:root{
    --pine:#243424;
    --pine-2:#33452F;
    --paper:#F6EFE0;
    --paper-2:#EFE6D2;
    --brass:#B4863E;
    --brass-light:#D9B876;
    --clay:#8B4A35;
    --ink:#2A2419;
    --ink-soft:#4A4433;
    --line: rgba(42,36,25,0.14);
    --radius: 2px;
  }

  *{box-sizing:border-box;}
  html{scroll-behavior:smooth; scroll-padding-top:84px;}
  @media (prefers-reduced-motion: reduce){
    html{scroll-behavior:auto;}
    *{animation-duration:0.001ms !important; transition-duration:0.001ms !important;}
  }

  body{
    margin:0;
    background:var(--paper);
    color:var(--ink);
    font-family:'Inter',sans-serif;
    -webkit-font-smoothing:antialiased;
    line-height:1.55;
  }

  h1,h2,h3,.display{
    font-family:'Fraunces',serif;
    font-weight:500;
    color:var(--pine);
    letter-spacing:-0.01em;
    margin:0;
  }

  .eyebrow{
    font-family:'IBM Plex Mono',monospace;
    font-size:0.72rem;
    letter-spacing:0.14em;
    text-transform:uppercase;
    color:var(--clay);
    display:flex;
    align-items:center;
    gap:0.6em;
  }
  .eyebrow::before{
    content:"";
    width:22px;height:1px;background:var(--clay);display:inline-block;
  }

  a{color:inherit;}
  img{max-width:100%;display:block;}
  .wrap{max-width:1120px;margin:0 auto;padding:0 28px;}

  :focus-visible{
    outline:2px solid var(--brass);
    outline-offset:3px;
  }

  /* ---------- HEADER ---------- */
  header{
    position:sticky; top:0; z-index:50;
    background:rgba(246,239,224,0.92);
    backdrop-filter:blur(6px);
    border-bottom:1px solid var(--line);
  }
  .nav{
    display:flex; align-items:center; justify-content:space-between;
    padding:18px 28px;
    max-width:1120px; margin:0 auto;
  }
  .brand{
    font-family:'Fraunces',serif; font-weight:600; font-size:1.15rem; color:var(--pine);
    display:flex; align-items:baseline; gap:8px;
    text-decoration:none; cursor:pointer;
  }
  .brand:hover{color:var(--clay);}
  .brand small{
    font-family:'IBM Plex Mono',monospace; font-weight:400; font-size:0.65rem;
    color:var(--clay); letter-spacing:0.08em; text-transform:uppercase;
  }
  .nav-links{display:flex; align-items:center; gap:30px; font-size:0.92rem;}
  .nav-links a{text-decoration:none; color:var(--ink-soft); transition:color 0.2s;}
  .nav-links a:hover{color:var(--clay);}
  .nav-links a.cta{
    background:var(--pine); color:var(--paper); padding:10px 18px;
    border-radius:var(--radius); font-weight:500;
  }
  .nav-links a.cta:hover{background:var(--pine-2);}
  .nav-toggle{display:none;}

  @media (max-width:760px){
    .nav-links{
      position:fixed; inset:64px 0 0 0; background:var(--paper);
      flex-direction:column; padding:36px 28px; gap:22px; font-size:1.05rem;
      transform:translateY(-110%); transition:transform 0.3s ease; align-items:flex-start;
    }
    .nav-links.open{transform:translateY(0);}
    .nav-links a.cta{align-self:flex-start;}
    .nav-toggle{
      display:block; background:none; border:1px solid var(--line); border-radius:var(--radius);
      width:40px; height:40px; font-size:1.1rem; color:var(--pine); cursor:pointer;
    }
  }

  /* ---------- HERO ---------- */
  .hero{
    padding:88px 0 70px;
    position:relative;
    overflow:hidden;
  }
  .hero .wrap{
    display:grid; grid-template-columns:1.05fr 0.85fr; gap:64px; align-items:center;
  }
  @media (max-width:760px){
    .hero .wrap{grid-template-columns:1fr; gap:36px;}
  }
  .hero h1{
    font-size:clamp(2.1rem, 4vw, 3.15rem);
    line-height:1.09;
    margin:18px 0 22px;
    text-wrap:balance;
  }
  .hero p.lede{
    font-size:1.08rem; color:var(--ink-soft); max-width:46ch; margin-bottom:32px;
  }
  .hero-ctas{display:flex; gap:16px; flex-wrap:wrap; margin-bottom:30px;}
  .btn{
    font-family:'Inter',sans-serif; font-weight:500; font-size:0.95rem;
    padding:14px 26px; border-radius:var(--radius); border:1px solid transparent;
    text-decoration:none; cursor:pointer; display:inline-block; transition:all 0.2s;
  }
  .btn-primary{background:var(--clay); color:var(--paper);}
  .btn-primary:hover{background:#733D2A;}
  .btn-ghost{border-color:var(--pine); color:var(--pine); background:transparent;}
  .btn-ghost:hover{background:var(--pine); color:var(--paper);}

  .hero-note{
    font-family:'IBM Plex Mono',monospace; font-size:0.78rem; color:var(--ink-soft);
    display:flex; gap:10px; align-items:center;
  }
  .hero-note span.dot{width:6px;height:6px;border-radius:50%;background:var(--brass);display:inline-block;}

  /* deed illustration */
  .deed{
    background:var(--paper-2);
    border:1px solid var(--line);
    padding:34px 30px 30px;
    position:relative;
    box-shadow:6px 6px 0 rgba(139,74,53,0.10);
  }
  .deed::before{
    content:"";
    position:absolute; top:0; left:0; right:0; height:6px;
    background:repeating-linear-gradient(90deg, var(--paper) 0 8px, transparent 8px 12px);
  }
  .deed-top{display:flex; justify-content:space-between; align-items:flex-start; margin-bottom:22px;}
  .seal{
    width:52px; height:52px; border-radius:50%;
    background:var(--brass); color:var(--paper);
    display:flex; align-items:center; justify-content:center;
    font-family:'Fraunces',serif; font-weight:600; font-size:1.1rem;
    flex-shrink:0;
    box-shadow:0 0 0 3px var(--paper-2), 0 0 0 4px var(--brass-light);
  }
  .deed-lines{margin-top:6px;}
  .deed-line{height:9px; background:var(--line); margin-bottom:11px; border-radius:1px;}
  .deed-line.w1{width:88%;} .deed-line.w2{width:64%;} .deed-line.w3{width:76%;} .deed-line.w4{width:45%;}
  .deed-entry{
    display:flex; justify-content:space-between; align-items:baseline; gap:12px;
    padding:10px 0; border-bottom:1px dashed var(--line);
    font-family:'IBM Plex Mono',monospace; font-size:0.8rem; color:var(--ink);
  }
  .deed-entry:last-child{border-bottom:none;}
  .deed-entry span:last-child{color:var(--ink-soft); font-size:0.72rem; white-space:nowrap;}
  .deed-foot{
    margin-top:24px; padding-top:18px; border-top:1px dashed var(--line);
    display:flex; justify-content:space-between; font-family:'IBM Plex Mono',monospace;
    font-size:0.72rem; color:var(--ink-soft);
  }

  /* ---------- TRUST STRIP ---------- */
  .trust{
    border-top:1px solid var(--line); border-bottom:1px solid var(--line);
    background:var(--paper-2);
  }
  .trust .wrap{
    display:grid; grid-template-columns:repeat(3,1fr); gap:0;
  }
  .trust-item{
    padding:26px 24px; text-align:left;
    border-left:1px solid var(--line);
  }
  .trust-item:first-child{border-left:none;}
  .trust-item h3{font-size:0.98rem; margin-bottom:6px; color:var(--pine);}
  .trust-item p{margin:0; font-size:0.88rem; color:var(--ink-soft);}
  @media (max-width:760px){
    .trust .wrap{grid-template-columns:1fr;}
    .trust-item{border-left:none; border-top:1px solid var(--line);}
    .trust-item:first-child{border-top:none;}
  }

  /* ---------- SECTION GENERIC ---------- */
  section{padding:88px 0;}
  .section-head{max-width:56ch; margin-bottom:52px;}
  .section-head h2{font-size:clamp(1.6rem,3vw,2.2rem); margin-top:14px;}
  .section-head p{color:var(--ink-soft); margin-top:14px; font-size:1.02rem;}

  /* ---------- PROCESS ---------- */
  .process-list{
    display:flex; flex-direction:column; border-top:1px solid var(--line);
  }
  .process-item{
    display:grid; grid-template-columns:90px 1fr; gap:28px;
    padding:30px 0; border-bottom:1px solid var(--line);
    align-items:start;
  }
  .process-num{
    font-family:'IBM Plex Mono',monospace; color:var(--brass); font-size:0.95rem; padding-top:4px;
  }
  .process-item h3{font-size:1.2rem; margin-bottom:8px;}
  .process-item p{margin:0; color:var(--ink-soft); max-width:60ch;}
  @media (max-width:600px){
    .process-item{grid-template-columns:1fr; gap:6px;}
  }

  /* ---------- ABOUT ---------- */
  .about{background:var(--pine); color:var(--paper);}
  .about h2, .about .eyebrow{color:var(--paper);}
  .about .eyebrow::before{background:var(--brass-light);}
  .about .wrap{display:grid; grid-template-columns:0.8fr 1.2fr; gap:60px; align-items:center;}
  .about-photo{
    aspect-ratio:4/5; background:var(--pine-2);
    border:1px solid rgba(246,239,224,0.25);
    overflow:hidden;
  }
  .about-photo img{
    width:100%; height:100%; object-fit:cover; display:block;
  }
  .about p{color:rgba(246,239,224,0.82); margin-top:18px; max-width:56ch;}
  .about-creds{
    margin-top:26px; padding-top:22px; border-top:1px solid rgba(246,239,224,0.2);
    font-family:'IBM Plex Mono',monospace; font-size:0.78rem; color:rgba(246,239,224,0.65);
    display:flex; flex-wrap:wrap; gap:10px 26px;
  }
  @media (max-width:760px){
    .about .wrap{grid-template-columns:1fr;}
  }

  /* ---------- VIDEO / CONTENT ---------- */
  .video-grid{
    display:grid; grid-template-columns:repeat(3,1fr); gap:22px;
  }
  .video-card{
    background:var(--paper-2); border:1px solid var(--line); overflow:hidden;
  }
  .video-thumb{
    aspect-ratio:9/13; background:linear-gradient(150deg,var(--pine) 0%, var(--pine-2) 100%);
    position:relative; display:flex; align-items:center; justify-content:center;
  }
  .play-btn{
    width:46px; height:46px; border-radius:50%; background:rgba(246,239,224,0.92);
    display:flex; align-items:center; justify-content:center;
  }
  .play-btn::after{
    content:""; border-style:solid; border-width:8px 0 8px 13px;
    border-color:transparent transparent transparent var(--pine);
    margin-left:3px;
  }
  .video-card .cap{padding:16px 18px;}
  .video-card .cap p{margin:0; font-size:0.68rem; font-family:'IBM Plex Mono',monospace; color:var(--clay); text-transform:uppercase; letter-spacing:0.08em; margin-bottom:6px;}
  .video-card .cap h3{font-size:1rem; font-weight:500;}
  @media (max-width:760px){.video-grid{grid-template-columns:1fr 1fr;}}
  @media (max-width:520px){.video-grid{grid-template-columns:1fr;}}

  /* ---------- FAQ ---------- */
  .faq-item{border-bottom:1px solid var(--line);}
  .faq-q{
    width:100%; text-align:left; background:none; border:none; cursor:pointer;
    padding:22px 0; display:flex; justify-content:space-between; align-items:center; gap:20px;
    font-family:'Fraunces',serif; font-size:1.06rem; color:var(--pine); font-weight:500;
  }
  .faq-q .plus{
    font-family:'IBM Plex Mono',monospace; font-size:1.1rem; color:var(--brass);
    transition:transform 0.25s; flex-shrink:0;
  }
  .faq-item.open .faq-q .plus{transform:rotate(45deg);}
  .faq-a{
    max-height:0; overflow:hidden; transition:max-height 0.3s ease;
  }
  .faq-a p{color:var(--ink-soft); padding-bottom:22px; margin:0; max-width:65ch;}
  .faq-item.open .faq-a{max-height:600px;}

  .faq-disclaimer{
    background:var(--paper-2); border:1px solid var(--line); border-left:3px solid var(--brass);
    padding:18px 22px; margin-top:8px; max-width:70ch;
  }
  .faq-disclaimer p{
    margin:0; font-size:0.92rem; color:var(--ink-soft); line-height:1.6;
  }
  .faq-disclaimer strong{color:var(--pine);}

  /* ---------- ARTICLE PAGES ---------- */
  .article-body{
    max-width:70ch; margin:0 auto;
  }
  .article-body h2{
    font-size:1.35rem; color:var(--pine); margin:44px 0 14px;
    line-height:1.25;
  }
  .article-body h2:first-child{margin-top:0;}
  .article-body p{
    font-size:1rem; color:var(--ink-soft); line-height:1.7; margin-bottom:0;
  }
  .article-body a{color:var(--clay);}
  .article-body a:hover{text-decoration:none;}

  /* ---------- TESTIMONIAL ---------- */
  .testimonial{
    background:var(--paper-2); border:1px solid var(--line); padding:44px;
    position:relative;
  }
  .testimonial blockquote{
    font-family:'Fraunces',serif; font-style:italic; font-size:1.1rem; color:var(--pine);
    margin:0 0 20px; line-height:1.6; max-width:64ch;
  }
  .testimonial cite{
    font-style:normal; font-family:'IBM Plex Mono',monospace; font-size:0.78rem; color:var(--ink-soft);
  }
  .placeholder-tag{
    display:inline-block; margin-top:18px; font-family:'IBM Plex Mono',monospace; font-size:0.68rem;
    color:var(--clay); border:1px dashed var(--clay); padding:4px 8px;
  }

  /* ---------- ESTATE SERVICES ---------- */
  .svc-grid{
    display:grid; grid-template-columns:repeat(3,1fr); gap:1px;
    background:var(--line); border:1px solid var(--line); margin-top:8px;
  }
  .svc-card{background:var(--paper-2); padding:28px 26px;}
  .svc-card h3{font-size:1.05rem; margin-bottom:8px;}
  .svc-card p{margin:0; font-size:0.9rem; color:var(--ink-soft);}
  @media(max-width:900px){ .svc-grid{grid-template-columns:1fr 1fr;} }
  @media(max-width:600px){ .svc-grid{grid-template-columns:1fr;} }

  /* ---------- CURRENT LISTINGS ---------- */
  .listing-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:24px; margin-bottom:12px;}
  .listing-card{background:var(--paper-2); border:1px solid var(--line); overflow:hidden;}
  .listing-card h3{font-size:1.05rem; margin-bottom:6px;}
  .listing-photo{aspect-ratio:4/3; background:var(--pine-2); overflow:hidden;}
  .listing-photo img{width:100%; height:100%; object-fit:cover; display:block;}
  .listing-body{padding:20px 22px;}
  .listing-meta{font-family:'IBM Plex Mono',monospace; font-size:0.76rem; color:var(--ink-soft); margin:0 0 12px;}
  .listing-desc{color:var(--ink-soft); font-size:0.9rem; margin-bottom:16px;}
  @media(max-width:900px){ .listing-grid{grid-template-columns:1fr 1fr;} }
  @media(max-width:600px){ .listing-grid{grid-template-columns:1fr;} }

  /* ---------- FORM SUCCESS (alt pattern used on Listings/Services pages) ---------- */
  .form-success{
    background:var(--pine-2); border:1px solid rgba(246,239,224,0.25);
    border-radius:var(--radius); padding:34px 30px;
    display:flex; align-items:center;
  }
  .form-success p{
    margin:0; font-family:'Fraunces',serif; font-size:1.15rem; color:var(--paper);
  }
  .hp-field{position:absolute; left:-9999px; top:-9999px; opacity:0; pointer-events:none;}

  /* ---------- CONTACT ---------- */
  .contact{background:var(--pine); color:var(--paper);}
  .contact .eyebrow{color:rgba(246,239,224,0.7);}
  .contact .eyebrow::before{background:var(--brass-light);}
  .contact .wrap{display:grid; grid-template-columns:1fr 1fr; gap:60px;}
  .contact h2{color:var(--paper);}
  .contact p.lede{color:rgba(246,239,224,0.78); max-width:44ch; margin-top:16px;}
  .contact-info{margin-top:30px; display:flex; flex-direction:column; gap:14px; font-size:0.95rem;}
  .contact-info a{text-decoration:none; color:var(--paper); border-bottom:1px solid rgba(246,239,224,0.35);}

  form{display:flex; flex-direction:column; gap:16px;}
  .field label{
    display:block; font-family:'IBM Plex Mono',monospace; font-size:0.72rem;
    letter-spacing:0.06em; text-transform:uppercase; color:rgba(246,239,224,0.65); margin-bottom:7px;
  }
  .field input, .field textarea, .field select{
    width:100%; background:var(--pine-2); border:1px solid rgba(246,239,224,0.25);
    color:var(--paper); padding:12px 14px; font-family:'Inter',sans-serif; font-size:0.94rem;
    border-radius:var(--radius);
  }
  .field textarea{resize:vertical; min-height:90px;}
  .field input::placeholder, .field textarea::placeholder{color:rgba(246,239,224,0.4);}
  .form-submit{
    background:var(--brass); color:var(--pine); border:none; padding:14px 26px;
    font-weight:600; border-radius:var(--radius); cursor:pointer; font-family:'Inter',sans-serif;
    align-self:flex-start; transition:background 0.2s;
  }
  .form-submit:hover{background:var(--brass-light);}
  .form-submit:disabled{opacity:0.6; cursor:default;}
  @media (max-width:760px){.contact .wrap{grid-template-columns:1fr;}}

  footer{
    padding:30px 0; text-align:center; font-size:0.78rem; color:var(--ink-soft);
    font-family:'IBM Plex Mono',monospace;
  }

  .reveal{opacity:0; transform:translateY(16px); transition:opacity 0.6s ease, transform 0.6s ease;}
  .reveal.in{opacity:1; transform:translateY(0);}

  /* ---------- SERVICE AREAS ---------- */
  .service-areas{background:var(--paper-2); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}
  .service-grid{display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:var(--line); border:1px solid var(--line);}
  .service-card{
    background:var(--paper); padding:26px 22px; text-decoration:none; display:block; transition:background 0.2s;
  }
  .service-card:hover{background:var(--paper-2);}
  .service-card .eyebrow{margin-bottom:10px;}
  .service-card h3{font-size:1.05rem; color:var(--pine); margin-bottom:6px;}
  .service-card p{margin:0; font-size:0.85rem; color:var(--ink-soft);}
  .service-card .arrow{
    display:inline-block; margin-top:12px; font-family:'IBM Plex Mono',monospace; font-size:0.78rem; color:var(--clay);
  }
  @media (max-width:760px){.service-grid{grid-template-columns:1fr 1fr;}}
  @media (max-width:520px){.service-grid{grid-template-columns:1fr;}}

  /* ---------- ATTORNEYS ---------- */
  .attorneys{background:var(--paper-2); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}
  .attorneys-head{
    display:grid; grid-template-columns:1fr auto; gap:40px; align-items:end; margin-bottom:44px;
  }
  .attorney-grid{
    display:grid; grid-template-columns:repeat(3,1fr); gap:1px;
    background:var(--line); border:1px solid var(--line);
  }
  .attorney-card{background:var(--paper-2); padding:28px 26px;}
  .attorney-card .mark{
    font-family:'IBM Plex Mono',monospace; font-size:0.72rem; color:var(--brass); letter-spacing:0.08em;
    margin-bottom:12px; display:block;
  }
  .attorney-card h3{font-size:1.02rem; margin-bottom:8px;}
  .attorney-card p{margin:0; font-size:0.88rem; color:var(--ink-soft);}
  @media (max-width:760px){
    .attorney-grid{grid-template-columns:1fr;}
    .attorneys-head{grid-template-columns:1fr;}
  }

  /* ---------- COUNTY LANDING PAGES ---------- */
  .county-hero{
    padding:64px 0 56px;
    border-bottom:1px solid var(--line);
  }
  .breadcrumb{
    font-family:'IBM Plex Mono',monospace; font-size:0.75rem; color:var(--ink-soft);
    margin-bottom:22px;
  }
  .breadcrumb a{color:var(--clay); text-decoration:none;}
  .breadcrumb a:hover{text-decoration:underline;}
  .county-hero h1{font-size:clamp(1.9rem,4vw,2.7rem); line-height:1.14; margin:16px 0 20px;}
  .county-hero p.lede{font-size:1.05rem; color:var(--ink-soft); max-width:58ch; margin-bottom:28px;}

  .court-card{
    background:var(--paper-2); border:1px solid var(--line);
    padding:28px 30px; margin:44px 0; position:relative;
  }
  .court-card::before{
    content:""; position:absolute; top:0; left:0; right:0; height:5px;
    background:repeating-linear-gradient(90deg, var(--paper) 0 8px, transparent 8px 12px);
  }
  .court-card h3{font-size:1.05rem; color:var(--brass); margin-bottom:16px;
    font-family:'IBM Plex Mono',monospace; text-transform:uppercase; letter-spacing:0.06em; font-weight:500;}
  .court-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:24px;}
  .court-item dt{font-family:'IBM Plex Mono',monospace; font-size:0.68rem; text-transform:uppercase;
    letter-spacing:0.06em; color:var(--ink-soft); margin-bottom:6px;}
  .court-item dd{margin:0; font-size:0.95rem; color:var(--ink); line-height:1.45;}
  @media (max-width:700px){.court-grid{grid-template-columns:1fr;}}

  .county-other{
    display:flex; flex-wrap:wrap; gap:12px; margin-top:16px;
  }
  .county-other a{
    font-size:0.85rem; text-decoration:none; color:var(--pine); border:1px solid var(--line);
    padding:8px 14px; border-radius:var(--radius); transition:all 0.2s;
  }
  .county-other a:hover{background:var(--pine); color:var(--paper); border-color:var(--pine);}