:root{
    --ink:#1c1b19;
    --ink-soft:#403c36;
    --paper:#edebe3;
    --paper-raised:#f6f4ee;
    --steel:#435761;
    --steel-deep:#2c3a41;
    --ochre:#b8863b;
    --concrete:#8d897d;
    --line:#c9c4b6;
    --max:1180px;
  }

  *{box-sizing:border-box;}
  html{scroll-behavior:smooth;}
  body{
    margin:0;
    background:var(--paper);
    color:var(--ink);
    font-family:'IBM Plex Sans', -apple-system, BlinkMacSystemFont, sans-serif;
    font-size:16px;
    line-height:1.6;
    -webkit-font-smoothing:antialiased;
  }
  h1,h2,h3,.wordmark{
    font-family:'Archivo', 'IBM Plex Sans', sans-serif;
    color:var(--ink);
    margin:0;
    letter-spacing:-0.01em;
  }
  a{color:inherit;}
  img,svg{max-width:100%;display:block;}
  .wrap{max-width:var(--max);margin:0 auto;padding:0 32px;}

  /* ---------- focus & motion ---------- */
  a:focus-visible,button:focus-visible,.nav-toggle:focus-visible{
    outline:2px solid var(--steel);
    outline-offset:3px;
  }
  @media (prefers-reduced-motion: reduce){
    html{scroll-behavior:auto;}
    *{animation:none !important;transition:none !important;}
  }

  /* ---------- header ---------- */
  header{
    position:sticky;top:0;z-index:50;
    background:rgba(237,235,227,0.92);
    backdrop-filter:blur(6px);
    border-bottom:1px solid var(--line);
  }
  .nav{
    display:flex;align-items:center;justify-content:space-between;
    padding:20px 0;
  }
  .wordmark{font-size:1.15rem;font-weight:800;text-decoration:none;}
  .wordmark span{color:var(--steel);}
  nav ul{
    list-style:none;display:flex;gap:36px;margin:0;padding:0;
    font-size:0.95rem;
  }
  nav ul a{text-decoration:none;color:var(--ink-soft);}
  nav ul a:hover{color:var(--steel);}
  .nav-cta{
    display:inline-block;
    padding:11px 20px;
    background:var(--ink);
    color:var(--paper-raised);
    text-decoration:none;
    font-size:0.92rem;
    font-weight:600;
    border:1px solid var(--ink);
  }
  .nav-cta:hover{background:var(--steel-deep);border-color:var(--steel-deep);}
  .nav-toggle{display:none;}
  .nav-toggle-label{display:none;}

  /* ---------- hero ---------- */
  .hero{
    padding:88px 0 96px;
    border-bottom:1px solid var(--line);
  }
  .hero .wrap{
    display:grid;
    grid-template-columns:1.15fr 0.85fr;
    gap:56px;
    align-items:center;
  }
  .hero-eyebrow{
    font-size:0.85rem;
    color:var(--steel);
    font-weight:600;
    margin-bottom:18px;
  }
  .hero h1{
    font-size:clamp(2.4rem,4.6vw,3.6rem);
    font-weight:800;
    line-height:1.06;
    max-width:14ch;
  }
  .hero-lede{
    margin-top:24px;
    font-size:1.1rem;
    color:var(--ink-soft);
    max-width:46ch;
  }
  .hero-ctas{
    margin-top:34px;
    display:flex;
    gap:16px;
    flex-wrap:wrap;
  }
  .btn-primary{
    padding:14px 26px;
    background:var(--ink);
    color:var(--paper-raised);
    text-decoration:none;
    font-weight:600;
    font-size:0.98rem;
    border:1px solid var(--ink);
  }
  .btn-primary:hover{background:var(--steel-deep);border-color:var(--steel-deep);}
  .btn-secondary{
    padding:14px 26px;
    background:transparent;
    color:var(--ink);
    text-decoration:none;
    font-weight:600;
    font-size:0.98rem;
    border:1px solid var(--ink);
  }
  .btn-secondary:hover{border-color:var(--steel);color:var(--steel);}

  .hero-art{
    border:1px solid var(--line);
    background:var(--paper-raised);
    padding:20px;
  }
  .hero-art svg{width:100%;height:auto;}

  /* ---------- section scaffolding ---------- */
  section{padding:88px 0;}
  .section-head{
    display:grid;
    grid-template-columns:1fr 1.2fr;
    gap:40px;
    margin-bottom:56px;
    align-items:end;
  }
  .section-head h2{
    font-size:clamp(1.7rem,3vw,2.3rem);
    font-weight:800;
    line-height:1.15;
  }
  .section-head p{
    color:var(--ink-soft);
    max-width:46ch;
    margin:0;
  }
  @media (max-width:760px){
    .section-head{grid-template-columns:1fr;gap:16px;}
  }

  /* ---------- services ---------- */
  .services{
    background:var(--paper-raised);
    border-top:1px solid var(--line);
    border-bottom:1px solid var(--line);
  }
  .service-grid{
    display:grid;
    grid-template-columns:repeat(2,1fr);
    border-top:1px solid var(--line);
    border-left:1px solid var(--line);
  }
  .service{
    border-right:1px solid var(--line);
    border-bottom:1px solid var(--line);
    padding:36px 36px 40px;
  }
  .service h3{
    font-size:1.15rem;
    font-weight:700;
    margin-bottom:12px;
  }
  .service p{
    color:var(--ink-soft);
    margin:0;
    max-width:42ch;
  }
  .service-mark{
    width:34px;height:34px;
    margin-bottom:22px;
    stroke:var(--ochre);
    fill:none;
    stroke-width:1.6;
  }
  @media (max-width:760px){
    .service-grid{grid-template-columns:1fr;}
  }

  /* ---------- distinction / not-a-brokerage ---------- */
  .distinction{
    display:grid;
    grid-template-columns:0.9fr 1.1fr;
    gap:64px;
    align-items:center;
  }
  .distinction-quote{
    font-family:'Archivo', sans-serif;
    font-size:clamp(1.4rem,2.6vw,1.9rem);
    font-weight:700;
    line-height:1.28;
    color:var(--ink);
    border-left:3px solid var(--ochre);
    padding-left:28px;
  }
  .distinction-list{list-style:none;margin:0;padding:0;}
  .distinction-list li{
    padding:20px 0;
    border-top:1px solid var(--line);
    display:grid;
    grid-template-columns:170px 1fr;
    gap:20px;
  }
  .distinction-list li:last-child{border-bottom:1px solid var(--line);}
  .distinction-list h4{
    font-family:'Archivo',sans-serif;
    font-weight:700;
    font-size:1rem;
    margin:0;
    color:var(--steel-deep);
  }
  .distinction-list p{margin:0;color:var(--ink-soft);}
  @media (max-width:760px){
    .distinction{grid-template-columns:1fr;gap:36px;}
    .distinction-list li{grid-template-columns:1fr;gap:6px;}
  }

  /* ---------- process ---------- */
  .process{background:var(--paper-raised);border-top:1px solid var(--line);border-bottom:1px solid var(--line);}
  .steps{
    position:relative;
    max-width:760px;
  }
  .steps::before{
    content:"";
    position:absolute;
    left:27px;top:10px;bottom:10px;
    width:1px;
    background:var(--line);
  }
  .step{
    position:relative;
    display:grid;
    grid-template-columns:56px 1fr;
    gap:24px;
    padding-bottom:48px;
  }
  .step:last-child{padding-bottom:0;}
  .step-num{
    width:56px;height:56px;
    border:1px solid var(--ink);
    background:var(--paper-raised);
    display:flex;align-items:center;justify-content:center;
    font-family:'Archivo',sans-serif;
    font-weight:700;
    font-size:1.1rem;
    position:relative;
    z-index:1;
  }
  .step h3{font-size:1.15rem;font-weight:700;margin-bottom:8px;}
  .step p{margin:0;color:var(--ink-soft);max-width:52ch;}

  /* ---------- projects ---------- */
  .project-list{
    display:flex;
    flex-direction:column;
    border-top:1px solid var(--line);
  }
  .project-row{
    display:grid;
    grid-template-columns:1fr auto auto;
    gap:24px;
    align-items:baseline;
    padding:26px 0;
    border-bottom:1px solid var(--line);
  }
  .project-row h3{
    font-size:1.15rem;
    font-weight:700;
  }
  .project-type{color:var(--steel);font-size:0.92rem;font-weight:600;}
  .project-loc{color:var(--concrete);font-size:0.92rem;}
  @media (max-width:620px){
    .project-row{grid-template-columns:1fr;gap:6px;}
  }

  /* ---------- cta band ---------- */
  .cta-band{
    background:var(--ink);
    color:var(--paper-raised);
    padding:80px 0;
  }
  .cta-band .wrap{
    display:grid;
    grid-template-columns:1.3fr 0.7fr;
    gap:32px;
    align-items:center;
  }
  .cta-band h2{
    color:var(--paper-raised);
    font-size:clamp(1.7rem,3.4vw,2.4rem);
    font-weight:800;
    line-height:1.15;
  }
  .cta-band p{color:#c9c5b8;margin-top:14px;max-width:46ch;}
  .cta-band .btn-primary{background:var(--ochre);border-color:var(--ochre);color:var(--ink);}
  .cta-band .btn-primary:hover{background:#c99a4f;border-color:#c99a4f;}
  @media (max-width:760px){
    .cta-band .wrap{grid-template-columns:1fr;}
  }

  /* ---------- footer ---------- */
  footer{padding:56px 0 40px;}
  .footer-grid{
    display:grid;
    grid-template-columns:1.3fr 1fr 1fr;
    gap:40px;
    padding-bottom:36px;
    border-bottom:1px solid var(--line);
  }
  footer h4{
    font-family:'Archivo',sans-serif;
    font-size:0.92rem;
    font-weight:700;
    margin-bottom:14px;
    color:var(--ink-soft);
  }
  footer p{margin:0 0 8px;color:var(--ink-soft);font-size:0.95rem;}
  footer ul{list-style:none;margin:0;padding:0;}
  footer li{margin-bottom:8px;font-size:0.95rem;}
  footer a{text-decoration:none;color:var(--ink-soft);}
  footer a:hover{color:var(--steel);}
  .footer-bottom{
    display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;
    padding-top:24px;
    font-size:0.85rem;
    color:var(--concrete);
  }
  @media (max-width:700px){
    .footer-grid{grid-template-columns:1fr;gap:28px;}
  }