(36,58,44,.13);transition:transform .25s,box-shadow .25s}
.teamcard:hover{transform:translateY(-4px);box-shadow:0 18px 44px -12px rgba(36,58,44,.2)}
.teamcard .photo{aspect-ratio:4/5;overflow:hidden}
.teamcard .photo img{width:100%;height:100%;object-fit:cover;object-position:center top;transition:transform .4s}
.teamcard:hover .photo img{transform:scale(1.04)}
.teamcard .bio{padding:26px 26px 30px;text-align:left}
.teamcard h3{font-size:1.45rem;margin-bottom:6px}
.teamcard .role{font-size:.8rem;font-weight:700;color:var(--green);text-transform:uppercase;letter-spacing:.06em;margin-bottom:12px}
.teamcard .bio p{font-size:.94rem;color:#55615a;line-height:1.65}
.awardbadge{display:inline-flex;align-items:center;gap:5px;background:rgba(176,136,58,.12);color:var(--gold);font-size:.8rem;font-weight:700;padding:6px 14px;border-radius:30px;margin-top:14px;letter-spacing:.03em}

.featurelist{list-style:none;margin-top:28px;display:flex;flex-direction:column;gap:22px}
.featurelist li{display:flex;gap:16px;align-items:flex-start}
.fic{flex:none;width:42px;height:42px;border-radius:50%;background:var(--teal-soft);color:var(--teal);display:grid;place-items:center;margin-top:2px}
.fic svg{width:20px;height:20px}
.featurelist strong{display:block;font-family:'Fraunces';font-size:1.08rem;color:var(--green-deep);margin-bottom:4px;font-weight:500}
.featurelist p{font-size:.95rem;color:#55615a;line-height:1.65;margin:0}

.homes{display:grid;grid-template-columns:1fr 1fr;gap:34px;margin-top:50px}
.homecard{background:var(--paper);border:1px solid var(--line);border-radius:20px;overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column}
.homecard--text{border-top:4px solid var(--green);background:#fff;box-shadow:0 6px 28px -8px rgba(36,58,44,.13);transition:transform .25s,box-shadow .25s}
.homecard--text:hover{transform:translateY(-4px);box-shadow:0 18px 44px -12px rgba(36,58,44,.2)}
.homecard--text:nth-child(2){border-top-color:var(--teal)}
.homecard .ph{aspect-ratio:16/11;overflow:hidden}
.homecard .ph img{width:100%;height:100%;object-fit:cover;transition:.6s}
.homecard:hover .ph img{transform:scale(1.05)}
.homecard .body{padding:30px;flex:1;display:flex;flex-direction:column}
.homecard h3{font-size:1.7rem}
.homecard .meta{display:flex;gap:18px;flex-wrap:wrap;margin:14px 0 16px;font-size:.86rem;font-weight:700;color:var(--green);text-transform:uppercase;letter-spacing:.04em}
.homecard p{color:#55615a;font-size:.98rem;margin-bottom:18px}
.homecard .links{margin-top:auto;display:flex;flex-wrap:wrap;gap:10px;font-size:.9rem;font-weight:600}
.tag{display:inline-block;background:rgba(51,81,63,.1);color:var(--green-deep);font-size:.74rem;font-weight:700;letter-spacing:.05em;text-transform:uppercase;padding:5px 12px;border-radius:30px}

.gallery{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;margin-top:44px}
.gallery img{border-radius:12px;aspect-ratio:3/4;object-fit:cover;transition:.3s}
.gallery img:hover{transform:scale(1.03);box-shadow:var(--shadow)}

.feegrid{margin-top:44px;border:1px solid var(--line);border-radius:18px;overflow:hidden;background:var(--paper)}
.feerow{display:grid;grid-template-columns:1.5fr 1fr;gap:20px;padding:22px 30px;border-bottom:1px solid var(--line);align-items:center}
.feerow:last-child{border-bottom:0}
.feerow h4{font-family:'Fraunces';font-size:1.18rem;color:var(--green-deep)}
.feerow span{font-size:.92rem;color:#626d65}
.feerow .price{font-family:'Fraunces';font-size:1.5rem;color:var(--gold);text-align:right;font-weight:600}
.feerow.head{background:var(--green-deep);color:#fff}
.feerow.head h4,.feerow.head .price{color:#fff}
.note{background:rgba(176,136,58,.1);border-left:4px solid var(--gold);padding:18px 22px;border-radius:8px;margin-top:26px;font-size:.95rem;color:#5a5340}

.rescols{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin-top:44px}
.rescard{background:var(--paper);border:1px solid var(--line);border-radius:16px;padding:30px}
.rescard h3{font-size:1.3rem;margin-bottom:6px}
.rescard ul{list-style:none;margin-top:16px}
.rescard li{padding:11px 0;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;gap:12px;align-items:center;font-weight:600}
.rescard li:last-child{border-bottom:0}
.rescard li span{font-weight:400;color:#6b756d;font-size:.88rem}

.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:46px}
.quote{background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.15);border-radius:16px;padding:30px}
.quote p{color:#e8e2d4;font-style:italic;font-family:'Fraunces';font-size:1.05rem;line-height:1.5}
.quote .who{margin-top:16px;font-family:'Mulish';font-style:normal;font-size:.84rem;color:var(--gold-soft);font-weight:700;letter-spacing:.04em}

.contactgrid{display:grid;grid-template-columns:1fr 1fr;gap:50px;margin-top:44px}
.field{margin-bottom:18px}
label{display:block;font-weight:700;font-size:.85rem;margin-bottom:7px;color:var(--green-deep)}
input,select,textarea{width:100%;padding:13px 16px;border:1px solid var(--line);border-radius:10px;font-family:inherit;font-size:1rem;background:var(--paper);color:var(--ink)}
input:focus,select:focus,textarea:focus{outline:0;border-color:var(--sage);box-shadow:0 0 0 3px rgba(126,149,128,.2)}
textarea{min-height:120px;resize:vertical}
.formnote{font-size:.85rem;color:#6b756d;margin-top:8px}
.infoblock{font-size:1rem}
.infoblock .row{display:flex;gap:14px;padding:16px 0;border-bottom:1px solid var(--line);align-items:flex-start}
.infoblock .row .ic{color:var(--gold);font-size:1.2rem;flex:none;width:24px;text-align:center}
.infoblock .row b{display:block;color:var(--green-deep);font-family:'Fraunces'}
#formMsg{display:none;background:#e6efe7;border:1px solid var(--sage);color:var(--green-deep);padding:14px 18px;border-radius:10px;margin-bottom:16px;font-weight:600}

footer{background:var(--green-deep);color:#cfd6cd;padding:54px 0 30px;font-size:.92rem}
footer .grid{display:grid;grid-template-columns:1.6fr 1fr 1fr;gap:40px;margin-bottom:36px}
footer h4{color:#fff;font-family:'Fraunces';font-size:1.15rem;margin-bottom:14px}
footer a{color:#cfd6cd}
footer a:hover{color:var(--gold-soft)}
footer ul{list-style:none}
footer li{margin-bottom:9px}
.copyr{border-top:1px solid rgba(255,255,255,.12);padding-top:22px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;font-size:.82rem;color:#9aa49a}

@media(max-width:880px){
  .menutoggle{display:block}
  nav.main{position:fixed;inset:78px 0 auto 0;background:var(--cream);flex-direction:column;align-items:stretch;padding:14px 26px;gap:4px;border-bottom:1px solid var(--line);display:none;box-shadow:var(--shadow)}
  nav.main.open{display:flex}
  nav.main a{padding:14px}
  .split,.homes,.contactgrid,.rescols,.teamgrid{grid-template-columns:1fr;gap:30px}
  .values,.quotes{grid-template-columns:1fr}
  .gallery{grid-template-columns:repeat(2,1fr)}
  .hero,.page-hero{min-height:auto;padding:30px 0}
  .feerow{grid-template-columns:1fr;gap:6px}
  .feerow .price{text-align:left}
}