:root{
  --cream:#F5EFE4; --limestone:#E8DCC6; --oak:#3E4A2F; --oak-deep:#2C3521; --sage:#7C8A5C;
  --rust:#A8532B; --rust-dark:#8A4222; --saddle:#6B4A2E; --ink:#2A2620; --muted:#5E564A;
  --radius:14px; --shadow:0 10px 30px rgba(42,38,32,.12);
  --serif:'Playfair Display',Georgia,'Times New Roman',serif;
  --sans:'Source Sans 3',system-ui,-apple-system,'Segoe UI',Roboto,Arial,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);background:var(--cream);font-size:18px;line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
.wrap{max-width:1200px;margin:0 auto;padding:0 24px}
.eyebrow{font-size:.8rem;letter-spacing:.18em;text-transform:uppercase;font-weight:700;color:var(--rust)}
h1,h2,h3{font-family:var(--serif);line-height:1.15;color:var(--oak-deep)}
h2{font-size:clamp(2rem,3.6vw,2.9rem);margin:.35rem 0 1rem}
h3{font-size:1.35rem}
.lead{font-size:1.15rem;color:var(--muted);max-width:720px}
section{padding:96px 0}
.btn{display:inline-flex;align-items:center;gap:.5rem;font-weight:700;font-size:1rem;text-decoration:none;padding:15px 26px;border-radius:999px;border:2px solid transparent;transition:.2s;cursor:pointer;font-family:var(--sans)}
.btn-primary{background:var(--rust);color:#fff}
.btn-primary:hover{background:var(--rust-dark)}
.btn-ghost{border-color:rgba(255,255,255,.85);color:#fff;background:rgba(255,255,255,.06)}
.btn-ghost:hover{background:#fff;color:var(--oak-deep)}
.btn-dark{background:var(--oak);color:#fff}
.btn-dark:hover{background:var(--oak-deep)}
.ph{display:inline-block;background:#FFF3C4;color:#6B4A00;border:1px dashed #C9A227;border-radius:6px;padding:1px 8px;font-size:.78rem;font-weight:700;letter-spacing:.02em}

/* top bar + nav */
.topbar{background:var(--oak-deep);color:var(--limestone);font-size:.88rem}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;height:38px}
.topbar a{text-decoration:none;font-weight:600;color:#fff}
header.nav{position:sticky;top:0;z-index:50;background:rgba(245,239,228,.96);backdrop-filter:blur(8px);border-bottom:1px solid rgba(62,74,47,.12)}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.brand-mark{width:44px;height:44px;border-radius:50%;background:var(--oak);display:grid;place-items:center}
.brand-text{font-family:var(--serif);font-weight:700;font-size:1.3rem;color:var(--oak-deep);line-height:1}
.brand-text small{display:block;font-family:var(--sans);font-size:.68rem;letter-spacing:.32em;text-transform:uppercase;color:var(--saddle);margin-top:5px;font-weight:700}
.nav ul{display:flex;gap:30px;list-style:none}
.nav ul a{text-decoration:none;font-weight:600;color:var(--oak-deep);font-size:.98rem}
.nav ul a:hover{color:var(--rust)}
.nav .btn{padding:11px 20px}

/* hero */
.hero{position:relative;min-height:720px;display:flex;align-items:center;color:#fff;padding:120px 0 90px;
  background:linear-gradient(90deg,rgba(28,30,20,.78) 0%,rgba(28,30,20,.45) 55%,rgba(28,30,20,.15) 100%),url('/img/hero-meadow-sunset.jpg') center 60%/cover no-repeat}
.hero .eyebrow{color:#F2C59B}
.hero h1{color:#fff;font-size:clamp(2.8rem,6.4vw,5.4rem);max-width:820px;margin:.6rem 0 1.2rem;font-weight:700}
.hero p.sub{font-size:clamp(1.1rem,1.6vw,1.35rem);max-width:620px;color:#F3EDE2}
.hero .ctas{display:flex;flex-wrap:wrap;gap:14px;margin:2.2rem 0 2rem}
.trust{display:flex;flex-wrap:wrap;gap:10px 22px;font-size:.92rem;color:#EDE4D3;border-top:1px solid rgba(255,255,255,.25);padding-top:1.3rem;max-width:760px}
.trust span{display:flex;align-items:center;gap:8px}
.trust span::before{content:"";width:7px;height:7px;border-radius:50%;background:#F2C59B}

/* listings */
.listings{background:var(--cream)}
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:44px}
.grid4{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.card{background:#fff;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column;transition:.25s}
.card:hover{transform:translateY(-4px)}
.card .photo{aspect-ratio:4/3;background-size:cover;background-position:center;position:relative}
.tag{position:absolute;left:14px;top:14px;background:rgba(245,239,228,.95);color:var(--oak-deep);font-size:.74rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:5px 10px;border-radius:999px}
.tag.com{background:var(--saddle);color:#fff}
.card .body{padding:22px 22px 24px;display:flex;flex-direction:column;gap:8px;flex:1}
.price{font-family:var(--serif);font-size:1.5rem;font-weight:700;color:var(--rust)}
.price.na{font-family:var(--sans);font-size:1rem;color:var(--saddle);font-weight:700}
.chips{display:flex;flex-wrap:wrap;gap:6px;margin-top:2px}
.chip{font-size:.8rem;font-weight:600;background:var(--limestone);color:var(--oak-deep);padding:3px 10px;border-radius:999px}
.card .more{margin-top:auto;padding-top:12px;font-weight:700;color:var(--oak);text-decoration:none;display:inline-flex;gap:6px}
.card .more:hover{color:var(--rust)}
.below{margin-top:36px;text-align:center;color:var(--muted)}
.below a{color:var(--rust);font-weight:700}

/* services */
.services{background:var(--oak-deep);color:var(--limestone);position:relative;overflow:hidden}
.services h2{color:#fff}
.services .eyebrow{color:#E9A979}
.services .lead{color:#D9CFBC}
.svc-top{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center;margin-bottom:56px}
.callout{background:linear-gradient(135deg,rgba(168,83,43,.95),rgba(107,74,46,.95));border-radius:var(--radius);padding:30px 32px;color:#fff;box-shadow:0 18px 40px rgba(0,0,0,.25);position:relative}
.callout h3{color:#fff;font-size:1.5rem;margin-bottom:.5rem}
.callout .badge{display:inline-block;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;font-weight:700;background:rgba(255,255,255,.18);padding:4px 10px;border-radius:999px;margin-bottom:12px}
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.svc{background:rgba(255,255,255,.05);border:1px solid rgba(232,220,198,.16);border-radius:var(--radius);padding:28px}
.svc.hl{background:rgba(124,138,92,.22);border-color:rgba(184,196,150,.45)}
.svc .ic{width:50px;height:50px;border-radius:12px;background:rgba(242,197,155,.14);display:grid;place-items:center;margin-bottom:16px}
.svc h3{color:#fff;font-size:1.25rem;margin-bottom:.4rem}
.svc p{font-size:1rem;color:#D9CFBC}
.svc .pill{display:inline-block;margin-top:12px;font-size:.72rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:#E9A979}
.svc-cta{margin-top:44px;display:flex;align-items:center;gap:20px;flex-wrap:wrap}
.aerial{border-radius:var(--radius);overflow:hidden;position:relative;box-shadow:0 18px 40px rgba(0,0,0,.3)}
.aerial img{width:100%;height:380px;object-fit:cover}
.aerial figcaption{position:absolute;left:0;right:0;bottom:0;padding:14px 18px;font-size:.85rem;background:linear-gradient(transparent,rgba(0,0,0,.7));color:#fff}

/* about */
.about .grid2{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.about .pic{border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);position:relative}
.about .pic img{width:100%;height:540px;object-fit:cover}
.about .pic .stamp{position:absolute;right:18px;bottom:18px;background:var(--cream);border-radius:12px;padding:14px 18px;box-shadow:var(--shadow);font-weight:700;color:var(--oak-deep);font-size:.95rem}
.about .pic .stamp b{display:block;font-family:var(--serif);font-size:1.3rem;color:var(--rust)}
.about p{margin-bottom:1rem;color:var(--muted)}
.team{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin:26px 0 28px}
.member{background:#fff;border-radius:12px;padding:16px 16px;display:flex;gap:14px;align-items:center;box-shadow:0 4px 14px rgba(42,38,32,.06)}
.avatar{flex:0 0 52px;height:52px;border-radius:50%;background:var(--limestone);border:2px dashed var(--sage);display:grid;place-items:center;font-weight:700;color:var(--oak);font-size:.95rem}
.member b{display:block;color:var(--oak-deep)}
.member span{font-size:.85rem;color:var(--muted);line-height:1.35;display:block}
.member.broker{grid-column:1/-1;border-left:4px solid var(--rust)}
.member.broker a{color:var(--rust);font-weight:600;text-decoration:none}

/* areas */
.areas{position:relative;color:#fff;background:linear-gradient(rgba(30,34,22,.72),rgba(30,34,22,.82)),url('/img/areas-river.jpg') center/cover no-repeat}
.areas h2{color:#fff}.areas .eyebrow{color:#F2C59B}.areas .lead{color:#EDE4D3}
.area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin-top:44px}
.area{background:rgba(245,239,228,.1);border:1px solid rgba(245,239,228,.25);border-radius:var(--radius);padding:26px;backdrop-filter:blur(3px)}
.area h3{color:#fff;font-size:1.45rem;margin-bottom:.4rem}
.area p{font-size:1rem;color:#EDE4D3}
.area .pin{color:#F2C59B;font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;font-weight:700;margin-bottom:10px;display:block}
.areas .close{margin-top:32px;color:#EDE4D3}

/* contact */
.contact{background:var(--limestone)}
.contact .grid2{display:grid;grid-template-columns:1.25fr .75fr;gap:40px;align-items:start}
form.lead-form{background:#fff;border-radius:var(--radius);padding:36px;box-shadow:var(--shadow)}
.row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{display:flex;flex-direction:column;gap:6px;margin-bottom:16px}
label,.legend{font-weight:700;font-size:.92rem;color:var(--oak-deep)}
.req{color:var(--rust)}
input[type=text],input[type=tel],input[type=email],textarea{font:inherit;font-size:1rem;padding:13px 14px;border:1.5px solid #D6CAB3;border-radius:10px;background:#FCFAF6;color:var(--ink);width:100%}
input:focus,textarea:focus{outline:none;border-color:var(--sage);box-shadow:0 0 0 3px rgba(124,138,92,.2)}
textarea{min-height:120px;resize:vertical}
.hint{font-size:.82rem;color:var(--muted)}
.radios{display:flex;flex-wrap:wrap;gap:10px}
.radios label{font-weight:600;display:flex;align-items:center;gap:8px;border:1.5px solid #D6CAB3;border-radius:999px;padding:9px 16px;cursor:pointer;background:#FCFAF6}
.radios input{accent-color:var(--rust)}
.radios label:has(input:checked){border-color:var(--rust);background:#FBEDE4}
fieldset{border:0}
.form-foot{display:flex;align-items:center;gap:18px;flex-wrap:wrap;margin-top:6px}
.form-foot a{color:var(--rust);font-weight:700;text-decoration:none}
.info{background:var(--oak);color:var(--limestone);border-radius:var(--radius);padding:32px}
.info h3{color:#fff;margin-bottom:18px}
.info dl{display:grid;gap:16px}
.info dt{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:#E9A979;font-weight:700}
.info dd{color:#fff}
.info dd a{color:#fff;text-decoration:none;font-weight:600}
.info dd a:hover{text-decoration:underline}

/* footer */
footer{background:var(--ink);color:#BFB5A3;padding:64px 0 28px;font-size:.95rem}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.3fr;gap:36px}
footer h4{color:#fff;font-family:var(--sans);font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;margin-bottom:14px}
footer ul{list-style:none;display:grid;gap:8px}
footer a{color:#E8DCC6;text-decoration:none}
footer a:hover{color:#fff;text-decoration:underline}
footer .flogo{background:#000;border-radius:10px;padding:10px 14px;display:inline-block;margin-bottom:14px}
footer .flogo img{height:56px;width:auto}
.trec{margin-top:40px;padding:20px 22px;border:1px solid #4A443A;border-radius:12px;display:flex;flex-wrap:wrap;gap:12px 28px;align-items:center}
.trec a{font-weight:700;color:#F2C59B}
.legal{margin-top:24px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;font-size:.85rem;color:#8E8574}
.mock-note{background:#FFF3C4;color:#5B4300;text-align:center;font-size:.85rem;padding:8px 12px;border-bottom:1px solid #E6CF7A}

/* sticky mobile call */
.callbar{display:none}

/* responsive */
@media (max-width:1100px){
  .grid4{grid-template-columns:repeat(2,1fr)}
  .area-grid{grid-template-columns:repeat(2,1fr)}
  .fgrid{grid-template-columns:1fr 1fr}
}
@media (max-width:900px){
  .nav ul{display:none}
  .svc-top,.about .grid2,.contact .grid2{grid-template-columns:1fr;gap:36px}
  .svc-grid{grid-template-columns:1fr 1fr}
  .about .pic img{height:380px}
}
@media (max-width:640px){
  body{font-size:17px;padding-bottom:68px}
  section{padding:68px 0}
  .wrap{padding:0 20px}
  .topbar .loc{display:none}
  .topbar .wrap{justify-content:center}
  .nav .wrap{height:66px}
  .nav .btn{display:none}
  .brand-text{font-size:1.12rem}
  .hero{min-height:640px;padding:90px 0 60px;background-position:65% center;
    background-image:linear-gradient(180deg,rgba(28,30,20,.55),rgba(28,30,20,.8)),url('/img/hero-meadow-sunset.jpg')}
  .hero .ctas .btn{width:100%;justify-content:center}
  .grid4,.svc-grid,.area-grid,.team,.row,.fgrid{grid-template-columns:1fr}
  .aerial img{height:260px}
  form.lead-form{padding:24px}
  .callbar{display:flex;position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--oak-deep);padding:10px 12px;gap:10px;box-shadow:0 -6px 20px rgba(0,0,0,.2)}
  .callbar a{flex:1;justify-content:center;padding:13px 10px;font-size:.95rem}
}

/* ---- site additions ---- */
.mock-note{display:none}
.nav ul a[aria-current=page]{color:var(--rust)}
.menu-btn{display:none;background:none;border:0;cursor:pointer;padding:8px}
@media (max-width:900px){.menu-btn{display:block}
 .nav ul.open{display:flex;flex-direction:column;position:absolute;top:100%;left:0;right:0;background:var(--cream);padding:18px 24px;gap:14px;border-bottom:1px solid rgba(62,74,47,.15);box-shadow:var(--shadow)}}
.page-hero{background:linear-gradient(rgba(28,30,20,.62),rgba(28,30,20,.78)),var(--bg,url('/img/hero-meadow-sunset.jpg')) center/cover no-repeat;color:#fff;padding:110px 0 70px}
.page-hero h1{color:#fff;font-size:clamp(2.2rem,5vw,3.8rem);margin:.4rem 0 .8rem}
.page-hero .eyebrow{color:#F2C59B}.page-hero p{color:#F3EDE2;max-width:720px;font-size:1.15rem}
.crumbs{font-size:.9rem;color:#EDE4D3;margin-bottom:10px}.crumbs a{color:#F2C59B;text-decoration:none}
.listing-top{display:grid;grid-template-columns:1.5fr 1fr;gap:40px;align-items:start}
.facts{background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);padding:28px;position:sticky;top:96px}
.facts .price{font-size:2rem;margin-bottom:12px}
.facts dl{display:grid;grid-template-columns:auto 1fr;gap:10px 18px;margin:8px 0 22px}
.facts dt{font-weight:700;color:var(--oak-deep)}.facts dd{color:var(--muted)}
.facts .btn{width:100%;justify-content:center;margin-top:10px}
.desc p{margin-bottom:1rem;color:var(--ink)}.desc h2{font-size:clamp(1.6rem,3vw,2.2rem)}
.gallery{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:12px;margin-top:28px}
.gallery button{border:0;padding:0;cursor:zoom-in;border-radius:10px;overflow:hidden;aspect-ratio:4/3;background:var(--limestone)}
.gallery button:first-child{grid-column:span 2;grid-row:span 2}
.gallery img{width:100%;height:100%;object-fit:cover;transition:.3s}.gallery button:hover img{transform:scale(1.04)}
.lb{position:fixed;inset:0;background:rgba(15,15,12,.94);z-index:100;display:none;align-items:center;justify-content:center}
.lb.open{display:flex}.lb img{max-width:92vw;max-height:84vh;border-radius:8px}
.lb button{position:absolute;background:rgba(255,255,255,.12);color:#fff;border:0;font-size:2rem;width:54px;height:54px;border-radius:50%;cursor:pointer}
.lb .x{top:18px;right:18px}.lb .pv{left:18px;top:50%;transform:translateY(-50%)}.lb .nx{right:18px;top:50%;transform:translateY(-50%)}
.lb .cap{position:absolute;bottom:18px;left:0;right:0;text-align:center;color:#ddd;font-size:.9rem}
.map{border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);margin-top:24px}.map iframe{width:100%;height:420px;border:0;display:block}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.bio{display:grid;grid-template-columns:120px 1fr;gap:28px;background:#fff;border-radius:var(--radius);padding:32px;box-shadow:var(--shadow);margin-bottom:28px}
.bio .avatar{width:120px;height:120px;flex:none;font-size:1.6rem}.bio p{color:var(--muted);margin-bottom:.8rem}.bio .lic{font-weight:700;color:var(--rust);font-size:.95rem}
.err404{text-align:center;padding:140px 0}.err404 h1{font-size:clamp(2.4rem,6vw,4rem);margin-bottom:1rem}
@media (max-width:900px){.listing-top{grid-template-columns:1fr}.facts{position:static}}
@media (max-width:640px){.gallery{grid-template-columns:1fr 1fr}.bio{grid-template-columns:1fr}.map iframe{height:300px}.page-hero{padding:80px 0 50px}}

.uc-ribbon{position:absolute;left:14px;bottom:14px;z-index:2;background:#A8532B;color:#fff;font-size:.78rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;padding:6px 12px;border-radius:4px;box-shadow:0 2px 8px rgba(0,0,0,.25);pointer-events:none}
.gallery.uc{position:relative}
.price.uc{color:#A8532B}