:root{
    --green:#0D4A6B;
    --green-dark:#08334C;
    --bg:#FFFFFF;
    --bg-soft:#EFF7FA;
    --ink:#1B2830;
    --ink-soft:#53646E;
    --accent:#0C8FB0;
    --accent-dark:#0A7391;
    --line:#DCE8EE;
    --radius:8px;
    --shadow:0 2px 10px rgba(8,51,76,.07);
    --shadow-lg:0 16px 40px -8px rgba(8,51,76,.16);
  }
  *{margin:0;padding:0;box-sizing:border-box}
  html{scroll-behavior:smooth}
  @media (prefers-reduced-motion: reduce){
    html{scroll-behavior:auto}
    *,*::before,*::after{animation:none!important;transition:none!important}
  }
  body{font-family:'Figtree',system-ui,sans-serif;color:var(--ink);background:var(--bg);line-height:1.65;font-size:16.5px;-webkit-font-smoothing:antialiased}
  a{color:inherit}
  img{max-width:100%;display:block}

  /* photo placeholders — swap each .ph div for a real <img> */
  .ph{background:#12546F;position:relative;overflow:hidden;display:flex;align-items:center;justify-content:center}
  .ph::after{content:attr(data-photo);font-size:13px;color:rgba(255,255,255,.55);text-align:center;padding:0 20px;line-height:1.7;position:relative;z-index:1;font-weight:500}
  .ph img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}

  /* ---------- nav ---------- */
  header{background:#fff;position:sticky;top:0;z-index:50;border-bottom:1px solid var(--line)}
  .nav{max-width:1140px;margin:0 auto;display:flex;align-items:center;justify-content:space-between;padding:18px 24px;gap:16px}
  .brand{text-decoration:none;font-weight:800;font-size:21px;letter-spacing:-.01em;color:var(--green)}
  .brand span{color:var(--accent)}
  .nav-links{display:flex;gap:30px;align-items:center}
  .nav-links a{font-weight:600;font-size:15.5px;text-decoration:none;color:var(--ink-soft);transition:color .15s}
  .nav-links a:hover,.nav-links a:focus-visible{color:var(--green)}
  .nav-cta{background:var(--green);color:#fff!important;padding:11px 22px;border-radius:6px;font-weight:700}
  .nav-cta:hover{background:var(--green-dark)}
  @media(max-width:860px){.nav-links a:not(.nav-cta){display:none}}

  /* ---------- hero ---------- */
  .hero{position:relative;color:#fff;min-height:600px;display:flex;align-items:center;isolation:isolate}
  .hero-bg{position:absolute;inset:0;z-index:-2}
  .hero-bg .ph{width:100%;height:100%}
  .hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(8,51,76,.82) 0%,rgba(8,51,76,.55) 55%,rgba(8,51,76,.25) 100%)}
  .hero-inner{max-width:1140px;margin:0 auto;padding:90px 24px;width:100%}
  h1{font-weight:800;font-size:clamp(36px,4.8vw,56px);line-height:1.08;letter-spacing:-.02em;max-width:17ch}
  .hero p.lede{margin:20px 0 32px;font-size:19px;color:rgba(255,255,255,.92);max-width:50ch;font-weight:500}
  .cta-row{display:flex;gap:14px;flex-wrap:wrap}
  .btn{display:inline-block;font-weight:700;font-size:16.5px;text-decoration:none;padding:15px 28px;border-radius:6px;transition:background .15s}
  .btn-primary{background:var(--accent);color:#fff}
  .btn-primary:hover{background:var(--accent-dark)}
  .btn-light{background:rgba(255,255,255,.14);color:#fff;border:1px solid rgba(255,255,255,.45)}
  .btn-light:hover{background:rgba(255,255,255,.24)}
  .hero-points{margin-top:44px;display:flex;gap:34px;flex-wrap:wrap}
  .hero-points div{font-size:15px;font-weight:600;color:rgba(255,255,255,.95);display:flex;align-items:center;gap:9px}
  .hero-points div::before{content:"";width:7px;height:7px;border-radius:50%;background:var(--accent);flex-shrink:0}
  @media(max-width:720px){.hero{min-height:540px}}

  /* ---------- sections ---------- */
  section{padding:84px 24px}
  .wrap{max-width:1140px;margin:0 auto}
  .kicker{font-size:14px;font-weight:700;letter-spacing:.09em;text-transform:uppercase;color:var(--accent);margin-bottom:12px}
  h2{font-weight:800;font-size:clamp(28px,3.4vw,38px);line-height:1.14;letter-spacing:-.015em;color:var(--green);max-width:24ch}
  .lede{color:var(--ink-soft);max-width:60ch;font-size:17px;margin-top:14px}

  /* ---------- services ---------- */
  .svc-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:26px;margin-top:44px}
  .svc{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);transition:box-shadow .2s}
  .svc:hover{box-shadow:var(--shadow-lg)}
  .svc .ph{height:200px}
  .svc-body{padding:26px 28px 30px}
  .svc h3{font-weight:700;font-size:21px;color:var(--green);margin-bottom:9px;letter-spacing:-.01em}
  .svc p{font-size:15.5px;color:var(--ink-soft)}
  @media(max-width:820px){.svc-grid{grid-template-columns:1fr}}

  /* ---------- gallery ---------- */
  .gallery{background:var(--bg-soft)}
  .gal-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-top:44px}
  .gal-item{border-radius:var(--radius);overflow:hidden;position:relative;box-shadow:var(--shadow)}
  .gal-item .ph{width:100%;height:100%}
  .gal-item.wide{grid-column:1/-1;aspect-ratio:12/5}
  .gal-item.portrait{aspect-ratio:3/4}
  .gal-cap{position:absolute;left:0;right:0;bottom:0;background:linear-gradient(transparent,rgba(8,51,76,.82));color:#fff;font-size:13.5px;font-weight:600;padding:28px 16px 13px;z-index:2}

  @media(max-width:560px){.gal-grid{grid-template-columns:1fr}.gal-item.wide{aspect-ratio:4/3}}

  /* ---------- coverage ---------- */
  .cov-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px 40px;margin-top:44px}
  .region{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:22px 26px;box-shadow:var(--shadow)}
  .region h3{font-weight:700;font-size:18px;color:var(--green);display:flex;justify-content:space-between;align-items:baseline;gap:10px}
  .region .badge{font-size:12.5px;font-weight:600;color:var(--ink-soft);white-space:nowrap}
  .region p{font-size:15px;color:var(--ink-soft);margin-top:6px}
  .cov-note{grid-column:1/-1;font-size:14.5px;color:var(--ink-soft);background:#fff;border:1px solid var(--line);border-left:4px solid var(--green);border-radius:var(--radius);padding:16px 22px;line-height:1.7}
  @media(max-width:820px){.cov-grid{grid-template-columns:1fr}.cov-note{grid-column:auto}}

  /* ---------- about ---------- */
  .about{background:var(--bg-soft)}
  .about-solo{max-width:720px}
  .about p{color:var(--ink-soft);margin-top:16px;font-size:16.5px}
  .creds{margin-top:26px;display:grid;gap:12px}
  .cred{display:flex;gap:12px;font-size:15.5px;color:var(--ink);font-weight:500}
  .cred::before{content:"✓";color:var(--accent);font-weight:800;flex-shrink:0}

  /* ---------- realtor band ---------- */
  .re-band{background:var(--green);color:#fff}
  .re-band .wrap{display:grid;grid-template-columns:1.15fr .85fr;gap:48px;align-items:center}
  .re-band h2{color:#fff}
  .re-band .kicker{color:#9BDCEF}
  .re-band p{color:rgba(255,255,255,.88);font-size:16.5px;max-width:54ch;margin-top:14px}
  .re-band .btn{margin-top:26px}
  .re-list{background:var(--green-dark);border-radius:var(--radius);padding:28px 30px;box-shadow:var(--shadow-lg)}
  .re-list h4{font-size:14px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:#9BDCEF;margin-bottom:14px}
  .re-list div{display:flex;gap:11px;font-size:15.5px;padding:7px 0;color:rgba(255,255,255,.94);font-weight:500}
  .re-list div::before{content:"✓";color:#9BDCEF;font-weight:800;flex-shrink:0}
  @media(max-width:820px){.re-band .wrap{grid-template-columns:1fr}}

  /* ---------- contact ---------- */
  .contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:52px;margin-top:44px}
  .contact-info>p{color:var(--ink-soft);margin-bottom:24px;max-width:44ch}
  .contact-line{padding:15px 0;border-top:1px solid var(--line)}
  .contact-line strong{display:block;font-size:12.5px;letter-spacing:.07em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:3px;font-weight:700}
  .contact-line a{text-decoration:none;color:var(--green);font-weight:700;font-size:17px}
  .contact-line a:hover{text-decoration:underline}
  .contact-line .plain{font-weight:600;color:var(--ink)}
  form{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:34px 32px;box-shadow:var(--shadow)}
  .field{margin-bottom:20px}
  .field-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
  label{display:block;font-weight:600;font-size:14.5px;color:var(--ink);margin-bottom:7px}
  input,select,textarea{width:100%;font-family:inherit;font-size:15.5px;padding:13px 14px;border:1px solid #CFD3CE;border-radius:6px;background:#fff;color:var(--ink)}
  input:focus,select:focus,textarea:focus{outline:2px solid var(--green);outline-offset:1px;border-color:var(--green)}
  textarea{min-height:120px;resize:vertical}
  .form-note{font-size:13.5px;color:var(--ink-soft);margin-top:14px;text-align:center}
  @media(max-width:820px){.contact-grid{grid-template-columns:1fr}.field-row{grid-template-columns:1fr}}

  /* ---------- footer ---------- */
  footer{background:var(--green-dark);color:rgba(255,255,255,.72);padding:48px 24px 32px;font-size:14.5px}
  footer .wrap{display:flex;justify-content:space-between;gap:28px;flex-wrap:wrap}
  footer .f-brand{font-weight:800;font-size:19px;color:#fff;margin-bottom:8px}
  footer .f-brand span{color:var(--accent)}
  footer p{line-height:1.8;max-width:52ch}
  footer a{color:#fff;text-decoration:none;font-weight:600}
  footer a:hover{text-decoration:underline}

  .mob-fade{display:none;position:fixed;bottom:0;left:0;right:0;height:96px;z-index:59;pointer-events:none;background:linear-gradient(transparent,rgba(8,51,76,.5) 65%,rgba(8,51,76,.82))}
  .mob-call{display:none;position:fixed;bottom:16px;left:16px;right:16px;z-index:60;text-align:center;background:var(--accent);color:#fff;font-weight:700;font-size:17px;text-decoration:none;padding:16px;border-radius:8px;box-shadow:0 8px 28px rgba(10,115,145,.45)}
  @media(max-width:720px){.mob-call{display:block}.mob-fade{display:block}body{padding-bottom:76px}}

  a:focus-visible,button:focus-visible{outline:2px solid var(--accent);outline-offset:2px}

  /* ---------- sub-page hero (services/locations/faq) ---------- */
  .page-hero{background:var(--green);color:#fff;padding:64px 24px 56px}
  .page-hero .wrap{max-width:900px}
  .breadcrumb{font-size:13.5px;color:#9BDCEF;margin-bottom:16px;font-weight:600}
  .breadcrumb a{color:#9BDCEF;text-decoration:none}
  .breadcrumb a:hover{text-decoration:underline}
  .page-hero h1{font-size:clamp(30px,4.2vw,44px);max-width:22ch}
  .page-hero p.lede{color:rgba(255,255,255,.9);margin-top:16px;max-width:56ch;font-size:17.5px}
  .page-hero .cta-row{margin-top:28px}

  /* ---------- article body ---------- */
  .article{padding:64px 24px}
  .article .wrap{max-width:820px}
  .article h2{margin-top:44px;margin-bottom:6px;font-size:clamp(23px,2.8vw,28px)}
  .article h2:first-child{margin-top:0}
  .article h3{color:var(--green);font-size:19px;margin-top:26px;margin-bottom:6px;font-weight:700}
  .article p{color:var(--ink-soft);font-size:16.5px;margin-top:12px;max-width:70ch}
  .article ul{margin:14px 0 14px 22px;color:var(--ink-soft);font-size:16.5px}
  .article li{margin-bottom:8px}
  .article .callout{background:var(--bg-soft);border-left:4px solid var(--accent);border-radius:var(--radius);padding:20px 24px;margin-top:28px;font-size:15.5px;color:var(--ink)}

  /* ---------- cross-link cards ---------- */
  .cross-links{background:var(--bg-soft);padding:64px 24px}
  .cross-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:20px;margin-top:36px}
  .cross-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:24px 26px;box-shadow:var(--shadow);text-decoration:none;display:block;transition:box-shadow .2s}
  .cross-card:hover{box-shadow:var(--shadow-lg)}
  .cross-card h4{color:var(--green);font-size:17px;font-weight:700;margin-bottom:6px}
  .cross-card p{color:var(--ink-soft);font-size:14.5px}

  /* ---------- faq accordion ---------- */
  .faq-item{border-bottom:1px solid var(--line);padding:22px 0}
  .faq-item summary{font-weight:700;font-size:17px;color:var(--green);cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:16px}
  .faq-item summary::-webkit-details-marker{display:none}
  .faq-item summary::after{content:"+";font-size:22px;color:var(--accent);flex-shrink:0;font-weight:400}
  .faq-item[open] summary::after{content:"−"}
  .faq-item p{color:var(--ink-soft);font-size:15.5px;margin-top:12px;max-width:70ch}

  /* ---------- CTA band (reused on subpages) ---------- */
  .cta-band{background:var(--green);color:#fff;padding:64px 24px;text-align:center}
  .cta-band h2{color:#fff;margin:0 auto}
  .cta-band p{color:rgba(255,255,255,.88);max-width:52ch;margin:14px auto 0}
  .cta-band .cta-row{justify-content:center;margin-top:26px}

  /* ---------- nav dropdown ---------- */
  .nav-dropdown{position:relative}
  .nav-dropdown>a{display:inline-flex;align-items:center;gap:5px}
  .nav-dropdown>a::after{content:"";width:6px;height:6px;border-right:2px solid currentColor;border-bottom:2px solid currentColor;transform:rotate(45deg);margin-top:-3px}
  .nav-dropdown-menu{position:absolute;top:calc(100% + 14px);left:50%;transform:translateX(-50%) translateY(4px);background:#fff;border-radius:var(--radius);box-shadow:var(--shadow-lg);border:1px solid var(--line);min-width:250px;padding:8px;opacity:0;visibility:hidden;transition:opacity .15s ease,transform .15s ease;z-index:80}
  .nav-dropdown:hover .nav-dropdown-menu,.nav-dropdown:focus-within .nav-dropdown-menu{opacity:1;visibility:visible;transform:translateX(-50%) translateY(0)}
  .nav-dropdown-menu a{display:block;padding:9px 12px;border-radius:6px;font-size:14.5px;font-weight:700;color:var(--ink);white-space:nowrap;transition:background .12s}
  .nav-dropdown-menu a:hover,.nav-dropdown-menu a:focus-visible{background:var(--bg-soft);color:var(--green)}
  .nav-dropdown-menu .dd-desc{display:block;font-size:12px;font-weight:400;color:var(--ink-soft);margin-top:1px;white-space:normal}