:root {
      --navy: #1B2A4A;
      --navy-deep: #121C33;
      --navy-mid: #243656;
      --navy-soft: #31456A;
      --gold: #C9A227;
      --gold-hover: #B8911F;
      --gold-soft: #E8D48B;
      --cream: #F2EFE8;
      --cream-dark: #E7E2D6;
      --white: #FFFFFF;
      --ink: #1B2A4A;
      --muted: #5C6578;
      --line: #D9D4C8;
      --placeholder-bg: #D5D1C8;
      --placeholder-ink: #4A5160;
      --header-h: 112px;
      --max: 1140px;
      --radius: 12px;
      --shadow: 0 10px 32px rgba(27, 42, 74, 0.08);
      --font-serif: "Cormorant Garamond", Georgia, "Times New Roman", serif;
      --font-sans: "Source Sans 3", "Segoe UI", system-ui, sans-serif;
    }

    *, *::before, *::after { box-sizing: border-box; }
    html { scroll-behavior: smooth; }
    body {
      margin: 0;
      font-family: var(--font-sans);
      color: var(--ink);
      background: var(--white);
      line-height: 1.6;
      font-size: 17px;
      -webkit-font-smoothing: antialiased;
    }
    img { max-width: 100%; display: block; }
    section[id], #top { scroll-margin-top: calc(var(--header-h) + 12px); }
    a { color: inherit; }
    button, input, select, textarea { font-family: inherit; font-size: 1rem; }
    h1, h2, h3, h4 { font-family: var(--font-serif); font-weight: 600; line-height: 1.15; margin: 0 0 0.6em; color: var(--navy); }
    p { margin: 0 0 1em; }
    .wrap { width: min(var(--max), calc(100% - 48px)); margin-inline: auto; }

    .eyebrow {
      display: inline-block;
      font-family: var(--font-sans);
      font-size: 0.78rem;
      font-weight: 600;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      color: var(--gold);
      margin-bottom: 12px;
    }
    .section-lead { color: var(--muted); max-width: 640px; font-size: 1.05rem; }

    .btn {
      display: inline-flex;
      align-items: center;
      justify-content: center;
      gap: 8px;
      padding: 13px 22px;
      border-radius: 6px;
      border: 1.5px solid transparent;
      font-weight: 600;
      font-size: 0.95rem;
      letter-spacing: 0.02em;
      text-decoration: none;
      cursor: pointer;
      transition: background 0.15s ease, color 0.15s ease, border-color 0.15s ease, transform 0.15s ease;
      white-space: nowrap;
    }
    .btn:active { transform: translateY(1px); }
    .btn-gold { background: var(--gold); color: var(--navy); }
    .btn-gold:hover { background: var(--gold-hover); }
    .btn-outline-light {
      background: transparent;
      color: var(--cream);
      border-color: rgba(242, 239, 232, 0.55);
    }
    .btn-outline-light:hover { border-color: var(--gold); color: var(--gold-soft); }
    .btn-navy { background: var(--navy); color: var(--white); }
    .btn-navy:hover { background: var(--navy-mid); }
    .btn-outline-navy {
      background: transparent;
      color: var(--navy);
      border-color: var(--navy);
    }
    .btn-outline-navy:hover { background: var(--navy); color: var(--white); }

    .note {
      display: inline-block;
      margin-top: 10px;
      font-size: 0.82rem;
      font-style: italic;
      color: var(--muted);
    }
    .bracket {
      color: var(--placeholder-ink);
      font-style: italic;
      font-weight: 500;
    }
    .contact-link {
      color: var(--navy);
      font-weight: 600;
      text-decoration: none;
      border-bottom: 1px solid var(--gold);
    }
    .contact-link:hover { color: var(--gold-hover); }
    .site-footer a {
      color: var(--cream);
      text-decoration: none;
      border-bottom: 1px solid rgba(201, 162, 39, 0.45);
    }
    .site-footer a:hover { color: var(--gold-soft); }

    /* Header */
    .site-header {
      position: sticky;
      top: 0;
      z-index: 50;
      background: var(--navy);
      color: var(--cream);
      border-bottom: 3px solid var(--gold);
    }
    .utility-bar {
      background: var(--navy-deep);
      border-bottom: 1px solid rgba(201, 162, 39, 0.28);
      font-size: 0.75rem;
      font-weight: 600;
      letter-spacing: 0.03em;
      color: var(--gold-soft);
    }
    .utility-inner {
      display: flex;
      align-items: center;
      min-height: 30px;
      padding: 6px 0;
    }
    .utility-license { line-height: 1.3; }
    .header-inner {
      display: flex;
      align-items: center;
      gap: 28px;
      min-height: 80px;
    }
    .logo-link {
      display: flex;
      align-items: center;
      gap: 12px;
      text-decoration: none;
      flex-shrink: 0;
    }
    .logo-badge {
      display: block;
      width: 48px;
      height: 48px;
      border-radius: 50%;
      overflow: hidden;
      flex-shrink: 0;
      background: var(--navy);
    }
    .logo-badge img {
      /* Source PNG is a 1400px navy disc with ~82px white padding.
         Scale slightly so the disc fills the 48px circle with no white corners. */
      width: 115%;
      height: 115%;
      max-width: none;
      margin: -7.5%;
      display: block;
      object-fit: cover;
    }
    .logo-word {
      display: flex;
      flex-direction: column;
      line-height: 1.1;
    }
    .logo-word strong {
      font-family: var(--font-serif);
      font-size: 1.25rem;
      font-weight: 600;
      letter-spacing: 0.04em;
      color: var(--white);
    }
    .logo-word span {
      font-size: 0.68rem;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      color: var(--gold);
      font-weight: 600;
      margin-top: 3px;
    }
    .nav {
      display: flex;
      align-items: center;
      gap: 22px;
      margin-left: auto;
    }
    .nav a {
      text-decoration: none;
      font-size: 0.92rem;
      font-weight: 500;
      color: var(--cream);
      letter-spacing: 0.01em;
    }
    .nav a:hover { color: var(--gold); }
    .header-phone {
      color: var(--gold-soft);
      text-decoration: none;
      font-weight: 600;
      font-size: 0.92rem;
      white-space: nowrap;
    }
    .header-cta { flex-shrink: 0; padding: 10px 16px; font-size: 0.88rem; }
    .menu-toggle {
      display: none;
      margin-left: auto;
      background: transparent;
      border: 1px solid rgba(242, 239, 232, 0.3);
      color: var(--cream);
      width: 44px;
      height: 44px;
      border-radius: 6px;
      cursor: pointer;
      align-items: center;
      justify-content: center;
      flex-direction: column;
      gap: 5px;
    }
    .menu-toggle span {
      display: block;
      width: 18px;
      height: 1.5px;
      background: var(--cream);
    }

    /* Hero */
    .hero {
      background:
        radial-gradient(ellipse at 80% 20%, rgba(201, 162, 39, 0.12), transparent 50%),
        linear-gradient(160deg, var(--navy-deep) 0%, var(--navy) 55%, var(--navy-mid) 100%);
      color: var(--cream);
      padding: 88px 0 96px;
      position: relative;
      overflow: hidden;
    }
    .hero::after {
      content: "";
      position: absolute;
      inset: auto 0 0;
      height: 4px;
      background: linear-gradient(90deg, var(--gold) 0%, var(--gold-soft) 50%, var(--gold) 100%);
    }
    .hero-grid {
      display: grid;
      grid-template-columns: 1.15fr 0.85fr;
      gap: 56px;
      align-items: center;
    }
    .hero h1 {
      color: var(--white);
      font-size: clamp(2.4rem, 4.4vw, 3.65rem);
      margin-bottom: 18px;
      max-width: 16ch;
    }
    .hero h1 em { font-style: italic; color: var(--gold-soft); }
    .hero-copy {
      font-size: 1.15rem;
      color: rgba(242, 239, 232, 0.86);
      max-width: 52ch;
      margin-bottom: 32px;
    }
    .hero-actions { display: flex; flex-wrap: wrap; gap: 12px; }
    .hero-panel {
      background: rgba(18, 28, 51, 0.45);
      border: 1px solid rgba(201, 162, 39, 0.28);
      border-radius: 16px;
      padding: 32px 28px;
      backdrop-filter: blur(6px);
    }
    .hero-panel h2 {
      color: var(--white);
      font-size: 1.7rem;
      margin-bottom: 18px;
    }
    .hero-points { list-style: none; padding: 0; margin: 0 0 8px; }
    .hero-points li {
      display: flex;
      gap: 12px;
      align-items: flex-start;
      padding: 10px 0;
      border-top: 1px solid rgba(242, 239, 232, 0.1);
      color: rgba(242, 239, 232, 0.9);
      font-size: 0.98rem;
    }
    .hero-points li:first-child { border-top: 0; }
    .hero-points svg { flex-shrink: 0; margin-top: 3px; }
    .hero-local {
      margin-top: 18px;
      font-size: 0.88rem;
      color: rgba(242, 239, 232, 0.65);
    }

    /* Services */
    .services { background: var(--cream); padding: 88px 0; }
    .section-head { margin-bottom: 40px; }
    .section-head h2 { font-size: clamp(2rem, 3vw, 2.6rem); }
    .service-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 20px;
    }
    .service-card {
      background: var(--white);
      border-radius: var(--radius);
      padding: 28px 24px 24px;
      box-shadow: var(--shadow);
      border: 1px solid rgba(27, 42, 74, 0.04);
      display: flex;
      flex-direction: column;
      min-height: 0;
    }
    .icon-wrap {
      width: 48px;
      height: 48px;
      border-radius: 10px;
      background: var(--cream);
      border: 1px solid var(--cream-dark);
      display: grid;
      place-items: center;
      margin-bottom: 16px;
      color: var(--navy);
    }
    .service-card h3 { font-size: 1.45rem; margin-bottom: 8px; }
    .service-card p { color: var(--muted); font-size: 0.98rem; flex: 1; }
    /* Quote */
    .quote { background: var(--white); padding: 88px 0; }
    .quote-layout {
      display: grid;
      grid-template-columns: 0.85fr 1.15fr;
      gap: 56px;
      align-items: start;
    }
    .quote-intro h2 { font-size: clamp(2rem, 3vw, 2.6rem); }
    .form-card {
      background: var(--cream);
      border-radius: 16px;
      padding: 32px;
      border: 1px solid var(--cream-dark);
    }
    form { display: grid; gap: 16px; }
    .form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
    .field > label:not(.file-box) {
      display: block;
      font-size: 0.82rem;
      font-weight: 600;
      letter-spacing: 0.04em;
      text-transform: uppercase;
      color: var(--navy);
      margin-bottom: 6px;
    }
    .field input, .field select, .field textarea, .file-box {
      width: 100%;
      background: var(--white);
      border: 1px solid var(--line);
      border-radius: 8px;
      padding: 12px 14px;
      color: var(--ink);
    }
    .field input:focus, .field select:focus, .field textarea:focus {
      outline: 2px solid var(--gold);
      outline-offset: 1px;
      border-color: var(--gold);
    }
    .field textarea { min-height: 110px; resize: vertical; }
    .file-box {
      display: flex;
      align-items: center;
      justify-content: space-between;
      gap: 12px;
      color: var(--muted);
      cursor: pointer;
      text-transform: none;
      letter-spacing: 0;
      font-weight: 400;
      font-size: 0.95rem;
    }
    .file-box input { display: none; }
    .file-chip {
      background: var(--navy);
      color: var(--white);
      font-size: 0.82rem;
      font-weight: 600;
      padding: 6px 10px;
      border-radius: 4px;
      white-space: nowrap;
    }
    .form-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 12px 18px; margin-top: 4px; }

    /* Buy houses */
    .buy { background: var(--navy); color: var(--cream); padding: 88px 0; }
    .buy h2, .buy h3 { color: var(--white); }
    .buy-layout {
      display: grid;
      grid-template-columns: 1.2fr 0.8fr;
      gap: 48px;
      align-items: start;
    }
    .buy .section-lead { color: rgba(242, 239, 232, 0.82); }
    .buy-highlights {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 14px;
      margin: 28px 0 36px;
    }
    .highlight {
      background: var(--navy-mid);
      border: 1px solid rgba(201, 162, 39, 0.25);
      border-radius: 10px;
      padding: 18px 16px;
    }
    .highlight strong {
      display: block;
      font-family: var(--font-serif);
      font-size: 1.2rem;
      color: var(--gold-soft);
      margin-bottom: 4px;
      font-weight: 600;
    }
    .highlight p { margin: 0; font-size: 0.9rem; color: rgba(242, 239, 232, 0.8); }
    .steps { display: grid; gap: 16px; margin-bottom: 8px; }
    .step {
      display: grid;
      grid-template-columns: 44px 1fr;
      gap: 14px;
      align-items: start;
    }
    .step-num {
      width: 44px;
      height: 44px;
      border-radius: 50%;
      border: 1.5px solid var(--gold);
      color: var(--gold);
      display: grid;
      place-items: center;
      font-family: var(--font-serif);
      font-weight: 700;
      font-size: 1.2rem;
    }
    .step h3 { font-size: 1.2rem; margin: 4px 0 4px; }
    .step p { margin: 0; color: rgba(242, 239, 232, 0.78); font-size: 0.95rem; }
    .buy-form {
      background: var(--white);
      color: var(--ink);
      border-radius: 16px;
      padding: 28px 24px;
    }
    .buy-form h3 { color: var(--navy); font-size: 1.55rem; }
    .buy-form p { color: var(--muted); font-size: 0.95rem; }

    /* Financing */
    .financing { background: var(--cream); padding: 88px 0; }
    .finance-grid {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 20px;
      margin-top: 36px;
    }
    .finance-card {
      background: var(--white);
      border-radius: var(--radius);
      padding: 28px 26px;
      border: 1px solid var(--cream-dark);
      box-shadow: var(--shadow);
    }
    .finance-card h3 { font-size: 1.5rem; }
    .partner-name {
      font-family: var(--font-serif);
      font-size: 1.85rem;
      color: var(--navy);
      margin: 0 0 10px;
    }
    .pending-tag {
      display: inline-block;
      font-size: 0.78rem;
      font-style: italic;
      color: var(--placeholder-ink);
      background: var(--cream);
      border: 1px dashed var(--line);
      padding: 6px 10px;
      border-radius: 4px;
      margin-top: 14px;
    }

    /* Trust */
    .trust { background: var(--white); padding: 88px 0; }
    .trust-grid {
      display: grid;
      grid-template-columns: 1fr 1.2fr 1fr;
      gap: 20px;
      margin-top: 36px;
    }
    .placeholder-box {
      background: var(--placeholder-bg);
      border: 1px dashed #9A9488;
      border-radius: var(--radius);
      min-height: 220px;
      display: flex;
      flex-direction: column;
      align-items: center;
      justify-content: center;
      text-align: center;
      padding: 24px 18px;
      color: var(--placeholder-ink);
      gap: 8px;
    }
    .placeholder-box.photo { min-height: 260px; }
    .credential-box {
      background: var(--cream);
      border: 1px solid var(--cream-dark);
      border-radius: var(--radius);
      min-height: 220px;
      display: flex;
      flex-direction: column;
      align-items: center;
      justify-content: center;
      text-align: center;
      padding: 24px 20px;
      gap: 8px;
      color: var(--navy);
    }
    .credential-box svg { color: var(--gold); flex-shrink: 0; }
    .credential-box .cred-item {
      font-size: 0.95rem;
      font-weight: 600;
      line-height: 1.4;
      max-width: 22em;
    }
    .credential-box .cred-primary {
      font-family: var(--font-serif);
      font-size: 1.2rem;
      font-weight: 600;
      line-height: 1.3;
      max-width: 16em;
      color: var(--navy);
    }
    .credential-box .ph-label {
      margin-top: 4px;
      font-size: 0.88rem;
    }
    .placeholder-box .ph-label {
      font-size: 0.95rem;
      font-style: italic;
      font-weight: 600;
      max-width: 20em;
    }
    .placeholder-box .quote-mark {
      font-family: var(--font-serif);
      font-size: 4.2rem;
      line-height: 0.75;
      color: var(--placeholder-ink);
      opacity: 0.55;
      font-weight: 600;
    }
    .placeholder-stack { display: grid; gap: 16px; }
    .trust-note {
      margin-top: 20px;
      font-size: 0.9rem;
      color: var(--muted);
      font-style: italic;
    }

    /* Footer */
    .site-footer {
      background: var(--navy-deep);
      color: rgba(242, 239, 232, 0.8);
      padding: 56px 0 28px;
      border-top: 3px solid var(--gold);
    }
    .footer-grid {
      display: grid;
      grid-template-columns: 1.4fr 1fr 1fr;
      gap: 32px;
      margin-bottom: 36px;
    }
    .footer-brand { display: flex; gap: 14px; align-items: flex-start; }
    .footer-brand .logo-badge { background: var(--navy-deep); }
    .footer-brand h3 { color: var(--white); font-size: 1.3rem; margin: 0 0 4px; }
    .footer-brand p { margin: 0; font-size: 0.9rem; }
    .site-footer h4 {
      color: var(--gold);
      font-family: var(--font-sans);
      font-size: 0.75rem;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      margin-bottom: 12px;
    }
    .site-footer p, .site-footer li { font-size: 0.92rem; }
    .site-footer ul { list-style: none; padding: 0; margin: 0; }
    .site-footer li { margin-bottom: 6px; }
    .copyright {
      border-top: 1px solid rgba(242, 239, 232, 0.12);
      padding-top: 20px;
      font-size: 0.85rem;
      color: rgba(242, 239, 232, 0.55);
      display: flex;
      flex-wrap: wrap;
      gap: 8px 20px;
      justify-content: space-between;
    }

    @media (max-width: 980px) {
      .hero-grid, .quote-layout, .buy-layout, .trust-grid, .footer-grid {
        grid-template-columns: 1fr;
      }
      .service-grid, .finance-grid, .buy-highlights {
        grid-template-columns: 1fr 1fr;
      }
      .nav, .header-phone { display: none; }
      .menu-toggle { display: flex; }
      .nav.open {
        display: flex;
        flex-direction: column;
        align-items: flex-start;
        position: absolute;
        left: 0; right: 0;
        top: 100%;
        background: var(--navy-deep);
        padding: 20px 24px 24px;
        gap: 16px;
        border-bottom: 3px solid var(--gold);
      }
      .nav.open .header-phone { display: block; }
      .header-inner { position: relative; }
      .logo-word { display: none; }
    }

    @media (max-width: 640px) {
      .wrap { width: min(var(--max), calc(100% - 32px)); }
      .hero { padding: 56px 0 64px; }
      .services, .quote, .buy, .financing, .trust { padding: 64px 0; }
      .service-grid, .finance-grid, .buy-highlights, .form-row {
        grid-template-columns: 1fr;
      }
      .form-card, .buy-form { padding: 22px 18px; }
      .hero-actions, .form-actions { flex-direction: column; align-items: stretch; }
      .file-box { flex-wrap: wrap; }
      .file-box > span:first-child { flex: 1 1 100%; }
      .header-cta { padding: 9px 12px; font-size: 0.8rem; }
      .logo-link .logo-badge { width: 48px; height: 48px; }
      .utility-license { white-space: normal; }
    }



    /* Shared site additions */
    .nav a[aria-current="page"] { color: var(--gold); }
    .hp-field {
      position: absolute;
      left: -10000px;
      top: auto;
      width: 1px;
      height: 1px;
      overflow: hidden;
    }
    .file-hint {
      display: block;
      margin-top: 6px;
      font-size: 0.82rem;
      color: var(--muted);
    }
    .page-hero {
      background:
        radial-gradient(ellipse at 80% 20%, rgba(201, 162, 39, 0.12), transparent 50%),
        linear-gradient(160deg, var(--navy-deep) 0%, var(--navy) 55%, var(--navy-mid) 100%);
      color: var(--cream);
      padding: 64px 0 72px;
      position: relative;
    }
    .page-hero::after {
      content: "";
      position: absolute;
      inset: auto 0 0;
      height: 4px;
      background: linear-gradient(90deg, var(--gold) 0%, var(--gold-soft) 50%, var(--gold) 100%);
    }
    .page-hero h1 {
      color: var(--white);
      font-size: clamp(2.2rem, 4vw, 3.2rem);
      max-width: 18ch;
      margin-bottom: 12px;
    }
    .page-hero .hero-copy {
      margin-bottom: 0;
    }
    .page-section { padding: 72px 0; }
    .page-section.alt { background: var(--cream); }
    .service-detail {
      display: grid;
      grid-template-columns: 72px 1fr;
      gap: 22px;
      align-items: start;
      max-width: 760px;
      margin: 0 auto 40px;
    }
    .service-detail:last-child { margin-bottom: 0; }
    .service-detail h2 { font-size: 1.8rem; margin-bottom: 8px; }
    .service-detail p { color: var(--muted); margin-bottom: 0.7em; }
    .service-detail .icon-wrap { width: 56px; height: 56px; }
    .cta-band {
      background: var(--navy);
      color: var(--cream);
      padding: 56px 0;
      text-align: center;
    }
    .cta-band h2 { color: var(--white); font-size: clamp(1.8rem, 3vw, 2.3rem); }
    .cta-band p { color: rgba(242, 239, 232, 0.82); max-width: 52ch; margin: 0 auto 22px; }
    .prose { max-width: 72ch; }
    .prose h2 { font-size: 1.6rem; margin-top: 1.6em; }
    .prose ul { padding-left: 1.2em; margin: 0 0 1em; }
    .prose li { margin-bottom: 0.4em; }
    .review-flag {
      display: inline-block;
      font-size: 0.82rem;
      font-style: italic;
      color: var(--placeholder-ink);
      background: var(--cream);
      border: 1px dashed var(--line);
      padding: 6px 10px;
      border-radius: 4px;
      margin-bottom: 16px;
    }
    .contact-points {
      list-style: none;
      padding: 0;
      margin: 0 0 28px;
    }
    .contact-points li { margin-bottom: 8px; }
    .thanks-panel {
      max-width: 640px;
      margin: 0 auto;
      background: var(--cream);
      border: 1px solid var(--cream-dark);
      border-radius: 16px;
      padding: 40px 32px;
    }
    .form-error-banner {
      background: #f8eaea;
      border: 1px solid #d9b3b3;
      color: #6b2a2a;
      border-radius: 8px;
      padding: 12px 14px;
      margin-bottom: 18px;
      font-size: 0.95rem;
    }
    .footer-nav {
      display: flex;
      flex-wrap: wrap;
      gap: 8px 18px;
      margin: 0 0 20px;
      padding-top: 8px;
    }
    .footer-nav a { font-size: 0.88rem; }
    @media (max-width: 640px) {
      .page-hero, .page-section, .cta-band { padding: 56px 0; }
      .service-detail { grid-template-columns: 1fr; gap: 12px; }
      .thanks-panel { padding: 28px 20px; }
    }