:root{
  --ink:#17312b;
  --muted:#5f6f69;
  --sand:#f5efe5;
  --cream:#fcfaf6;
  --sea:#2f6f67;
  --sea-dark:#245851;
  --sun:#d7a75a;
  --white:#ffffff;
  --line:#dfe6e2;
  --shadow:0 14px 40px rgba(23,49,43,.10);
  --radius:22px;
  --max:1180px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;color:var(--ink);background:var(--cream);line-height:1.6}
a{color:inherit}
img{max-width:100%;display:block}
.container{width:min(var(--max),calc(100% - 40px));margin:auto}
.site-header{position:sticky;top:0;z-index:20;background:rgba(252,250,246,.94);backdrop-filter:blur(12px);border-bottom:1px solid rgba(223,230,226,.9)}
.nav{display:flex;align-items:center;justify-content:space-between;min-height:76px;gap:20px}
.brand{text-decoration:none;font-weight:800;letter-spacing:.03em;font-size:1.05rem}.brand span{display:block;font-size:.72rem;font-weight:650;color:var(--muted);letter-spacing:.06em;text-transform:uppercase}
.nav-links{display:flex;gap:24px;align-items:center}.nav-links a{text-decoration:none;font-weight:650;font-size:.95rem}.nav-links a:hover{color:var(--sea)}
.btn{display:inline-flex;align-items:center;justify-content:center;padding:13px 18px;border-radius:999px;text-decoration:none;font-weight:750;border:1px solid transparent;transition:.2s ease;cursor:pointer}
.btn-primary{background:var(--sea);color:var(--white)}.btn-primary:hover{background:var(--sea-dark);transform:translateY(-1px)}
.btn-secondary{background:transparent;border-color:var(--sea);color:var(--sea)}.btn-secondary:hover{background:#eef6f4}
.hero{padding:88px 0 68px;background:linear-gradient(140deg,#fcfaf6 0%,#f6efe4 55%,#edf5f2 100%)}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center}
.eyebrow{display:inline-block;color:var(--sea);font-weight:800;text-transform:uppercase;letter-spacing:.12em;font-size:.78rem;margin-bottom:14px}
h1{font-size:clamp(2.7rem,6vw,5.2rem);line-height:1.02;letter-spacing:-.045em;margin:0 0 22px}
h2{font-size:clamp(2rem,4vw,3.3rem);line-height:1.08;letter-spacing:-.035em;margin:0 0 16px}
h3{font-size:1.24rem;margin:0 0 8px}
.lead{font-size:1.2rem;color:var(--muted);max-width:720px;margin:0 0 28px}.hero-actions{display:flex;gap:12px;flex-wrap:wrap}
.hero-card{background:var(--white);border:1px solid var(--line);box-shadow:var(--shadow);border-radius:var(--radius);padding:30px}.hero-card .mini{font-size:.9rem;color:var(--muted)}
.checklist{list-style:none;margin:20px 0 0;padding:0;display:grid;gap:12px}.checklist li{display:flex;gap:10px}.checklist li::before{content:"✓";width:24px;height:24px;display:grid;place-items:center;border-radius:50%;background:#e8f2ef;color:var(--sea);font-weight:900;flex:0 0 auto}
.section{padding:78px 0}.section.alt{background:var(--sand)}
.section-intro{max-width:760px;margin-bottom:36px}.section-intro p{color:var(--muted);margin:0}
.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
.card{background:var(--white);border:1px solid var(--line);border-radius:20px;padding:26px;box-shadow:0 6px 20px rgba(23,49,43,.05)}.card p{color:var(--muted);margin:8px 0 0}.card a.more{display:inline-block;margin-top:18px;font-weight:800;color:var(--sea);text-decoration:none}
.kicker{font-size:.82rem;color:var(--sun);text-transform:uppercase;font-weight:900;letter-spacing:.12em}
.cta{background:var(--ink);color:var(--white);border-radius:28px;padding:44px;display:grid;grid-template-columns:1fr auto;align-items:center;gap:30px}.cta p{color:#dbe5e1;margin:6px 0 0}
.badges{display:flex;gap:10px;flex-wrap:wrap;margin-top:24px}.badge{padding:8px 12px;background:#eef4f2;border-radius:999px;font-weight:700;font-size:.9rem;color:var(--sea-dark)}
.steps{counter-reset:step;display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.step{background:white;border:1px solid var(--line);border-radius:20px;padding:26px}.step::before{counter-increment:step;content:counter(step);display:grid;place-items:center;width:38px;height:38px;border-radius:50%;background:var(--sea);color:white;font-weight:900;margin-bottom:18px}
.footer{padding:48px 0;background:#11251f;color:#dce7e3}.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:36px}.footer a{color:#dce7e3;text-decoration:none}.footer small{color:#9db1aa}.footer-links{display:grid;gap:8px}
.page-hero{padding:72px 0 48px;background:var(--sand)}.page-hero h1{font-size:clamp(2.5rem,5vw,4.2rem)}
.prose{max-width:820px}.prose p,.prose li{color:var(--muted)}
.service-list{display:grid;gap:12px;padding:0;list-style:none}.service-list li{padding:14px 16px;background:white;border:1px solid var(--line);border-radius:14px}
.notice{padding:18px;border-radius:14px;background:#fff7e9;border:1px solid #efd7ad;color:#6b552e}
.contact-form{display:grid;gap:14px}.contact-form label{font-weight:700}.contact-form input,.contact-form textarea,.contact-form select{width:100%;padding:13px 14px;border:1px solid #cfdad6;border-radius:12px;background:white;font:inherit}.contact-form textarea{min-height:130px;resize:vertical}
.mobile-toggle{display:none;background:transparent;border:0;font-size:1.5rem}
@media(max-width:900px){.hero-grid,.grid-4,.grid-3,.grid-2,.steps,.footer-grid,.cta{grid-template-columns:1fr}.nav-links{display:none;position:absolute;top:76px;left:0;right:0;background:var(--cream);padding:20px;border-bottom:1px solid var(--line);flex-direction:column;align-items:flex-start}.nav-links.open{display:flex}.mobile-toggle{display:block}.hero{padding-top:56px}.cta{padding:32px}.cta .btn{justify-self:start}}

/* v1.1 brand + local lifestyle enhancements */
.brand{position:relative;padding-left:46px;line-height:1.05}.brand::before{content:"J";position:absolute;left:0;top:50%;transform:translateY(-50%);width:36px;height:36px;border-radius:12px 12px 18px 18px;background:var(--sea);color:white;display:grid;place-items:center;font-family:Georgia,serif;font-weight:800;font-size:1.22rem;box-shadow:0 5px 14px rgba(47,111,103,.18)}.brand::after{content:"";position:absolute;left:8px;top:8px;width:20px;height:8px;border-radius:50% 50% 0 0;background:#e2b55f;opacity:.9}
.hero-v11{position:relative;overflow:hidden;padding:72px 0 58px;background:linear-gradient(120deg,#fcfaf6 0%,#f7efe3 54%,#edf5f2 100%)}.hero-v11::after{content:"";position:absolute;width:460px;height:460px;border-radius:50%;right:-170px;bottom:-260px;background:rgba(47,111,103,.06)}.hero-grid-v11{grid-template-columns:1.03fr .97fr;gap:64px}.hero-copy{position:relative;z-index:2}.hero-copy h1{font-size:clamp(3.2rem,6vw,5.9rem);max-width:760px}.hero-copy .lead strong{color:var(--ink)}
.hero-visual{position:relative;filter:drop-shadow(0 24px 40px rgba(23,49,43,.14))}.hero-visual svg{width:100%;border-radius:34px;display:block}.visual-note{position:absolute;left:-24px;bottom:28px;background:white;border:1px solid var(--line);border-radius:18px;padding:15px 18px;display:flex;align-items:center;gap:12px;box-shadow:var(--shadow);max-width:390px}.visual-note small{display:block;color:var(--muted);font-size:.78rem;margin-top:2px}.visual-pin{color:var(--sun);font-size:1.4rem}.trust-line{display:flex;gap:0;flex-wrap:wrap;margin-top:26px;color:var(--sea-dark);font-size:.84rem;font-weight:800}.trust-line span{display:flex;align-items:center}.trust-line span:not(:last-child)::after{content:"•";margin:0 10px;color:var(--sun)}
.quick-help{background:#17312b;color:#fff;padding:34px 0}.quick-help-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:50px;align-items:center}.quick-help h2{font-size:clamp(1.7rem,3vw,2.6rem);margin:6px 0 0}.quick-chips{display:flex;gap:10px;flex-wrap:wrap}.quick-chips span{border:1px solid rgba(255,255,255,.18);background:rgba(255,255,255,.07);padding:9px 12px;border-radius:999px;font-weight:700;font-size:.86rem}
.service-card{position:relative;overflow:hidden;transition:transform .2s ease,box-shadow .2s ease}.service-card:hover{transform:translateY(-4px);box-shadow:0 14px 28px rgba(23,49,43,.09)}.service-icon{width:42px;height:42px;border-radius:14px;background:#edf5f2;color:var(--sea);display:grid;place-items:center;font-size:1.3rem;font-weight:900;margin-bottom:18px}.service-card:nth-child(2) .service-icon,.service-card:nth-child(4) .service-icon{background:#fff4df;color:#b57e28}
.local-story{background:linear-gradient(180deg,#fcfaf6,#f8f4ec)}.local-story-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:64px;align-items:center}.local-visual{min-height:430px;border-radius:30px;background:radial-gradient(circle at 72% 22%,#e9c777 0 9%,transparent 9.5%),linear-gradient(160deg,#dcece8,#f3eadc);position:relative;overflow:hidden;box-shadow:var(--shadow)}.local-visual::before{content:"";position:absolute;bottom:-70px;left:-30px;width:120%;height:240px;background:#aacbbd;border-radius:50% 50% 0 0}.local-visual::after{content:"";position:absolute;bottom:80px;left:50%;transform:translateX(-50%);width:280px;height:170px;background:#fff9ef;clip-path:polygon(0 35%,50% 0,100% 35%,100% 100%,0 100%);box-shadow:0 20px 30px rgba(23,49,43,.1)}.local-house{position:absolute;z-index:2;left:34px;bottom:32px;background:#17312b;color:white;border-radius:16px;padding:16px 18px;box-shadow:0 12px 24px rgba(23,49,43,.2)}.local-house span,.local-house strong{display:block}.local-house span{font-size:.7rem;letter-spacing:.16em;color:#e2b55f}.local-house strong{font-size:1.1rem;letter-spacing:.04em}.lead-small{font-size:1.1rem;color:var(--muted);margin:0 0 22px}.mini-list{list-style:none;padding:0;margin:0 0 26px;display:grid;gap:10px}.mini-list li::before{content:"✓";color:var(--sea);font-weight:900;margin-right:9px}
.hoa-feature{padding-top:18px}.hoa-box{border:1px solid #ecd8ae;background:linear-gradient(120deg,#fff8eb,#fffdf8);border-radius:26px;padding:36px 40px;display:grid;grid-template-columns:1fr auto;gap:30px;align-items:center}.hoa-box h2{font-size:clamp(2rem,4vw,3rem)}.hoa-box p{color:var(--muted);max-width:700px;margin:0}.btn-light{background:#fff;color:var(--ink)}.btn-light:hover{background:#f5efe5;color:var(--ink)}
@media(max-width:900px){.hero-grid-v11,.quick-help-grid,.local-story-grid,.hoa-box{grid-template-columns:1fr}.hero-visual{margin-top:8px}.visual-note{left:14px;right:14px;bottom:18px;max-width:none}.quick-help-grid{gap:18px}.local-visual{min-height:330px}.hoa-box{padding:30px}.brand{padding-left:42px}.brand span{display:none}.hero-v11{padding-top:46px}.hero-copy h1{font-size:clamp(3rem,14vw,4.8rem)}}

/* v1.2: wordmark-only header + photography hero */
.brand{padding-left:0!important}.brand::before,.brand::after{display:none!important;content:none!important}
.hero-photo{position:relative;min-height:480px;border-radius:30px;overflow:hidden;box-shadow:0 24px 45px rgba(23,49,43,.16);background:#dce8e2}
.hero-photo img{width:100%;height:100%;min-height:480px;position:absolute;inset:0;object-fit:cover;object-position:center;display:block}
.hero-photo::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 55%,rgba(18,55,48,.22));pointer-events:none}
.photo-caption{position:absolute;z-index:2;left:22px;right:22px;bottom:22px;background:rgba(255,255,255,.94);backdrop-filter:blur(8px);border:1px solid rgba(255,255,255,.7);border-radius:16px;padding:15px 18px;box-shadow:0 12px 30px rgba(23,49,43,.14);display:flex;flex-direction:column;gap:3px;max-width:430px}
.photo-caption strong{font-size:1rem}.photo-caption span{font-size:.82rem;color:var(--muted)}
@media(max-width:900px){.brand{padding-left:0!important}.hero-photo,.hero-photo img{min-height:390px}.photo-caption{left:14px;right:14px;bottom:14px}}