:root{
  --green:#13872D;
  --green-deep:#0B3D1A;
  --green-darker:#072A11;
  --gold:#C9A227;
  --gold-soft:#E3C766;
  --ink:#1C2420;
  --muted:#5A6A60;
  --paper:#FFFFFF;
  --mist:#F4F8F4;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:'Inter',system-ui,-apple-system,sans-serif;color:var(--ink);background:var(--paper);line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{text-decoration:none;color:inherit}
.wrap{max-width:1140px;margin:0 auto;padding:0 24px}

/* Header */
header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:blur(8px);border-bottom:1px solid #E6EEE7}
.header-inner{display:flex;align-items:center;justify-content:space-between;height:76px}
.logo{height:44px;width:auto}
nav{display:flex;align-items:center;gap:32px}
nav a.link{font-size:14.5px;font-weight:600;color:var(--ink);letter-spacing:.2px}
nav a.link:hover{color:var(--green)}
.btn{display:inline-block;background:var(--green);color:#fff;font-weight:600;font-size:15px;padding:13px 26px;border-radius:8px;transition:background .2s,transform .15s;letter-spacing:.2px}
.btn:hover{background:#0F6E25;transform:translateY(-1px)}
.btn.gold{background:var(--gold);color:var(--green-darker)}
.btn.gold:hover{background:var(--gold-soft)}

/* Hero */
.hero{position:relative;color:#fff;overflow:hidden;background:var(--green-darker)}
.hero .bg{position:absolute;inset:0;background:url('assets/hero.jpg') center/cover no-repeat;opacity:.34}
.hero .tint{position:absolute;inset:0;background:linear-gradient(115deg,rgba(7,42,17,.96) 0%,rgba(11,61,26,.90) 45%,rgba(19,135,45,.72) 100%)}
.hero-inner{position:relative;padding:118px 24px 132px}
.eyebrow{display:inline-flex;align-items:center;gap:10px;font-size:13px;font-weight:600;letter-spacing:2.5px;text-transform:uppercase;color:var(--gold-soft);margin-bottom:22px}
.eyebrow::before{content:"";width:34px;height:2px;background:var(--gold);display:inline-block}
h1{font-family:'Playfair Display',Georgia,serif;font-weight:700;font-size:clamp(38px,5.4vw,62px);line-height:1.12;letter-spacing:.3px;max-width:760px}
h1 .accent{color:var(--gold-soft)}
.hero p.sub{margin:26px 0 38px;font-size:18px;line-height:1.7;color:rgba(255,255,255,.88);max-width:600px}
.hero-cta{display:flex;gap:16px;flex-wrap:wrap;align-items:center}
.hero .btn.ghost{background:transparent;border:2px solid rgba(255,255,255,.55);color:#fff}
.hero .btn.ghost:hover{border-color:#fff;background:rgba(255,255,255,.08)}

/* Trust strip */
.strip{background:var(--green-deep);border-top:1px solid rgba(255,255,255,.12)}
.strip-inner{display:flex;justify-content:center;gap:0;flex-wrap:wrap}
.strip .item{padding:22px 40px;display:flex;align-items:center;gap:12px;color:#fff;font-weight:600;font-size:15px;letter-spacing:.3px}
.strip .item svg{flex:none}
.strip .item + .item{border-left:1px solid rgba(255,255,255,.12)}

/* Sections */
section{padding:96px 0}
.section-head{max-width:680px;margin:0 auto 60px;text-align:center}
.section-head .kicker{font-size:13px;font-weight:700;letter-spacing:2.5px;text-transform:uppercase;color:var(--green);margin-bottom:14px}
.section-head h2{font-family:'Playfair Display',Georgia,serif;font-size:clamp(30px,3.6vw,42px);font-weight:700;line-height:1.2}
.section-head p{margin-top:16px;color:var(--muted);font-size:16.5px}

/* Services */
.services{background:var(--mist)}
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.card{background:#fff;border:1px solid #E2EDE4;border-radius:14px;padding:36px 30px;transition:transform .2s,box-shadow .2s;position:relative;overflow:hidden}
.card::before{content:"";position:absolute;top:0;left:0;width:100%;height:4px;background:linear-gradient(90deg,var(--green),var(--gold))}
.card:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(11,61,26,.10)}
.card .icon{width:52px;height:52px;border-radius:12px;background:var(--mist);border:1px solid #DFECE1;display:flex;align-items:center;justify-content:center;margin-bottom:20px}
.card h3{font-family:'Playfair Display',Georgia,serif;font-size:21px;font-weight:700;margin-bottom:10px}
.card p{font-size:15px;color:var(--muted)}

/* About */
.about-inner{display:grid;grid-template-columns:1.05fr .95fr;gap:64px;align-items:center}
.about h2{font-family:'Playfair Display',Georgia,serif;font-size:clamp(30px,3.4vw,40px);font-weight:700;line-height:1.2;margin-bottom:22px}
.about p{color:var(--muted);font-size:16.5px;margin-bottom:16px}
.checks{margin-top:26px;display:grid;gap:14px}
.checks li{list-style:none;display:flex;gap:12px;align-items:flex-start;font-weight:500;font-size:15.5px}
.checks li svg{flex:none;margin-top:3px}
.about-photo{position:relative;border-radius:16px;overflow:hidden;min-height:420px;background:url('assets/hero.jpg') center/cover no-repeat}
.about-photo::after{content:"";position:absolute;inset:0;background:linear-gradient(160deg,rgba(19,135,45,.28),rgba(7,42,17,.55))}
.about-badge{position:absolute;left:26px;bottom:26px;right:26px;z-index:2;background:rgba(255,255,255,.96);border-radius:12px;padding:20px 24px;display:flex;align-items:center;gap:16px}
.about-badge img{height:34px;width:auto}
.about-badge .txt{font-size:13.5px;font-weight:600;color:var(--green-deep);line-height:1.45}

/* Area band */
.band{background:var(--green-deep);color:#fff;text-align:center;padding:76px 0}
.band h2{font-family:'Playfair Display',Georgia,serif;font-size:clamp(26px,3vw,36px);font-weight:700;margin-bottom:14px}
.band p{color:rgba(255,255,255,.85);max-width:640px;margin:0 auto;font-size:16.5px}
.band .areas{margin-top:30px;display:flex;justify-content:center;gap:14px;flex-wrap:wrap}
.band .pill{border:1px solid rgba(227,199,102,.55);color:var(--gold-soft);font-weight:600;font-size:14px;padding:9px 20px;border-radius:999px;letter-spacing:.3px}

/* Contact */
.contact{background:var(--mist);text-align:center}
.contact .card-contact{max-width:680px;margin:0 auto;background:#fff;border:1px solid #E2EDE4;border-radius:16px;padding:56px 40px;box-shadow:0 20px 50px rgba(11,61,26,.08)}
.contact img{height:52px;width:auto;margin:0 auto 26px}
.contact h2{font-family:'Playfair Display',Georgia,serif;font-size:clamp(28px,3.4vw,38px);font-weight:700;margin-bottom:14px}
.contact p{color:var(--muted);font-size:16.5px;margin-bottom:30px}
.email-line{margin-top:26px;font-size:15px;color:var(--muted)}
.email-line a{color:var(--green);font-weight:600}
.email-line a:hover{text-decoration:underline}

/* Footer */
footer{background:var(--green-darker);color:rgba(255,255,255,.75);padding:54px 0 40px}
.footer-inner{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap}
.footer-inner img{height:38px;width:auto}
footer .fine{font-size:13.5px;text-align:right;line-height:1.7}
footer .fine a{color:var(--gold-soft)}

@media (max-width:900px){
  .grid{grid-template-columns:1fr 1fr}
  .about-inner{grid-template-columns:1fr;gap:44px}
}
@media (max-width:640px){
  nav a.link{display:none}
  .hero-inner{padding:88px 24px 96px}
  section{padding:72px 0}
  .grid{grid-template-columns:1fr}
  .strip .item{padding:16px 22px}
  .strip .item + .item{border-left:none}
  .footer-inner{flex-direction:column;text-align:center}
  footer .fine{text-align:center}
  .contact .card-contact{padding:44px 24px}
}

/* Inner pages */
.page-hero{position:relative;color:#fff;overflow:hidden;background:var(--green-darker)}
.page-hero .bg{position:absolute;inset:0;background:url('hero.jpg') center/cover no-repeat;opacity:.25}
.page-hero .tint{position:absolute;inset:0;background:linear-gradient(115deg,rgba(7,42,17,.97) 0%,rgba(11,61,26,.92) 45%,rgba(19,135,45,.75) 100%)}
.page-hero .wrap{position:relative;padding:64px 24px}
.page-hero h1{font-family:'Playfair Display',Georgia,serif;font-size:clamp(32px,4.4vw,50px);font-weight:700;line-height:1.15}
.page-hero p{color:rgba(255,255,255,.88);max-width:620px;margin-top:16px;font-size:17px;line-height:1.65}

/* Forms */
.form-wrap{max-width:720px;margin:0 auto}
.form-card{background:#fff;border:1px solid #E2EDE4;border-radius:16px;padding:46px 42px;box-shadow:0 20px 50px rgba(11,61,26,.08)}
.field{margin-bottom:22px}
.field label{display:block;font-weight:600;font-size:14.5px;margin-bottom:7px;color:var(--ink)}
.field label .req{color:var(--green)}
.field input,.field select,.field textarea{width:100%;padding:13px 15px;border:1.5px solid #D8E4DA;border-radius:9px;font:inherit;font-size:15px;background:#FBFDFB;color:var(--ink)}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--green);background:#fff;box-shadow:0 0 0 3px rgba(19,135,45,.12)}
.field textarea{min-height:130px;resize:vertical}
.field .hint{font-size:13px;color:var(--muted);margin-top:6px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 20px}
.form-note{margin-top:20px;font-size:13.5px;color:var(--muted);text-align:center}
.form-note a{color:var(--green);font-weight:600}

/* Portal */
.portal-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:48px;align-items:start}
.login-card{background:#fff;border:1px solid #E2EDE4;border-radius:16px;padding:40px 34px;text-align:center;box-shadow:0 20px 50px rgba(11,61,26,.08)}
.login-card .lock{width:58px;height:58px;border-radius:50%;background:var(--mist);border:1px solid #DFECE1;display:flex;align-items:center;justify-content:center;margin:0 auto 18px}
.login-card h3{font-family:'Playfair Display',Georgia,serif;font-size:23px;margin-bottom:10px}
.login-card p{color:var(--muted);font-size:15px;margin-bottom:22px}
.badge-soon{display:inline-block;background:var(--gold);color:var(--green-darker);font-weight:700;font-size:12px;letter-spacing:1.2px;text-transform:uppercase;padding:6px 14px;border-radius:999px;margin-bottom:18px}
.btn.disabled{opacity:.55;pointer-events:none;cursor:default}
.portal-list{display:grid;gap:16px;margin-top:24px}
.portal-list li{list-style:none;display:flex;gap:12px;align-items:flex-start;font-size:15.5px;color:var(--ink)}
.portal-list li svg{flex:none;margin-top:3px}

/* Listings */
.listings-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.panel-empty{text-align:center;border:2px dashed #CBDCCE;border-radius:16px;padding:68px 32px;background:#fff;max-width:680px;margin:0 auto}
.panel-empty .icon{width:60px;height:60px;border-radius:50%;background:var(--mist);border:1px solid #DFECE1;display:flex;align-items:center;justify-content:center;margin:0 auto 20px}
.panel-empty h3{font-family:'Playfair Display',Georgia,serif;font-size:25px;margin-bottom:12px}
.panel-empty p{color:var(--muted);font-size:15.5px;max-width:440px;margin:0 auto 26px}

/* Thank you */
.ty-card{max-width:600px;margin:0 auto;text-align:center;background:#fff;border:1px solid #E2EDE4;border-radius:16px;padding:64px 44px;box-shadow:0 20px 50px rgba(11,61,26,.08)}
.ty-card .check{width:74px;height:74px;border-radius:50%;background:var(--green);display:flex;align-items:center;justify-content:center;margin:0 auto 26px}
.ty-card h1{font-family:'Playfair Display',Georgia,serif;font-size:34px;margin-bottom:14px}
.ty-card p{color:var(--muted);font-size:16px;margin-bottom:30px}
.ty-card .row{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* Footer columns */
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1.3fr;gap:36px;padding-bottom:8px}
.fcol img{height:38px;width:auto;margin-bottom:16px}
.fcol p{color:rgba(255,255,255,.65);font-size:14px;max-width:300px;line-height:1.65}
.fcol h4{color:#fff;font-size:13px;font-weight:700;letter-spacing:1.8px;text-transform:uppercase;margin-bottom:14px}
.fcol a{display:block;color:rgba(255,255,255,.72);font-size:14.5px;padding:4px 0}
.fcol a:hover{color:var(--gold-soft)}
footer .bottom{border-top:1px solid rgba(255,255,255,.12);margin-top:34px;padding-top:22px;text-align:center;font-size:13px;color:rgba(255,255,255,.5)}

@media (max-width:900px){
  .portal-grid{grid-template-columns:1fr}
  .listings-grid{grid-template-columns:1fr 1fr}
  .footer-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:640px){
  .form-card{padding:36px 24px}
  .form-grid{grid-template-columns:1fr}
  .listings-grid{grid-template-columns:1fr}
  .footer-grid{grid-template-columns:1fr}
  .page-hero .wrap{padding:52px 24px}
}