:root {
      --green-950:#0e2d26; --green-900:#173f35; --green-800:#245447;
      --green-100:#dfe9e3; --sage:#a9bcae; --cream:#f6f3eb;
      --paper:#fffdf8; --ink:#17201d; --muted:#64706a; --line:#d9ded9;
      --white:#fff; --shadow:0 22px 70px rgba(14,45,38,.10);
      --radius:22px; --max:1180px;
      --serif:Georgia,"Times New Roman",serif;
      --sans:system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;
    }
    *{box-sizing:border-box}
    html{scroll-behavior:smooth}
    body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);line-height:1.6;text-rendering:optimizeLegibility;-webkit-font-smoothing:antialiased}
    img{max-width:100%;display:block}
    a{color:inherit}
    button,input,textarea{font:inherit}
    button{cursor:pointer}
    :focus-visible{outline:3px solid #7ca58f;outline-offset:3px}
    section{scroll-margin-top:82px}
    .skip-link{position:absolute;left:12px;top:-60px;background:var(--green-950);color:#fff;padding:10px 14px;border-radius:10px;z-index:1000}
    .skip-link:focus{top:12px}
    .container{width:min(calc(100% - 40px),var(--max));margin-inline:auto}
    .section{padding:clamp(74px,9vw,128px) 0}
    .eyebrow{margin:0 0 14px;font-size:.78rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--green-800)}
    h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.08;letter-spacing:-.025em;margin-top:0}
    h1{font-size:clamp(2.7rem,6.2vw,5.7rem);max-width:920px;margin-bottom:22px}
    h2{font-size:clamp(2.1rem,4.2vw,3.8rem)}
    h3{font-size:1.45rem}
    p{margin-top:0}
    .section-head{max-width:760px;margin-bottom:42px}
    .section-head p:last-child{color:var(--muted);max-width:650px}

    .site-header{position:sticky;top:0;z-index:900;border-bottom:1px solid rgba(217,222,217,.84);background:rgba(255,253,248,.93);backdrop-filter:blur(14px)}
    .nav{min-height:74px;display:flex;align-items:center;gap:28px;justify-content:space-between}
    .brand{font-weight:850;text-decoration:none;letter-spacing:-.02em;white-space:nowrap;display:inline-flex;align-items:center;gap:10px}.brand-mark{width:34px;height:34px;display:block}.brand-text span{color:var(--green-800);font-weight:700}
    
    .nav-links{display:flex;align-items:center;gap:24px;margin-left:auto}
    .nav-links a{text-decoration:none;font-weight:700;font-size:.93rem}
    .nav-links a:hover{color:var(--green-800)}
    .nav-cta{padding:11px 16px;border:1px solid var(--green-900);border-radius:999px}
    .nav-toggle{display:none;border:0;background:transparent;padding:8px;color:var(--green-950)}

    .hero{position:relative;overflow:hidden;padding:clamp(72px,9vw,138px) 0 clamp(78px,9vw,126px);background:radial-gradient(circle at 88% 18%,rgba(169,188,174,.34),transparent 28rem),linear-gradient(180deg,var(--cream),var(--paper))}
    .hero-grid{display:grid;grid-template-columns:minmax(0,1.45fr) minmax(300px,.55fr);gap:clamp(38px,7vw,92px);align-items:center}
    .role{display:inline-flex;gap:8px;align-items:center;padding:7px 11px;background:rgba(23,63,53,.07);border:1px solid rgba(23,63,53,.15);border-radius:999px;color:var(--green-900);font-weight:800;font-size:.84rem;margin-bottom:23px}
    .hero-sub{font-size:clamp(1.12rem,2vw,1.38rem);color:#35443f;max-width:720px;margin-bottom:15px}
    .actions{display:flex;flex-wrap:wrap;gap:12px}
    .btn{display:inline-flex;align-items:center;justify-content:center;min-height:52px;padding:0 20px;border-radius:999px;text-decoration:none;font-weight:850;border:1px solid transparent;transition:transform .18s ease,background .18s ease,border-color .18s ease}
    .btn:hover{transform:translateY(-1px)}
    .btn-primary{background:var(--green-900);color:#fff}
    .btn-primary:hover{background:var(--green-950)}
    .btn-secondary{border-color:var(--green-900);color:var(--green-900);background:transparent}

    .hero-proof{display:flex;flex-wrap:wrap;align-items:center;gap:14px;margin-top:22px}
    .badge-link{display:inline-flex;align-items:center;text-decoration:none}
    .award-badge{width:92px;height:auto;display:block}
    .proof-chip{display:inline-flex;align-items:center;gap:8px;padding:10px 13px;border-radius:999px;background:#fff;border:1px solid rgba(23,63,53,.12);box-shadow:0 8px 28px rgba(14,45,38,.06);font-weight:800;font-size:.88rem;color:var(--green-950);text-decoration:none}
    .proof-chip strong{font-size:.95rem}
    .proof-chip small{font-size:.8rem;color:var(--muted);font-weight:700}
    .portrait-card{position:relative;max-width:390px;margin-left:auto;background:#e9ebe8;border-radius:220px 220px 24px 24px;overflow:hidden;box-shadow:var(--shadow)}
    .portrait-card img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center top}

    .why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
    .why-card{padding:26px;border:1px solid var(--line);border-radius:var(--radius);background:#fff}
    .why-card h3{margin-bottom:11px}
    .why-card p{color:var(--muted);margin-bottom:0}

    .areas-section{background:var(--green-950);color:#fff}
    .areas-section .eyebrow{color:#b9d0c2}
    .areas-section .section-head p:last-child{color:#c6d2cd}
    .area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;margin-bottom:48px}
    .area-card{min-height:150px;padding:24px;border-radius:18px;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.12);display:flex;align-items:flex-end}
    .area-card h3{margin:0 0 8px;font-size:1.65rem}.area-card p{margin:0;color:#c6d2cd;font-size:.9rem;line-height:1.45;max-width:220px}.broader-reach{margin:-22px 0 42px;color:#dce6e1;font-weight:750;font-size:.98rem}

    .market-panel{background:var(--cream);color:var(--ink);border-radius:28px;overflow:hidden}
    .market-top{padding:30px 32px 22px;display:flex;align-items:end;justify-content:space-between;gap:22px;border-bottom:1px solid rgba(23,32,29,.12)}
    .market-top h3{margin:0;font-size:clamp(1.7rem,3vw,2.35rem)}
    .market-date{font-weight:850;color:var(--green-800);white-space:nowrap}
    .stat-grid{display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid rgba(23,32,29,.12)}
    .stat{padding:28px 26px 25px;border-right:1px solid rgba(23,32,29,.12)}
    .stat:last-child{border-right:0}
    .stat strong{display:block;font-family:var(--serif);font-size:clamp(2rem,4vw,3.15rem);font-weight:500;letter-spacing:-.04em;line-height:1;margin-bottom:9px;color:var(--green-950)}
    .stat span{color:var(--muted);font-size:.9rem}
    .market-compare{display:grid;grid-template-columns:1fr 1fr}
    .compare-row{padding:23px 28px}
    .compare-row:first-child{border-right:1px solid rgba(23,32,29,.12)}
    .compare-row b{color:var(--green-900)}
    .source{padding:0 32px 28px;color:var(--muted);font-size:.79rem}
    .source a{font-weight:750}

    .tabs{border:1px solid var(--line);border-radius:28px;overflow:hidden;background:#fff}
    .tab-list{display:flex;gap:6px;padding:8px;background:#f1f2ee;border-bottom:1px solid var(--line)}
    .tab-button{flex:1;border:0;background:transparent;color:var(--muted);border-radius:16px;padding:13px 16px;font-weight:850}
    .tab-button[aria-selected="true"]{background:#fff;color:var(--green-950);box-shadow:0 3px 14px rgba(14,45,38,.08)}
    .tab-panel{padding:clamp(28px,5vw,50px)}
    .js .tab-panel--hidden{display:none}
    .steps{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;counter-reset:process}
    .step{counter-increment:process;border-left:2px solid var(--green-100);padding:7px 0 7px 18px}
    .step::before{content:"0" counter(process);display:block;color:var(--green-800);font-weight:850;font-size:.8rem;margin-bottom:18px}
    .step h3{margin-bottom:9px}
    .step p{color:var(--muted);margin:0}

    .about{background:var(--cream)}
    .about-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(36px,7vw,92px);align-items:center}
    .about-photo{border-radius:24px;overflow:hidden;background:#e9ebe8;box-shadow:var(--shadow)}
    .about-photo img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center top}
    .about-copy p{color:#46534f;max-width:690px}
    .proof-bar{display:flex;flex-wrap:wrap;gap:10px;margin:25px 0 0}
    .proof-pill{display:inline-flex;align-items:center;gap:8px;border:1px solid #cbd5cf;background:rgba(255,255,255,.72);border-radius:999px;padding:9px 13px;text-decoration:none;font-weight:800;font-size:.84rem}
    .proof-pill:hover{border-color:var(--green-800)}
    .reviews{margin-top:52px;display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
    .review{margin:0;background:#fff;border:1px solid var(--line);border-radius:20px;padding:25px}
    .review p{font-family:var(--serif);font-size:1.16rem;line-height:1.48;color:#24302c}
    .review footer{color:var(--muted);font-size:.82rem}
    .review a{color:var(--green-800);font-weight:800}

    .contact-grid{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(36px,7vw,86px);align-items:start}
    .contact-side{position:sticky;top:110px}
    .contact-side p{color:var(--muted);max-width:480px}
    .phone-card{display:inline-flex;flex-direction:column;margin-top:19px;text-decoration:none}
    .phone-card small{text-transform:uppercase;letter-spacing:.1em;font-weight:850;color:var(--muted)}
    .phone-card strong{font-family:var(--serif);font-size:2rem;color:var(--green-950)}
    .lead-form{border:1px solid var(--line);border-radius:28px;padding:clamp(24px,4vw,38px);background:#fff;box-shadow:0 15px 50px rgba(14,45,38,.06)}
    fieldset{border:0;padding:0;margin:0 0 28px}
    legend{font-weight:850;margin-bottom:12px}
    .intent-grid{display:grid;grid-template-columns:1fr 1fr;gap:10px}
    .intent-option{position:relative}
    .intent-option input{position:absolute;opacity:0;pointer-events:none}
    .intent-option span{display:block;border:1px solid var(--line);border-radius:14px;padding:12px 14px;font-weight:780;transition:.15s ease}
    .intent-option input:focus-visible + span{outline:3px solid #7ca58f;outline-offset:2px}
    .intent-option input:checked + span{border-color:var(--green-800);background:#edf3ef;color:var(--green-950)}

    .hp-field{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}
    .form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
    .field{margin-bottom:16px}
    .field.full{grid-column:1/-1}
    label.label{display:block;margin-bottom:7px;font-weight:800;font-size:.88rem}
    input[type="text"],input[type="email"],input[type="tel"],textarea{width:100%;min-height:50px;padding:12px 13px;border:1px solid #cfd6d1;border-radius:12px;background:#fffefb;color:var(--ink)}
    textarea{min-height:118px;resize:vertical}
    .consent{display:flex;align-items:flex-start;gap:10px;font-size:.78rem;color:var(--muted);margin:4px 0 18px}
    .consent input{margin-top:4px}
    .form-actions{display:flex;align-items:center;gap:12px;flex-wrap:wrap}
    .submit{border:0;min-height:52px;padding-inline:22px}
    .form-status{min-height:1.4em;color:var(--green-800);font-weight:700;font-size:.85rem;margin-top:12px}

    .site-footer{background:var(--green-950);color:#e5eee9;padding:42px 0 28px}
    .footer-grid{display:grid;grid-template-columns:1fr auto;gap:30px;align-items:start}
    .footer-brand{font-weight:900;font-size:1.1rem;margin-bottom:7px}
    .footer-meta{color:#b9c9c2;font-size:.82rem;max-width:780px}
    .footer-links{display:flex;gap:16px;flex-wrap:wrap}
    .footer-links a{color:#fff;font-weight:750;font-size:.88rem}

    @media (max-width:900px){
      .hero-grid,.about-grid,.contact-grid{grid-template-columns:1fr}
      .portrait-card{margin:10px auto 0;max-width:340px}
      .why-grid,.reviews{grid-template-columns:1fr}
      .area-grid,.stat-grid{grid-template-columns:1fr 1fr}
      .stat:nth-child(2){border-right:0}
      .stat:nth-child(-n+2){border-bottom:1px solid rgba(23,32,29,.12)}
      .steps{grid-template-columns:1fr 1fr}
      .contact-side{position:static}
    }
    @media (max-width:720px){
      .container{width:min(calc(100% - 28px),var(--max))}
      .nav-toggle{display:block}
      .nav-links{display:none;position:absolute;left:14px;right:14px;top:67px;padding:14px;background:var(--paper);border:1px solid var(--line);border-radius:18px;box-shadow:var(--shadow);flex-direction:column;align-items:stretch;gap:2px}
      .nav-links.open{display:flex}
      .nav-links a{padding:11px 10px}
      .nav-cta{border:0;border-radius:10px;background:#edf3ef}
      .area-grid,.stat-grid,.steps,.form-grid,.intent-grid,.market-compare,.footer-grid{grid-template-columns:1fr}
      .stat,.stat:nth-child(2){border-right:0;border-bottom:1px solid rgba(23,32,29,.12)}
      .stat:last-child{border-bottom:0}
      .compare-row:first-child{border-right:0;border-bottom:1px solid rgba(23,32,29,.12)}
      .market-top{align-items:flex-start;flex-direction:column}
      h1{font-size:clamp(2.65rem,13vw,4.25rem)}
    }
    @media (prefers-reduced-motion:reduce){
      html{scroll-behavior:auto}
      *,*::before,*::after{scroll-behavior:auto!important;transition:none!important}
    }

    .wp-content-shell{padding:clamp(64px,8vw,110px) 0}
    .wp-content{max-width:820px;margin:0 auto}
    .wp-content h1{font-size:clamp(2.4rem,5vw,4.2rem)}
    .wp-content h2{font-size:clamp(1.8rem,3vw,2.7rem);margin-top:1.5em}
    .wp-content h3{font-size:1.45rem;margin-top:1.4em}
    .wp-content p,.wp-content li{color:#46534f}
    .wp-content a{color:var(--green-800)}
    .wp-content img{height:auto;border-radius:16px}


    .awards-row{
      align-items:center;
      gap:18px;
      margin-top:18px;
    }
    .award-card{
      min-height:112px;
      padding:12px 14px;
      border:1px solid #cbd5cf;
      border-radius:18px;
      background:rgba(255,255,255,.78);
      transition:transform .18s ease,border-color .18s ease,box-shadow .18s ease;
    }
    .award-card:hover{
      transform:translateY(-2px);
      border-color:var(--green-800);
      box-shadow:0 12px 30px rgba(14,45,38,.08);
    }
    .rate-agent-badge{
      width:180px;
      max-width:100%;
      height:auto;
      display:block;
    }
    .social-link{
      display:inline-flex;
      align-items:center;
      gap:6px;
      text-decoration:none;
    }
    .social-link svg{
      flex:0 0 auto;
    }
    @media (max-width:720px){
      .awards-row{gap:12px}
      .award-card{min-height:96px;padding:10px 12px}
      .award-badge{width:80px}
      .rate-agent-badge{width:150px}
    }


/* v1.2 live-layout refinement */
@media (min-width:901px){
  .section{
    padding:clamp(60px,6.5vw,94px) 0;
  }

  .hero{
    padding:clamp(52px,5.5vw,78px) 0 clamp(58px,5.8vw,84px);
  }

  .hero-grid{
    grid-template-columns:minmax(0,1.25fr) minmax(360px,.75fr);
    gap:clamp(36px,5vw,70px);
    align-items:center;
  }

  .portrait-card{
    width:100%;
    max-width:430px;
    margin-left:auto;
    border-radius:32px;
    background:#f1eee6;
  }

  .portrait-card img{
    width:100%;
    height:auto;
    aspect-ratio:auto;
    object-fit:contain;
    object-position:center;
  }

  .about-grid{
    grid-template-columns:minmax(360px,.82fr) minmax(0,1.18fr);
    gap:clamp(42px,5vw,72px);
    align-items:center;
  }

  .about-photo{
    max-width:500px;
    align-self:center;
    border-radius:24px;
  }

  .about-photo img{
    width:100%;
    height:auto;
    aspect-ratio:auto;
    object-fit:contain;
    object-position:center;
  }

  .reviews{
    margin-top:38px;
  }
}

.hero-proof-line{
  display:inline-flex;
  width:auto;
  gap:8px;
  margin-top:22px;
  padding:9px 13px;
  border:1px solid rgba(23,63,53,.14);
  border-radius:999px;
  background:rgba(255,255,255,.72);
  color:var(--green-950);
  box-shadow:none;
  font-size:.88rem;
  font-weight:720;
  line-height:1.25;
}

.hero-proof-line .proof-star{
  color:#b98c20;
  font-size:1rem;
  line-height:1;
}

.awards-row{
  gap:14px;
  align-items:center;
}

.award-card{
  width:205px;
  height:136px;
  min-height:136px;
  padding:12px 14px;
  justify-content:center;
  align-items:center;
}

.recognition-badge{
  width:auto !important;
  height:100px !important;
  max-width:165px;
  object-fit:contain;
  display:block;
}

@media (max-width:900px){
  .portrait-card{
    max-width:380px;
    border-radius:28px;
  }

  .portrait-card img,
  .about-photo img{
    width:100%;
    height:auto;
    aspect-ratio:auto;
    object-fit:contain;
  }

  .hero-proof-line{
    margin-top:18px;
  }
}

@media (max-width:720px){
  .section{
    padding:58px 0;
  }

  .hero{
    padding:52px 0 62px;
  }

  .award-card{
    width:160px;
    height:112px;
    min-height:112px;
  }

  .recognition-badge{
    height:82px !important;
    max-width:132px;
  }
}


/* v1.4 contact-form feedback */
.submit:disabled{
  opacity:.7;
  cursor:wait;
}
.form-status{
  min-height:1.5em;
}
.form-status.is-sending{
  color:#66726e;
}
.form-status.is-success{
  color:var(--green-800);
}
.form-status.is-error{
  color:#9d2b24;
}


/* v1.5 mobile overflow hardening */
html,
body{
  max-width:100%;
  overflow-x:hidden;
}

.hero-grid,
.about-grid,
.contact-grid,
.about-copy,
.contact-side,
.lead-form,
.section-head,
.market-panel,
.proof-bar,
.awards-row,
.footer-grid{
  min-width:0;
}

.hero-copy,
.about-copy,
.contact-side,
.why-card,
.area-card,
.step,
.review,
.stat,
.compare-row{
  max-width:100%;
  min-width:0;
}

.hero-proof-line{
  max-width:100%;
  flex-wrap:wrap;
}

.proof-pill,
.footer-links a,
.broader-reach,
.source,
.about-copy p,
.contact-side p,
.footer-meta{
  overflow-wrap:anywhere;
}

@media (max-width:720px){
  .nav{
    gap:10px;
  }

  .brand{
    flex:1 1 auto;
    min-width:0;
    gap:8px;
  }

  .brand-mark{
    flex:0 0 auto;
    width:30px;
    height:30px;
  }

  .brand-text{
    min-width:0;
    font-size:.94rem;
    white-space:nowrap;
  }

  .nav-toggle{
    flex:0 0 auto;
    margin-left:auto;
  }

  .about-copy,
  .contact-side,
  .lead-form{
    width:100%;
  }

  .proof-bar{
    width:100%;
  }

  .proof-pill{
    max-width:100%;
  }

  .form-actions .btn,
  .form-actions .submit{
    max-width:100%;
  }
}

@media (max-width:390px){
  .brand-text{
    font-size:.88rem;
  }

  .brand-mark{
    width:28px;
    height:28px;
  }

  .nav{
    gap:7px;
  }
}


/* v1.6 mobile hero polish — intentionally mobile-only */
@media (max-width:720px){

  /* Slightly smaller hero headline so the first screen feels faster
     and the portrait arrives sooner without changing the copy. */
  .hero h1{
    font-size:clamp(2.45rem,11.6vw,3rem);
    line-height:1.06;
  }

  /* Keep the recognition star attached to its text instead of
     allowing the star to wrap onto a line by itself. */
  .hero-proof-line{
    display:flex;
    flex-wrap:nowrap;
    align-items:flex-start;
    gap:9px;
  }

  .hero-proof-line .proof-star{
    flex:0 0 auto;
    margin-top:.08em;
  }

  .hero-proof-line > span:last-child{
    min-width:0;
    flex:1 1 auto;
  }

  /* Remove excess vertical air between the portrait and the next section. */
  .hero{
    padding-bottom:20px;
  }

  .hero + .section{
    padding-top:36px;
  }
}