:root{
  --deep:#0b3a4a; --spring:#0e7c86; --spring-2:#14a3a8; --glass:#cfeee8; --sand:#f6efe2; --sand-2:#ebe0cb;
  --palm:#3f7d4e; --coral:#b44b2d; --ink:#17242b; --muted:#53636b; --white:#fff;
  --radius:18px; --shadow:0 10px 30px rgba(11,58,74,.12);
  --serif:"Iowan Old Style","Palatino Linotype",Palatino,"Book Antiqua",Georgia,serif;
  --sans:system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--sand);line-height:1.65;font-size:17px;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:#0a6b74}
a:hover{color:var(--deep)}
h1,h2,h3{font-family:var(--serif);line-height:1.15;color:var(--deep);margin:0 0 .5em}
h1{font-size:clamp(2.2rem,5.5vw,4rem);letter-spacing:-.01em}
h2{font-size:clamp(1.7rem,3.6vw,2.6rem)}
h3{font-size:1.3rem}
p{margin:0 0 1em}
.skip{position:absolute;left:-9999px}.skip:focus{left:1rem;top:1rem;background:#fff;padding:.5rem 1rem;z-index:99;border-radius:8px}
.wrap{width:min(1180px,92vw);margin:0 auto}
.narrow{width:min(780px,92vw);margin:0 auto}
/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(246,239,226,.92);backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid rgba(11,58,74,.08)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:1rem;padding:.7rem 0}
.brand{display:flex;align-items:center;gap:.6rem;text-decoration:none;color:var(--deep);font-family:var(--serif);font-weight:700;font-size:1.25rem;line-height:1}
.brand small{display:block;font-family:var(--sans);font-weight:500;font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:#0a6b74;margin-top:.25rem}
.brand svg{flex:none}
.menu{display:flex;gap:1.2rem;list-style:none;margin:0;padding:0;align-items:center}
.menu a{text-decoration:none;color:var(--ink);font-weight:500;font-size:.95rem}
.menu a[aria-current=page]{color:var(--spring);border-bottom:2px solid var(--spring)}
.btn{display:inline-block;background:var(--coral);color:#fff!important;text-decoration:none;padding:.8rem 1.3rem;border-radius:999px;font-weight:600;border:0;cursor:pointer;font-size:1rem;transition:transform .15s,box-shadow .15s}
.btn:hover{transform:translateY(-1px);box-shadow:0 8px 20px rgba(180,75,45,.35)}
.btn.ghost{background:transparent;border:2px solid currentColor;color:var(--white)!important}
.btn.teal{background:var(--spring)}
.menu-toggle{display:none;background:none;border:0;font-size:1.6rem;color:var(--deep);cursor:pointer;padding:.3rem}
@media (max-width:900px){
  .menu-toggle{display:block}
  .menu{position:absolute;top:100%;left:0;right:0;flex-direction:column;align-items:flex-start;background:var(--sand);padding:1rem 4vw 1.5rem;gap:.9rem;border-bottom:1px solid var(--sand-2);display:none}
  .menu.open{display:flex}
}
/* hero */
.hero{position:relative;min-height:min(88vh,760px);display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero picture,.hero>img{position:absolute;inset:0}
.hero img{width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(11,58,74,.05) 30%,rgba(11,58,74,.78) 100%)}
.hero .wrap{position:relative;z-index:2;padding:4rem 0 3.5rem}
.hero h1{color:#fff;max-width:15ch;text-shadow:0 2px 20px rgba(0,0,0,.25)}
.hero p.lead{font-size:clamp(1.05rem,2vw,1.3rem);max-width:46ch;opacity:.95}
.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-size:.78rem;font-weight:700;color:#0a6b74}
.bg-deep .eyebrow{color:#7fd6d3}
.hero .eyebrow{color:var(--glass)}
.cta-row{display:flex;gap:.8rem;flex-wrap:wrap;margin-top:1.4rem}
.page-hero{min-height:min(60vh,520px)}
/* wave divider */
.wave-div{display:block;width:100%;height:60px;margin-top:-1px}
/* sections */
section{padding:4.5rem 0}
.bg-white{background:#fff}
.bg-deep{background:var(--deep);color:#e8f4f2}
.bg-deep h2,.bg-deep h3{color:#fff}
.bg-glass{background:linear-gradient(180deg,var(--glass),#e9f7f4)}
.section-head{max-width:720px;margin-bottom:2.2rem}
.grid{display:grid;gap:1.4rem}
.g2{grid-template-columns:repeat(auto-fit,minmax(300px,1fr))}
.g3{grid-template-columns:repeat(auto-fit,minmax(260px,1fr))}
.g4{grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.card{background:#fff;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column;text-decoration:none;color:inherit;transition:transform .2s,box-shadow .2s}
a.card:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(11,58,74,.18)}
.card img{aspect-ratio:4/3;object-fit:cover;width:100%}
.card .body{padding:1.2rem 1.3rem 1.4rem}
.card h3{margin-bottom:.3rem}
.card p{color:var(--muted);font-size:.96rem;margin:0}
.tag{display:inline-block;font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;font-weight:700;color:var(--palm);margin-bottom:.4rem}
/* town picker */
.town-picker{display:flex;flex-wrap:wrap;gap:.6rem;margin-top:1.2rem}
.town-picker a{background:#fff;border:1px solid var(--sand-2);padding:.6rem 1.05rem;border-radius:999px;text-decoration:none;color:var(--deep);font-weight:600;font-size:.95rem}
.town-picker a:hover{background:var(--spring);color:#fff;border-color:var(--spring)}
.hero .town-picker a{background:rgba(255,255,255,.14);border-color:rgba(255,255,255,.35);color:#fff;backdrop-filter:blur(6px)}
.hero .town-picker a:hover{background:#fff;color:var(--deep)}
/* split */
.split{display:grid;grid-template-columns:1.05fr 1fr;gap:3rem;align-items:center}
.split.rev>:first-child{order:2}
@media (max-width:860px){.split{grid-template-columns:1fr;gap:1.6rem}.split.rev>:first-child{order:0}}
.split img{border-radius:var(--radius);box-shadow:var(--shadow);width:100%;object-fit:cover}
figure{margin:0}
figcaption{font-size:.8rem;color:var(--muted);margin-top:.5rem}
.bg-deep figcaption{color:#a9cfd0}
/* facts */
.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:1rem;margin:1.5rem 0}
.fact{background:#fff;border-radius:14px;padding:1.1rem 1.2rem;border-left:4px solid var(--spring)}
.fact strong{display:block;font-family:var(--serif);font-size:1.6rem;color:var(--deep);line-height:1.1}
.fact span{font-size:.88rem;color:var(--muted)}
.fact a{font-size:.75rem}
.bg-deep .fact{background:rgba(255,255,255,.06);border-left-color:var(--spring-2)}
.bg-deep .fact strong{color:#fff}.bg-deep .fact span{color:#bcd9d8}
/* timeline */
.timeline{display:grid;grid-template-columns:repeat(auto-fit,minmax(170px,1fr));gap:1rem;counter-reset:step}
.timeline figure{background:#fff;border-radius:14px;overflow:hidden;box-shadow:var(--shadow)}
.timeline img{aspect-ratio:4/3;object-fit:cover}
.timeline figcaption{padding:.7rem .9rem;font-size:.9rem;color:var(--ink);margin:0}
.timeline figcaption b{display:block;color:var(--spring);font-size:.75rem;letter-spacing:.12em;text-transform:uppercase}
/* gallery */
.gallery{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:.8rem}
.gallery img{border-radius:12px;aspect-ratio:3/2;object-fit:cover;width:100%}
/* video */
.video{position:relative;aspect-ratio:16/9;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);background:#000}
.video iframe,.video button{position:absolute;inset:0;width:100%;height:100%;border:0}
.video button{cursor:pointer;padding:0;background:#000}
.video button img{width:100%;height:100%;object-fit:cover;opacity:.85}
.video button span{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);width:84px;height:84px;border-radius:50%;background:rgba(180,75,45,.95);display:grid;place-items:center}
.video button span::after{content:"";border-left:26px solid #fff;border-top:16px solid transparent;border-bottom:16px solid transparent;margin-left:6px}
/* prose */
.prose h2{margin-top:2.2rem}.prose h3{margin-top:1.6rem}
.prose ul{padding-left:1.2rem}.prose li{margin:.35rem 0}
.note{background:#fff;border-left:4px solid var(--coral);padding:1rem 1.2rem;border-radius:10px;font-size:.95rem}
.placeholder{background:#fff3c4;border:1px dashed #c99a00;padding:0 .3em;border-radius:4px;font-family:ui-monospace,Menlo,monospace;font-size:.85em;color:#6b5200}
.src{font-size:.78rem;color:var(--muted)}
.checklist{list-style:none;padding:0}
.checklist li{padding-left:1.8rem;position:relative;margin:.6rem 0}
.checklist li::before{content:"";position:absolute;left:0;top:.35rem;width:1.05rem;height:1.05rem;border-radius:50%;background:var(--spring);box-shadow:inset 0 0 0 3px #fff,0 0 0 2px var(--spring)}
/* bio */
.bio-card{display:grid;grid-template-columns:260px 1fr;gap:2rem;align-items:center;background:#fff;border-radius:var(--radius);padding:1.6rem;box-shadow:var(--shadow)}
.bio-card img{border-radius:14px;aspect-ratio:4/5;object-fit:cover}
@media (max-width:700px){.bio-card{grid-template-columns:1fr}}
.logos{display:flex;gap:1.5rem;align-items:center;flex-wrap:wrap}
.logos img{height:64px;width:auto;border-radius:8px}
/* form */
form.lead{display:grid;gap:1rem;background:#fff;padding:1.6rem;border-radius:var(--radius);box-shadow:var(--shadow)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
@media (max-width:600px){.row2{grid-template-columns:1fr}}
label{font-weight:600;font-size:.92rem;display:block;margin-bottom:.3rem}
input,select,textarea{width:100%;font:inherit;padding:.75rem .9rem;border:1.5px solid #cdd8d8;border-radius:10px;background:#fbfdfd}
input:focus,select:focus,textarea:focus{outline:3px solid var(--glass);border-color:var(--spring)}
.consent{font-size:.82rem;color:var(--muted);display:flex;gap:.6rem;align-items:flex-start}
.consent input{width:auto;margin-top:.3rem}
.form-status{font-weight:600;min-height:1.4em}
/* contact strip (brokerage adjacency) */
.contact-strip{background:var(--deep);color:#fff;padding:1.4rem 0}
.contact-strip .wrap{display:flex;flex-wrap:wrap;gap:1rem 2rem;align-items:center;justify-content:space-between}
.contact-strip a{color:#fff}
.broker-line{font-size:.9rem;color:#cfe7e5}
.broker-line strong{color:#fff}
/* footer */
.site-footer{background:#082b37;color:#b9d3d4;padding:3.5rem 0 2rem;font-size:.92rem}
.site-footer a{color:#e0f1ef}
.site-footer h2{color:#fff;font-size:1.05rem;font-family:var(--sans);text-transform:uppercase;letter-spacing:.1em}
.foot-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1.4fr;gap:2rem}
@media (max-width:860px){.foot-grid{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.foot-grid{grid-template-columns:1fr}}
.site-footer ul{list-style:none;padding:0;margin:0}.site-footer li{margin:.35rem 0}
.legal{border-top:1px solid rgba(255,255,255,.1);margin-top:2rem;padding-top:1.2rem;font-size:.8rem;color:#8fb0b2}
.eho{display:inline-flex;align-items:center;gap:.4rem}
.breadcrumb{font-size:.85rem;margin-bottom:.6rem}.breadcrumb a{color:var(--glass)}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}