:root{
  --paper:#f6f4ee;
  --surface:#ffffff;
  --ink:#1b2029;
  --muted:#5d6472;
  --faint:#9a9689;
  --line:#e4e0d3;
  --accent:#a9812f;
  --accent-deep:#7c5d1f;
  --accent-soft:#efe5c8;
  --shadow: 0 1px 2px rgba(27,32,41,0.04), 0 16px 40px -20px rgba(27,32,41,0.18);
}
@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    --paper:#12141a;
    --surface:#181b22;
    --ink:#ece9e0;
    --muted:#a1a6b0;
    --faint:#666b76;
    --line:#282c35;
    --accent:#d6ac5c;
    --accent-deep:#e9c584;
    --accent-soft:#332a17;
    --shadow: 0 1px 2px rgba(0,0,0,0.4), 0 16px 40px -20px rgba(0,0,0,0.6);
  }
}
:root[data-theme="dark"]{
  --paper:#12141a;
  --surface:#181b22;
  --ink:#ece9e0;
  --muted:#a1a6b0;
  --faint:#666b76;
  --line:#282c35;
  --accent:#d6ac5c;
  --accent-deep:#e9c584;
  --accent-soft:#332a17;
  --shadow: 0 1px 2px rgba(0,0,0,0.4), 0 16px 40px -20px rgba(0,0,0,0.6);
}

*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0; background:var(--paper); color:var(--ink);
  font-family:'Public Sans', system-ui, -apple-system, sans-serif;
  -webkit-font-smoothing:antialiased;
}
h1,h2,h3{font-family:'Playfair Display', Georgia, serif; font-weight:600; margin:0; text-wrap:balance;}
p{line-height:1.65; color:var(--ink);}
.mono{font-family:'IBM Plex Mono', ui-monospace, monospace; font-variant-numeric:tabular-nums;}
a{color:inherit;}
.wrap{max-width:1080px; margin:0 auto; padding-inline:24px;}
section{padding-block:72px;}
@media (max-width:700px){ section{padding-block:52px;} }

/* ---- Nav ---- */
nav.top{
  position:sticky; top:0; z-index:20; background:color-mix(in srgb, var(--paper) 88%, transparent);
  backdrop-filter:blur(10px); border-bottom:1px solid var(--line);
}
nav.top .inner{
  max-width:1080px; margin:0 auto; padding:14px 24px; display:flex; align-items:center; justify-content:space-between; gap:16px;
}
.monogram{display:flex; align-items:center; gap:10px; text-decoration:none;}
.monogram .mc-mark{
  display:inline-block; flex-shrink:0; width:35px; height:20px; background-color:var(--ink);
  -webkit-mask:url('logo-mc.png') no-repeat center / contain; mask:url('logo-mc.png') no-repeat center / contain;
}
.monogram .rule{width:1px; height:20px; background:var(--accent);}
.monogram .name{font-size:13px; letter-spacing:0.08em; text-transform:uppercase; color:var(--muted);}
.navlinks{display:flex; gap:26px; font-size:13.5px; font-weight:500;}
.navlinks a{text-decoration:none; color:var(--muted); transition:color .15s; padding-bottom:2px;}
.navlinks a:hover{color:var(--accent-deep);}
.navlinks a.active{color:var(--ink); border-bottom:2px solid var(--accent);}
.navcta{
  display:inline-block; font-size:13px; font-weight:600; text-decoration:none;
  color:var(--ink); border:1px solid var(--line); border-radius:999px; padding:8px 16px;
  white-space:nowrap;
}
.navcta:hover{border-color:var(--accent);}
@media (max-width:760px){ .navlinks{display:none;} .navcta{display:none;} }

/* ---- Mobile menu ---- */
.menu-toggle{display:none;}
.menu-btn{
  display:none; flex-direction:column; justify-content:center; gap:5px; width:34px; height:34px;
  cursor:pointer; padding:0; background:none; border:none; flex-shrink:0;
}
.menu-btn span{display:block; width:22px; height:2px; background:var(--ink); border-radius:2px; transition:transform .2s ease, opacity .2s ease;}
.mobile-menu{display:none; flex-direction:column; padding:6px 24px 22px; border-top:1px solid var(--line); background:var(--paper);}
.mobile-menu a{text-decoration:none; color:var(--ink); font-size:15.5px; font-weight:500; padding:14px 0; border-bottom:1px solid var(--line);}
.mobile-menu a:last-of-type{border-bottom:none;}
.mobile-menu a.active{color:var(--accent-deep); font-weight:600;}
.mobile-menu .navcta-mobile{
  margin-top:12px; text-align:center; border:1px solid var(--line); border-radius:999px; padding:11px;
  font-weight:600; color:var(--ink);
}
@media (max-width:760px){
  .menu-btn{display:flex;}
  .menu-toggle:checked ~ .mobile-menu{display:flex;}
  .menu-toggle:checked ~ .inner .menu-btn span:nth-child(1){transform:translateY(7px) rotate(45deg);}
  .menu-toggle:checked ~ .inner .menu-btn span:nth-child(2){opacity:0;}
  .menu-toggle:checked ~ .inner .menu-btn span:nth-child(3){transform:translateY(-7px) rotate(-45deg);}
}

/* ---- Hero (home) ---- */
.hero{padding-top:64px; padding-bottom:64px;}
.hero .grid{display:grid; grid-template-columns:1.15fr 0.85fr; gap:56px; align-items:center;}
@media (max-width:840px){ .hero .grid{grid-template-columns:1fr; gap:36px;} }
.eyebrow{
  font-size:12.5px; letter-spacing:0.12em; text-transform:uppercase; color:var(--accent-deep);
  font-weight:700; margin-bottom:16px; display:flex; align-items:center; gap:10px;
}
.eyebrow .ln{width:28px; height:1px; background:var(--accent);}
.hero h1{font-size:clamp(34px,5vw,54px); line-height:1.08; letter-spacing:-0.01em;}
.hero .tagline{font-size:17px; color:var(--muted); margin-top:18px; max-width:480px; line-height:1.6;}
.hero .ctarow{display:flex; gap:12px; margin-top:30px; flex-wrap:wrap;}
.btn{
  display:inline-flex; align-items:center; gap:8px; text-decoration:none; font-weight:600; font-size:14px;
  padding:12px 22px; border-radius:8px; transition:transform .12s, filter .12s;
}
.btn.primary{background:var(--accent); color:#fff;}
.btn.primary:hover{filter:brightness(1.06); transform:translateY(-1px);}
.btn.ghost{border:1px solid var(--line); color:var(--ink);}
.btn.ghost:hover{border-color:var(--accent);}
.hero-photo{position:relative;}
.hero-photo .frame{
  border-radius:14px; overflow:hidden; box-shadow:var(--shadow); border:1px solid var(--line);
  aspect-ratio:4/5;
}
.hero-photo img{width:100%; height:100%; object-fit:cover; display:block;}
.hero-photo .tag{
  position:absolute; bottom:-16px; left:-16px; background:var(--surface); border:1px solid var(--line);
  border-radius:10px; padding:12px 16px; box-shadow:var(--shadow); font-size:12.5px; color:var(--muted);
}
@media (max-width:520px){ .hero-photo .tag{display:none;} }
.tag b{color:var(--ink); display:block; font-family:'Playfair Display',serif; font-size:15px; font-weight:600;}

/* ---- Page header (inner pages) ---- */
.pagehead{padding-block:56px 20px; border-bottom:1px solid var(--line); background:var(--surface);}
.pagehead .eyebrow{margin-bottom:14px;}
.pagehead h1{font-size:clamp(30px,4.5vw,42px);}
.pagehead p{color:var(--muted); margin-top:12px; max-width:560px; font-size:15.5px;}

/* ---- Stats strip ---- */
.statsbar{background:var(--surface); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}
.statsbar .wrap{display:grid; grid-template-columns:repeat(3,1fr); gap:0; padding-block:30px;}
@media (max-width:760px){ .statsbar .wrap{grid-template-columns:1fr; gap:18px;} }
.sbi{text-align:center; padding-inline:16px; border-right:1px solid var(--line);}
.sbi:last-child{border-right:none;}
@media (max-width:760px){ .sbi{border-right:none; border-bottom:1px solid var(--line); padding-bottom:18px;} .sbi:last-child{border-bottom:none; padding-bottom:0;} }
.sbi .v{font-family:'Playfair Display',serif; font-weight:700; font-size:24px; color:var(--ink);}
.sbi .l{font-size:11.5px; letter-spacing:0.05em; text-transform:uppercase; color:var(--muted); margin-top:8px; font-weight:600;}

/* ---- section head ---- */
.shead{margin-bottom:34px; max-width:620px;}
.shead h2{font-size:clamp(24px,3vw,32px);}
.shead p{color:var(--muted); margin-top:10px; font-size:15px;}

/* ---- About ---- */
.about-grid{display:grid; grid-template-columns:0.9fr 1.1fr; gap:56px;}
@media (max-width:840px){ .about-grid{grid-template-columns:1fr;} }
.pull{
  font-family:'Playfair Display',serif; font-size:21px; line-height:1.5; font-weight:500;
  border-left:2px solid var(--accent); padding-left:20px; color:var(--ink);
}
.about-copy p{margin:0 0 16px; color:var(--muted); font-size:15.5px;}
.about-copy p:last-child{margin-bottom:0;}
.about-copy strong{color:var(--ink); font-weight:600;}

/* ---- Specialty ---- */
.cards{display:grid; grid-template-columns:repeat(3,1fr); gap:18px;}
@media (max-width:840px){ .cards{grid-template-columns:1fr;} }
.card{
  background:var(--surface); border:1px solid var(--line); border-radius:12px; padding:26px 24px;
  box-shadow:var(--shadow);
}
.card .n{font-family:'IBM Plex Mono',monospace; color:var(--accent); font-size:12.5px; font-weight:600; margin-bottom:14px;}
.card h3{font-size:18px; margin-bottom:10px;}
.card p{color:var(--muted); font-size:14px; margin:0;}

/* ---- Home page-link teasers ---- */
.teasers{display:grid; grid-template-columns:repeat(3,1fr); gap:18px;}
@media (max-width:840px){ .teasers{grid-template-columns:1fr;} }
.teaser{
  display:block; text-decoration:none; background:var(--surface); border:1px solid var(--line);
  border-radius:12px; padding:26px 24px; box-shadow:var(--shadow); transition:transform .12s, border-color .12s;
}
.teaser:hover{transform:translateY(-2px); border-color:var(--accent);}
.teaser .k{font-size:11.5px; letter-spacing:0.06em; text-transform:uppercase; color:var(--accent-deep); font-weight:700; margin-bottom:10px;}
.teaser h3{font-size:18px; margin-bottom:8px;}
.teaser p{color:var(--muted); font-size:14px; margin:0;}
.teaser .go{display:inline-block; margin-top:14px; font-size:13px; font-weight:600; color:var(--accent-deep);}

/* ---- Specialty hero ---- */
.specialty-hero{position:relative; height:clamp(380px,52vw,560px); display:flex; align-items:flex-end; overflow:hidden; padding:0;}
.specialty-hero-media{position:absolute; inset:0;}
.specialty-hero-media img{width:100%; height:100%; object-fit:cover; display:block;}
.specialty-hero-scrim{position:absolute; inset:0; background:linear-gradient(180deg, rgba(20,20,19,0.05) 30%, rgba(20,20,19,0.88) 100%);}
.specialty-hero-inner{position:relative; z-index:1; padding-bottom:42px; width:100%;}
.specialty-hero-inner .eyebrow{color:#e9c584;}
.specialty-hero-inner .eyebrow .ln{background:#e9c584;}
.specialty-hero-inner h1{color:#fff; font-size:clamp(30px,4.5vw,46px); line-height:1.1;}
.specialty-hero-inner p{color:rgba(255,255,255,0.86); margin-top:14px; max-width:560px; font-size:15.5px;}
@media (max-width:700px){ .specialty-hero{height:460px;} }

/* ---- Contact hero (shorter than the Specialty hero) ---- */
.contact-hero{height:clamp(220px,30vw,320px);}
.contact-hero .specialty-hero-inner{padding-bottom:28px;}
.contact-hero .specialty-hero-inner h1{font-size:clamp(24px,3.4vw,34px);}
@media (max-width:700px){ .contact-hero{height:300px;} }

/* ---- Specialty: buyer process steps ---- */
.steps{display:grid; grid-template-columns:repeat(5,1fr); gap:14px; margin-top:8px;}
@media (max-width:960px){ .steps{grid-template-columns:repeat(2,1fr);} }
@media (max-width:560px){ .steps{grid-template-columns:1fr;} }
.step{background:var(--surface); border:1px solid var(--line); border-radius:12px; padding:20px 18px; box-shadow:var(--shadow);}
.step .sn{font-family:'IBM Plex Mono',monospace; color:var(--accent); font-size:12.5px; font-weight:600; margin-bottom:12px;}
.step h3{font-size:15px; margin-bottom:6px;}
.step p{color:var(--muted); font-size:13px; margin:0;}

/* ---- Market snapshot ---- */
.market-band{background:var(--ink); color:var(--paper);}
.market-band .shead p{color:color-mix(in srgb, var(--paper) 65%, transparent);}
.market-band .shead h2, .market-band .pagehead h1{color:var(--paper);}
.stats{display:grid; grid-template-columns:repeat(3,1fr); gap:18px;}
@media (max-width:760px){ .stats{grid-template-columns:1fr;} }
.stat{
  border:1px solid color-mix(in srgb, var(--paper) 18%, transparent); border-radius:12px; padding:24px;
}
.stat .v{font-family:'IBM Plex Mono',monospace; font-size:34px; font-weight:600; color:var(--accent-deep);}
.stat .l{font-size:13px; margin-top:8px; color:color-mix(in srgb, var(--paper) 72%, transparent);}
.stat .s{font-size:12px; margin-top:10px; color:color-mix(in srgb, var(--paper) 50%, transparent);}

/* ---- Contact ---- */
.contact-box{
  background:var(--surface); border:1px solid var(--line); border-radius:16px; padding:48px;
  box-shadow:var(--shadow); display:flex; justify-content:space-between; align-items:center; gap:32px; flex-wrap:wrap;
}
.contact-box h2{font-size:clamp(24px,3.2vw,32px); max-width:420px;}
.contact-links{display:flex; flex-direction:column; gap:10px;}
.contact-links a{
  text-decoration:none; font-size:16px; font-weight:600; display:flex; align-items:center; gap:5px;
  flex-wrap:wrap; word-break:break-word;
}
.contact-links a:hover{color:var(--accent-deep);}
.contact-links .lbl{font-size:11px; text-transform:uppercase; letter-spacing:0.06em; color:var(--muted); font-weight:600;}
@media (max-width:420px){ .contact-links a{font-size:14.5px;} }

/* ---- Estimate form ---- */
.form-card{
  background:var(--surface); border:1px solid var(--line); border-radius:16px; padding:40px;
  box-shadow:var(--shadow); max-width:680px; margin:0 auto;
}
@media (max-width:600px){ .form-card{padding:28px 22px;} }
.field-grid{display:grid; grid-template-columns:1fr 1fr; gap:18px 20px;}
@media (max-width:600px){ .field-grid{grid-template-columns:1fr;} }
.field{display:flex; flex-direction:column; gap:6px;}
.field.full{grid-column:1 / -1;}
.field label{font-size:12.5px; font-weight:600; color:var(--muted); letter-spacing:0.02em;}
.field input, .field select, .field textarea{
  font:inherit; font-size:15px; padding:11px 13px; border:1px solid var(--line); border-radius:8px;
  background:var(--paper); color:var(--ink); transition:border-color .15s; width:100%;
}
.field input:focus, .field select:focus, .field textarea:focus{outline:none; border-color:var(--accent);}
.field textarea{resize:vertical; min-height:96px; font-family:inherit;}
.form-note{font-size:12.5px; color:var(--faint); margin-top:18px;}
.form-actions{margin-top:26px;}
button.btn{border:none; cursor:pointer; font-family:inherit;}
.hp-field{position:absolute; left:-9999px; top:auto; width:1px; height:1px; overflow:hidden;}

footer{padding:28px 24px 40px; border-top:1px solid var(--line);}
footer .finner{
  max-width:1080px; margin:0 auto; display:flex; justify-content:space-between; gap:16px; flex-wrap:wrap;
  font-size:12px; color:var(--faint);
}