:root{
  --dark:#222e2e;
  --dark2:#333e3e;
  --slate:#445554;
  --ink:#2b2b2b;
  --muted:#5c5c5c;
  --line:#e3e3e0;
  --link:#3f6d6a;
  --paper:#ffffff;
}
*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0;
  font-family:Georgia,'Times New Roman',serif;
  color:var(--ink);
  background:var(--paper);
  line-height:1.7;
}
h1,h2,h3,h4{
  font-family:Georgia,'Times New Roman',serif;
  font-weight:400;
  margin:0 0 .5em;
}
a{color:var(--link);}
img{max-width:100%;display:block;}
.wrap{max-width:1000px;margin:0 auto;padding:0 24px;}

/* Header */
header.site-header{
  background:var(--dark);
  color:#fff;
  padding:20px 0;
}
header.site-header .wrap{
  display:flex;
  align-items:center;
  justify-content:space-between;
  flex-wrap:wrap;
  gap:14px;
}
.brand{
  color:#fff;
  text-decoration:none;
  font-size:1.1rem;
  letter-spacing:.12em;
  text-transform:uppercase;
}
.main-nav{display:flex;align-items:center;gap:26px;}
.main-nav a{
  color:#fff;
  text-decoration:none;
  font-size:.85rem;
  letter-spacing:.12em;
  text-transform:uppercase;
}
.main-nav a.btn-contact{
  border:1px solid rgba(255,255,255,.5);
  padding:10px 22px;
}

/* Hero */
.hero{
  position:relative;
  min-height:560px;
  display:flex;
  align-items:center;
  justify-content:center;
  text-align:center;
  background-size:cover;
  background-position:center;
  color:#fff;
}
.hero::before{
  content:"";
  position:absolute;inset:0;
  background:rgba(20,26,26,.32);
}
.hero .hero-inner{position:relative;z-index:1;padding:40px 24px;}
.hero h1{
  font-size:clamp(1.9rem,4.5vw,3rem);
  font-weight:300;
  letter-spacing:.02em;
  text-shadow:0 2px 14px rgba(0,0,0,.35);
}
.hero .btn-outline{
  display:inline-block;
  margin-top:20px;
  padding:12px 30px;
  border:1px solid rgba(255,255,255,.7);
  color:#fff;
  text-decoration:none;
  letter-spacing:.1em;
  font-size:.8rem;
  text-transform:uppercase;
}
.hero .btn-outline:hover{background:rgba(255,255,255,.15);}

/* Simple banner (contact page) */
.banner{
  background-size:cover;
  background-position:center;
  min-height:480px;
}

/* Content sections */
.section{padding:60px 0;}
.section.tight{padding:36px 0;}
.center{text-align:center;}
.lead-bold{font-weight:700;text-align:center;max-width:760px;margin:0 auto 28px;}
p{margin:0 0 20px;color:var(--ink);}
.muted{color:var(--muted);}

.app-links{
  list-style:none;
  padding:0;
  margin:0 0 28px;
  text-align:center;
}
.app-links li{margin-bottom:8px;}
.app-links a{font-weight:600;text-decoration:underline;}

.send-list{max-width:640px;margin:0 auto 28px;}
.send-list li{margin-bottom:6px;}

.advisory-title{
  text-align:center;
  text-decoration:underline;
  font-weight:700;
  margin:32px 0 18px;
}
.advisory{max-width:800px;margin:0 auto 18px;}
.advisory strong{text-decoration:underline;}

.equal-housing{
  display:block;
  margin:30px auto;
  width:150px;
}

hr.divider{
  border:0;
  border-top:1px solid var(--line);
  max-width:900px;
  margin:50px auto;
}

.feature-heading{text-align:center;font-size:1.7rem;margin-bottom:20px;}
.feature-copy{max-width:720px;margin:0 auto;text-align:center;color:var(--muted);}

.image-banner{
  position:relative;
  background-size:cover;
  background-position:center;
  min-height:420px;
  display:flex;
  align-items:center;
  justify-content:center;
}
.image-banner::before{content:"";position:absolute;inset:0;background:rgba(20,26,26,.25);}
.image-banner span{
  position:relative;z-index:1;
  color:#fff;
  font-size:clamp(2rem,6vw,3.4rem);
  letter-spacing:.05em;
  text-shadow:0 2px 14px rgba(0,0,0,.4);
}

.map-frame{
  border:1px solid var(--line);
  border-radius:6px;
  overflow:hidden;
  max-width:900px;
  margin:36px auto 0;
}
.map-frame iframe{width:100%;height:380px;border:0;display:block;}

/* CTA band */
.cta-band{
  background:var(--slate);
  color:#fff;
  padding:56px 0;
  text-align:center;
}
.cta-band h2{color:#fff;font-weight:300;font-size:1.8rem;}
.cta-band .cta-links{margin-top:14px;}
.cta-band a{
  color:#fff;
  text-decoration:underline;
  margin:0 14px;
  font-size:.95rem;
}

footer.site-footer{
  background:var(--dark2);
  color:#cfd6d6;
  padding:22px 0;
  text-align:center;
  font-size:.85rem;
}
footer.site-footer a{color:#cfd6d6;}

/* Contact page layout */
.contact-grid{
  display:grid;
  grid-template-columns:1fr 1.3fr;
  gap:60px;
  padding:60px 0;
}
@media (max-width:800px){
  .contact-grid{grid-template-columns:1fr;gap:40px;}
}
.contact-grid h2{font-size:1.6rem;margin-bottom:14px;}
.office-block h3{
  font-family:Georgia,serif;
  font-size:.95rem;
  letter-spacing:.06em;
  text-transform:uppercase;
  margin:30px 0 10px;
}
.office-block p{margin:0 0 8px;font-size:.95rem;}

form.contact-form label{
  display:block;
  font-size:.9rem;
  margin-bottom:6px;
  color:var(--ink);
}
form.contact-form .req{color:var(--muted);font-weight:400;font-size:.8rem;}
form.contact-form select,
form.contact-form input[type=text],
form.contact-form input[type=email],
form.contact-form input[type=tel],
form.contact-form textarea{
  width:100%;
  padding:12px 14px;
  border:1px solid #ccc;
  background:#fafafa;
  font-family:inherit;
  font-size:.95rem;
  margin-bottom:20px;
}
form.contact-form textarea{min-height:110px;resize:vertical;}
.name-row{display:grid;grid-template-columns:1fr 1fr;gap:20px;}
@media (max-width:480px){.name-row{grid-template-columns:1fr;}}
form.contact-form .submit-btn{
  background:var(--dark);
  color:#fff;
  border:0;
  padding:14px 34px;
  letter-spacing:.1em;
  font-size:.85rem;
  text-transform:uppercase;
  cursor:pointer;
}
form.contact-form .submit-btn:hover{background:var(--dark2);}
.form-note{
  padding:14px 18px;
  margin-bottom:20px;
  border-radius:4px;
  font-size:.9rem;
}
.form-note.success{background:#e7f3ea;color:#245c33;border:1px solid #bfe3c8;}
.form-note.error{background:#fbeaea;color:#7a2727;border:1px solid #f0c5c5;}
/* honeypot */
.hp-field{position:absolute;left:-9999px;top:-9999px;}