:root {
  --canvas: #f6f3ee;
  --canvas-deep: #ebe4da;
  --paper: #fffdf9;
  --ink: #19252d;
  --ink-soft: #53606a;
  --ink-faint: #7e898e;
  --line: rgba(25, 37, 45, .14);
  --gold: #b78b46;
  --gold-deep: #8f692e;
  --forest: #27443d;
  --forest-deep: #19332e;
  --white: #fff;
  --shadow: 0 28px 70px rgba(25, 37, 45, .14);
  --shadow-soft: 0 12px 32px rgba(25, 37, 45, .09);
  --ease: cubic-bezier(.22, .61, .36, 1);
  --display: "Cormorant Garamond", Georgia, serif;
  --body: "Source Sans 3", system-ui, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--canvas); color: var(--ink); font-family: var(--body); font-size: 17px; line-height: 1.65; }
body.site-shell { overflow-x: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, textarea, select { font: inherit; }
.container { width: min(1180px, calc(100% - 48px)); margin: 0 auto; }
.section { padding: clamp(4.5rem, 9vw, 8rem) 0; }
.section-muted { background: var(--canvas-deep); }
.section-paper { background: var(--paper); }

h1, h2, h3 { margin: 0; font-family: var(--display); line-height: .98; letter-spacing: -.025em; font-weight: 600; }
h1 { font-size: clamp(3.5rem, 7vw, 6.7rem); }
h2 { font-size: clamp(2.7rem, 5vw, 4.4rem); }
h3 { font-size: clamp(1.45rem, 2vw, 1.9rem); }
p { margin: 0; color: var(--ink-soft); }
.eyebrow { display: inline-flex; align-items: center; gap: .75rem; color: var(--gold-deep); font-size: .75rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; }
.eyebrow::before { content: ""; width: 36px; height: 1px; background: currentColor; }
.lead { max-width: 620px; font-size: clamp(1.05rem, 2vw, 1.25rem); line-height: 1.55; }
.section-heading { max-width: 720px; }
.section-heading p { margin-top: 1.25rem; max-width: 620px; }
.section-heading.center { margin-inline: auto; text-align: center; }
.section-heading.center p { margin-inline: auto; }

.topbar { padding: .7rem 0; background: var(--forest-deep); color: rgba(255,255,255,.82); font-size: .8rem; letter-spacing: .02em; }
.topbar .container { display: flex; justify-content: space-between; gap: 1rem; }
.topbar a { color: var(--white); font-weight: 700; }
.site-header { position: sticky; top: 0; z-index: 50; background: rgba(246,243,238,.93); border-bottom: 1px solid var(--line); backdrop-filter: blur(14px); }
.site-header .container { display: flex; align-items: center; justify-content: space-between; min-height: 78px; }
.logo-img { width: auto; height: 56px; object-fit: contain; }
.site-nav { display: flex; align-items: center; gap: 1.8rem; }
.site-nav a:not(.btn) { position: relative; color: var(--ink-soft); font-size: .9rem; font-weight: 700; }
.site-nav a:not(.btn)::after { position: absolute; right: 0; bottom: -.45rem; left: 0; height: 1px; background: var(--gold); content: ""; transform: scaleX(0); transform-origin: right; transition: transform .3s var(--ease); }
.site-nav a:not(.btn):hover::after, .site-nav a:not(.btn):focus-visible::after { transform: scaleX(1); transform-origin: left; }
.menu-button { display: none; width: 31px; height: 23px; padding: 0; border: 0; background: transparent; cursor: pointer; flex-direction: column; justify-content: space-between; }
.menu-button span { display: block; height: 2px; background: var(--ink); transition: transform .35s var(--ease), opacity .2s ease; }
.menu-button[aria-expanded="true"] span:nth-child(1) { transform: translateY(10px) rotate(45deg); }
.menu-button[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.menu-button[aria-expanded="true"] span:nth-child(3) { transform: translateY(-10px) rotate(-45deg); }

.btn { display: inline-flex; align-items: center; justify-content: center; gap: .65rem; min-height: 52px; padding: .85rem 1.35rem; border: 1px solid transparent; border-radius: 2px; background: var(--gold); color: var(--ink); cursor: pointer; font-size: .86rem; font-weight: 800; letter-spacing: .03em; transition: transform .35s var(--ease), background .35s var(--ease), color .35s var(--ease), box-shadow .35s var(--ease), border-color .35s var(--ease); }
.btn::after { content: "↗"; font-size: 1rem; transition: transform .35s var(--ease); }
.btn-back::after, .btn-next::after { content: none; }
.btn:hover, .btn:focus-visible { background: #d0a85f; box-shadow: 0 12px 24px rgba(183,139,70,.25); transform: translateY(-3px); }
.btn:hover::after, .btn:focus-visible::after { transform: translate(3px,-3px); }
.btn-outline { border-color: rgba(255,255,255,.55); background: transparent; color: var(--white); }
.btn-outline:hover, .btn-outline:focus-visible { border-color: var(--white); background: rgba(255,255,255,.12); }
.btn-dark { background: var(--forest); color: var(--white); }
.btn-dark:hover, .btn-dark:focus-visible { background: var(--forest-deep); }
.btn-quiet { border-color: var(--line); background: transparent; color: var(--ink); }
.btn-quiet:hover, .btn-quiet:focus-visible { border-color: var(--gold); background: var(--paper); }
.btn:focus-visible, a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible { outline: 3px solid rgba(183,139,70,.45); outline-offset: 4px; }

.hero { position: relative; min-height: min(800px, 86vh); display: grid; align-items: end; overflow: hidden; color: var(--white); isolation: isolate; }
.hero-media { position: absolute; z-index: -3; inset: 0; background-position: center; background-size: cover; transform: scale(1.04); animation: hero-drift 18s ease-in-out infinite alternate; will-change: transform; }
.hero-media::after { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(18,28,31,.86) 0%, rgba(18,28,31,.54) 42%, rgba(18,28,31,.12) 100%), linear-gradient(0deg, rgba(18,28,31,.72), transparent 55%); content: ""; }
.hero-home .hero-media { background-image: url("images/unsplash-detached.jpg"); }
.hero > .container { display: grid; grid-template-columns: minmax(0, 1fr) minmax(260px, 350px); gap: clamp(2rem, 6vw, 6rem); align-items: end; }
.hero-content { width: min(760px, 100%); padding: clamp(5.5rem, 12vw, 10rem) 0 clamp(5rem, 10vw, 8rem); }
.hero-content .eyebrow { color: #e9c680; animation: reveal-up .8s .08s both var(--ease); }
.hero h1 { max-width: 740px; margin: 1.4rem 0 1.5rem; color: var(--white); animation: reveal-up .9s .18s both var(--ease); }
.hero .lead { color: rgba(255,255,255,.86); animation: reveal-up .9s .3s both var(--ease); }
.hero-actions { display: flex; flex-wrap: wrap; gap: .8rem; margin-top: 2.2rem; animation: reveal-up .9s .42s both var(--ease); }
.hero-note { display: flex; align-items: center; gap: .65rem; margin-top: 1.5rem; color: rgba(255,255,255,.72); font-size: .85rem; animation: reveal-up .9s .54s both var(--ease); }
.hero-note::before { width: 8px; height: 8px; border-radius: 50%; background: #84cda0; box-shadow: 0 0 0 5px rgba(132,205,160,.15); content: ""; }
.hero-card { width: min(350px, 100%); margin: 0 0 4rem auto; padding: 1.55rem; border: 1px solid rgba(255,255,255,.24); background: rgba(255,255,255,.12); backdrop-filter: blur(14px); animation: reveal-up .9s .36s both var(--ease); }
.hero-card strong { display: block; margin-bottom: .45rem; color: var(--white); font-family: var(--display); font-size: 1.8rem; }
.hero-card p { color: rgba(255,255,255,.77); font-size: .9rem; }
.hero-card .mini-stat { display: flex; gap: .7rem; align-items: center; margin-top: 1rem; padding-top: 1rem; border-top: 1px solid rgba(255,255,255,.2); color: rgba(255,255,255,.82); font-size: .78rem; }
.hero-card .mini-stat b { color: #e9c680; font-size: 1.1rem; }

.trust-strip { background: var(--paper); border-bottom: 1px solid var(--line); }
.trust-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.trust-item { padding: 2rem 1.25rem; border-right: 1px solid var(--line); text-align: center; }
.trust-item:last-child { border-right: 0; }
.trust-item strong { display: block; color: var(--forest); font-family: var(--display); font-size: 2.15rem; line-height: 1; }
.trust-item span { display: block; margin-top: .45rem; color: var(--ink-faint); font-size: .74rem; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; }

.split { display: grid; grid-template-columns: minmax(0, .92fr) minmax(0, 1.08fr); gap: clamp(2.5rem, 7vw, 7rem); align-items: center; }
.split-copy p { max-width: 560px; margin-top: 1.25rem; }
.split-copy .btn { margin-top: 2rem; }
.feature-image { position: relative; min-height: 510px; overflow: hidden; box-shadow: var(--shadow); }
.feature-image img { width: 100%; height: 100%; min-height: 510px; object-fit: cover; transition: transform 1.2s var(--ease); }
.feature-image:hover img { transform: scale(1.045); }
.feature-image figcaption { position: absolute; right: 1.25rem; bottom: 1.25rem; left: 1.25rem; padding: .8rem 1rem; background: rgba(25,37,45,.78); color: rgba(255,255,255,.9); font-size: .82rem; backdrop-filter: blur(8px); }

.section-intro { display: flex; justify-content: space-between; align-items: end; gap: 2rem; }
.section-intro .small-link { color: var(--gold-deep); font-weight: 800; white-space: nowrap; }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.25rem; margin-top: 3rem; }
.property-card { overflow: hidden; background: var(--paper); border: 1px solid var(--line); transition: transform .45s var(--ease), box-shadow .45s var(--ease); }
.property-card:hover { box-shadow: var(--shadow-soft); transform: translateY(-8px); }
.property-card-image { height: 235px; overflow: hidden; background-position: center; background-size: cover; }
.property-card-image::after { display: block; width: 100%; height: 100%; background: linear-gradient(0deg, rgba(25,37,45,.35), transparent 55%); content: ""; }
.property-card-image.home-detached { background-image: url("images/unsplash-detached.jpg"); background-position: center; }
/* Home cards use house-exterior photography only; condo, interior, rendering, and screenshot assets stay out. */
.property-card-image.home-semi { background-image: url("images/unsplash-semi-alt.jpg"); background-position: center; }
.property-card-image.home-town { background-image: url("images/unsplash-townhouse-alt.jpg"); background-position: center; }
/* The client reference is a design mockup, not clean photography; keep it available for future review, not as a hero/card background. */
.property-card-body { padding: 1.5rem; }
.card-kicker { color: var(--gold-deep); font-size: .73rem; font-weight: 800; letter-spacing: .15em; text-transform: uppercase; }
.property-card h3 { margin: .55rem 0 .65rem; }
.property-card p { font-size: .92rem; }
.card-link { display: inline-flex; gap: .45rem; margin-top: 1.2rem; color: var(--forest); font-size: .88rem; font-weight: 800; }
.card-link::after { content: "→"; transition: transform .3s var(--ease); }
.card-link:hover::after { transform: translateX(5px); }

.steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; margin-top: 3rem; background: var(--line); border: 1px solid var(--line); }
.step { position: relative; min-height: 260px; padding: 2rem; background: var(--paper); }
.step-number { color: var(--gold); font-family: var(--display); font-size: 4.5rem; line-height: .8; }
.step h3 { margin: 1.5rem 0 .7rem; }
.step p { font-size: .93rem; }
.step::after { position: absolute; right: 1.5rem; bottom: 1.5rem; width: 25px; height: 1px; background: var(--gold); content: ""; transition: width .35s var(--ease); }
.step:hover::after { width: 60px; }

.area-tags { display: flex; flex-wrap: wrap; justify-content: center; gap: .65rem; margin-top: 2.5rem; }
.area-tag { padding: .7rem 1rem; border: 1px solid var(--line); background: var(--paper); color: var(--ink-soft); font-size: .85rem; font-weight: 700; transition: all .3s var(--ease); }
.area-tag:hover { border-color: var(--gold); color: var(--gold-deep); transform: translateY(-3px); }
.faq-list { max-width: 800px; margin: 3rem auto 0; }
.faq-item { padding: 1.5rem 0; border-top: 1px solid var(--line); }
.faq-item:last-child { border-bottom: 1px solid var(--line); }
.faq-item h3 { margin-bottom: .55rem; font-size: 1.5rem; }
.faq-item p { font-size: .95rem; }

.final-cta { position: relative; overflow: hidden; background: var(--forest); color: var(--white); text-align: center; }
.final-cta::before { position: absolute; top: -180px; left: 50%; width: 540px; height: 540px; border: 1px solid rgba(233,198,128,.2); border-radius: 50%; content: ""; transform: translateX(-50%); }
.final-cta .container { position: relative; }
.final-cta h2 { color: var(--white); }
.final-cta p { max-width: 600px; margin: 1rem auto 0; color: rgba(255,255,255,.78); }
.final-cta .hero-actions { justify-content: center; animation: none; }
.site-footer { padding: 2.5rem 0; background: var(--canvas-deep); border-top: 1px solid var(--line); }
.site-footer .container { display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: 1.2rem; }
.site-footer .logo-img { height: 48px; }
.site-footer p { font-size: .8rem; }
.photo-credit { flex-basis: 100%; color: var(--ink-faint); font-size: .72rem !important; }
.photo-credit a { color: var(--gold-deep); }
.site-footer a { text-decoration: underline; text-underline-offset: 3px; }

.reveal { opacity: 1; transform: none; transition: opacity .8s var(--ease), transform .8s var(--ease); will-change: opacity, transform; }
.js .reveal { opacity: 0; transform: translateY(34px); }
.reveal.from-left { transform: translateX(-42px); }
.reveal.from-right { transform: translateX(42px); }
.reveal.zoom { transform: scale(.94); }
.reveal.active { opacity: 1; transform: none; }
.delay-1 { transition-delay: .1s; }
.delay-2 { transition-delay: .2s; }
.delay-3 { transition-delay: .3s; }

/* Estimate wizard polish layered over the existing lead-flow markup. */
body.estimate-page { background: var(--canvas); }
.estimate-page .site-header { margin-bottom: 0; }
.estimate-page .hero-bar, .estimate-page .page-hero { position: relative; overflow: hidden; padding: clamp(4rem, 8vw, 7rem) 1rem; background: var(--forest); text-align: left; }
.estimate-page .hero-bar::after, .estimate-page .page-hero::after { position: absolute; top: -220px; right: 8%; width: 480px; height: 480px; border: 1px solid rgba(233,198,128,.22); border-radius: 50%; content: ""; }
.estimate-page .hero-bar h1, .estimate-page .page-hero h1 { position: relative; z-index: 1; color: var(--white); }
.estimate-page .hero-bar p, .estimate-page .page-hero p { position: relative; z-index: 1; max-width: 620px; margin-top: 1rem; color: rgba(255,255,255,.78); }
.estimate-page .wizard-card, .estimate-page .contact-form { border: 1px solid var(--line); border-radius: 3px; box-shadow: var(--shadow); }
.estimate-page .wizard-step.active { animation: step-in .55s var(--ease); }
.estimate-page .wizard-dot.done { background: var(--gold); }
.estimate-page .choice span, .estimate-page .radio-card label { transition: transform .3s var(--ease), border-color .3s var(--ease), background .3s var(--ease), color .3s var(--ease), box-shadow .3s var(--ease); }
.estimate-page .choice span:hover, .estimate-page .radio-card label:hover { transform: translateY(-3px); box-shadow: var(--shadow-soft); }
.estimate-page .choice input:checked + span, .estimate-page .radio-card input:checked + label { background: var(--forest); border-color: var(--forest); color: var(--white); }
.estimate-page .call-card { background: var(--forest); }
.estimate-page .success-msg.show { animation: reveal-up .65s var(--ease); }

.skip-link { position: absolute; top: -50px; left: 1rem; z-index: 100; padding: .65rem 1rem; background: var(--ink); color: var(--white); }
.skip-link:focus { top: 1rem; }

@keyframes reveal-up { from { opacity: 0; transform: translateY(28px); } to { opacity: 1; transform: none; } }
@keyframes step-in { from { opacity: 0; transform: translateX(16px); } to { opacity: 1; transform: none; } }
@keyframes hero-drift { from { transform: scale(1.04) translate3d(0,0,0); } to { transform: scale(1.1) translate3d(-1%, -1%, 0); } }

@media (max-width: 820px) {
  .container { width: min(100% - 32px, 680px); }
  .topbar .container { justify-content: center; text-align: center; }
  .topbar a { display: none; }
  .site-header .container { min-height: 70px; }
  .menu-button { display: flex; }
  .site-nav { position: absolute; top: 70px; right: 0; left: 0; display: none; flex-direction: column; align-items: stretch; gap: 0; padding: .8rem 1rem 1.2rem; background: rgba(246,243,238,.98); border-bottom: 1px solid var(--line); box-shadow: var(--shadow-soft); }
  .site-nav a:not(.btn) { padding: .9rem .4rem; border-bottom: 1px solid var(--line); }
  .site-nav .btn { margin-top: .9rem; }
  .site-nav { display: none; }
  .menu-button[aria-expanded="true"] + .site-nav { display: flex; }
  .hero { min-height: 760px; }
  .hero > .container { grid-template-columns: 1fr; gap: 0; }
  .hero-card { margin: 0 0 2rem; }
  .trust-grid { grid-template-columns: repeat(2, 1fr); }
  .trust-item:nth-child(2) { border-right: 0; }
  .trust-item:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .split { grid-template-columns: 1fr; gap: 2.5rem; }
  .split-copy { order: 0; }
  .feature-image { order: 1; min-height: 380px; }
  .feature-image img { min-height: 380px; }
  .property-grid, .steps { grid-template-columns: 1fr; }
  .step { min-height: auto; }
  .section-intro { display: block; }
  .section-intro .small-link { display: inline-block; margin-top: 1rem; }
}
@media (max-width: 520px) {
  body { font-size: 16px; }
  .hero { min-height: 720px; }
  .hero-content { padding-top: 5rem; }
  .hero-actions { align-items: stretch; flex-direction: column; }
  .hero-actions .btn { width: 100%; }
  .trust-item { padding: 1.5rem .6rem; }
  .trust-item strong { font-size: 1.75rem; }
  .feature-image, .feature-image img { min-height: 310px; }
  .property-card-image { height: 205px; }
  .site-footer .container { align-items: flex-start; flex-direction: column; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
  .hero-media { animation: none; transform: none; }
}