:root {
  --ink: #17211e;
  --ink-soft: #53605b;
  --pine: #0e5148;
  --pine-deep: #093b35;
  --sage: #bdcabd;
  --sand: #f2efe7;
  --cream: #faf8f2;
  --clay: #b8734c;
  --line: #d8d5cc;
  --white: #ffffff;
  --shadow: 0 24px 70px rgba(19, 35, 31, 0.13);
  --max: 1240px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--cream);
  font-family: "Manrope", sans-serif;
  font-size: 16px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}
body::before {
  content: "";
  position: fixed;
  inset: 0;
  z-index: 100;
  pointer-events: none;
  opacity: 0.035;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 180 180' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.55'/%3E%3C/svg%3E");
}
a { color: inherit; }
img { display: block; width: 100%; }
button, input, textarea { font: inherit; }
.shell { width: min(calc(100% - 40px), var(--max)); margin-inline: auto; }
.eyebrow {
  display: flex;
  align-items: center;
  gap: 0.75rem;
  margin: 0 0 1.15rem;
  color: var(--pine);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.15em;
  text-transform: uppercase;
}
.eyebrow::before { content: ""; width: 32px; height: 1px; background: currentColor; }
.section-title, .display {
  margin: 0;
  font-family: "Cormorant Garamond", serif;
  font-weight: 600;
  letter-spacing: -0.045em;
  line-height: 0.98;
}
.section-title { max-width: 760px; font-size: clamp(2.65rem, 5.2vw, 5rem); }
.section-copy { max-width: 650px; margin: 1.4rem 0 0; color: var(--ink-soft); font-size: 1.04rem; }

.site-header {
  position: relative;
  z-index: 20;
  background: rgba(250, 248, 242, 0.96);
  border-bottom: 1px solid rgba(23, 33, 30, 0.1);
}
.nav-wrap { min-height: 88px; display: flex; align-items: center; justify-content: space-between; gap: 2rem; }
.brand { display: inline-flex; align-items: center; gap: 0.8rem; text-decoration: none; }
.brand-mark {
  display: grid;
  width: 42px;
  height: 42px;
  place-items: center;
  color: var(--white);
  background: var(--pine);
  font-family: "Cormorant Garamond", serif;
  font-size: 1.55rem;
  font-weight: 600;
}
.brand-copy { display: grid; line-height: 1.1; }
.brand-name { font-family: "Cormorant Garamond", serif; font-size: 1.45rem; font-weight: 600; letter-spacing: -0.02em; }
.brand-tag { margin-top: 0.25rem; color: var(--ink-soft); font-size: 0.57rem; font-weight: 800; letter-spacing: 0.15em; text-transform: uppercase; }
.nav-links { display: flex; align-items: center; gap: clamp(1rem, 2.3vw, 2.2rem); }
.nav-links a { text-decoration: none; font-size: 0.78rem; font-weight: 700; }
.nav-links a:not(.nav-cta) { padding: 0.5rem 0; border-bottom: 1px solid transparent; }
.nav-links a:not(.nav-cta):hover { color: var(--pine); border-color: var(--pine); }
.nav-cta, .button {
  display: inline-flex;
  min-height: 52px;
  align-items: center;
  justify-content: center;
  gap: 0.7rem;
  padding: 0.85rem 1.35rem;
  border: 1px solid var(--pine);
  color: var(--white);
  background: var(--pine);
  text-decoration: none;
  font-size: 0.79rem;
  font-weight: 800;
  letter-spacing: 0.02em;
  transition: transform 180ms ease, background 180ms ease, color 180ms ease;
}
.button:hover, .nav-cta:hover { background: var(--pine-deep); transform: translateY(-2px); }
.button.secondary { color: var(--ink); background: transparent; border-color: rgba(23, 33, 30, 0.35); }
.button.secondary:hover { color: var(--white); background: var(--ink); border-color: var(--ink); }
.button.light { color: var(--pine-deep); background: var(--white); border-color: var(--white); }
.button.light:hover { color: var(--white); background: transparent; }
.button .arrow { font-size: 1.1rem; line-height: 1; }

.home-hero { padding: clamp(3.5rem, 7vw, 7.4rem) 0 clamp(4rem, 8vw, 8rem); overflow: hidden; }
.home-hero-grid { display: grid; grid-template-columns: minmax(0, 0.9fr) minmax(420px, 1.1fr); gap: clamp(3rem, 7vw, 7rem); align-items: center; }
.home-hero .display { max-width: 760px; font-size: clamp(4rem, 7.5vw, 7.6rem); }
.home-hero .display span { display: block; color: var(--pine); font-size: 0.58em; font-style: italic; letter-spacing: -0.035em; }
.hero-copy { max-width: 610px; margin: 2rem 0 0; color: var(--ink-soft); font-size: clamp(1rem, 1.5vw, 1.18rem); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 0.8rem; margin-top: 2rem; }
.hero-visual { position: relative; min-height: 660px; }
.hero-image { height: 620px; object-fit: cover; object-position: center; box-shadow: var(--shadow); }
.hero-visual::before { content: ""; position: absolute; top: -34px; right: -36px; width: 57%; height: 76%; border: 1px solid var(--sage); z-index: -1; }
.hero-note {
  position: absolute;
  right: -1px;
  bottom: 0;
  width: min(350px, 75%);
  padding: 1.5rem;
  color: var(--white);
  background: var(--pine-deep);
  box-shadow: 0 18px 45px rgba(9, 59, 53, 0.25);
}
.hero-note small { display: block; color: var(--sage); font-size: 0.66rem; font-weight: 800; letter-spacing: 0.14em; text-transform: uppercase; }
.hero-note strong { display: block; margin-top: 0.4rem; font-family: "Cormorant Garamond", serif; font-size: 1.65rem; font-weight: 500; line-height: 1.15; }

.intro-band { padding: clamp(4rem, 8vw, 7rem) 0; color: var(--white); background: var(--pine-deep); }
.intro-grid { display: grid; grid-template-columns: 0.7fr 1.3fr; gap: 5vw; align-items: start; }
.intro-band .eyebrow { color: var(--sage); }
.intro-statement { margin: 0; font-family: "Cormorant Garamond", serif; font-size: clamp(2.4rem, 4.7vw, 4.8rem); font-weight: 500; letter-spacing: -0.035em; line-height: 1.08; }
.intro-statement em { color: var(--sage); font-weight: 500; }

.acquire { padding: clamp(5rem, 10vw, 9rem) 0; }
.section-head { display: flex; justify-content: space-between; gap: 3rem; align-items: end; margin-bottom: 4rem; }
.section-head .section-copy { margin: 0; max-width: 470px; }
.acquire-grid { display: grid; grid-template-columns: 1.15fr 0.85fr; grid-template-rows: auto auto; gap: 1.2rem; }
.acquire-card { position: relative; min-height: 330px; overflow: hidden; color: var(--white); background: var(--ink); }
.acquire-card:first-child { grid-row: 1 / 3; min-height: 680px; }
.acquire-card img { position: absolute; inset: 0; height: 100%; object-fit: cover; opacity: 0.72; transition: transform 700ms cubic-bezier(.2,.8,.2,1), opacity 300ms ease; }
.acquire-card::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(9,20,17,0.02) 25%, rgba(9,20,17,0.86) 100%); }
.acquire-card:hover img { transform: scale(1.035); opacity: 0.82; }
.acquire-card-content { position: absolute; inset: auto 0 0; z-index: 2; padding: clamp(1.5rem, 3vw, 2.4rem); }
.card-number { color: var(--sage); font-size: 0.67rem; font-weight: 800; letter-spacing: 0.16em; }
.acquire-card h3 { margin: 0.45rem 0 0.45rem; font-family: "Cormorant Garamond", serif; font-size: clamp(2rem, 3.5vw, 3.4rem); font-weight: 500; line-height: 1; }
.acquire-card p { max-width: 460px; margin: 0; color: rgba(255,255,255,0.78); font-size: 0.92rem; }

.approach { padding: clamp(5rem, 9vw, 8rem) 0; background: var(--sand); }
.approach-grid { display: grid; grid-template-columns: 0.8fr 1.2fr; gap: clamp(3rem, 8vw, 8rem); }
.approach-list { border-top: 1px solid var(--line); }
.approach-item { display: grid; grid-template-columns: 54px 1fr; gap: 1rem; padding: 1.5rem 0; border-bottom: 1px solid var(--line); }
.approach-item span { color: var(--clay); font-family: "Cormorant Garamond", serif; font-size: 1.4rem; }
.approach-item h3 { margin: 0 0 0.35rem; font-family: "Cormorant Garamond", serif; font-size: 1.65rem; font-weight: 600; line-height: 1.15; }
.approach-item p { margin: 0; color: var(--ink-soft); font-size: 0.92rem; }

.land-section { padding: clamp(5rem, 10vw, 9rem) 0; }
.land-grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(380px, 0.85fr); gap: clamp(3rem, 8vw, 8rem); align-items: center; }
.land-photo { position: relative; }
.land-photo img { height: 690px; object-fit: cover; }
.land-photo::after { content: "Tennessee"; position: absolute; left: -1px; bottom: -1px; padding: 1.2rem 1.7rem; color: var(--white); background: var(--clay); font-family: "Cormorant Garamond", serif; font-size: 1.5rem; font-style: italic; }
.land-list { display: grid; grid-template-columns: 1fr 1fr; gap: 0; margin: 2.2rem 0; border-top: 1px solid var(--line); }
.land-list span { padding: 1rem 0; border-bottom: 1px solid var(--line); color: var(--ink-soft); font-size: 0.9rem; }
.land-list span:nth-child(odd) { padding-right: 1rem; }

.sell-callout { padding: clamp(5rem, 9vw, 8rem) 0; color: var(--white); background: var(--ink); }
.sell-grid { display: grid; grid-template-columns: 1.2fr 0.8fr; gap: 4rem; align-items: end; }
.sell-callout .eyebrow { color: var(--sage); }
.sell-callout .section-title { max-width: 850px; }
.sell-callout p { max-width: 520px; margin: 0 0 1.7rem; color: rgba(255,255,255,0.68); }

.about-section { padding: clamp(5rem, 10vw, 9rem) 0; }
.about-grid { display: grid; grid-template-columns: 0.72fr 1.28fr; gap: clamp(3rem, 8vw, 8rem); }
.about-copy { columns: 2; column-gap: 2.5rem; color: var(--ink-soft); }
.about-copy p { margin: 0 0 1rem; break-inside: avoid; }

.site-footer { padding: 4rem 0 2rem; color: rgba(255,255,255,0.72); background: var(--pine-deep); }
.footer-top { display: grid; grid-template-columns: 1.2fr 0.8fr 0.8fr; gap: 3rem; padding-bottom: 3rem; }
.site-footer .brand-name { color: var(--white); }
.site-footer .brand-tag { color: var(--sage); }
.footer-copy { max-width: 420px; margin: 1.2rem 0 0; font-size: 0.86rem; }
.footer-col h3 { margin: 0 0 1rem; color: var(--white); font-size: 0.66rem; letter-spacing: 0.15em; text-transform: uppercase; }
.footer-col a { display: block; width: fit-content; margin: 0.5rem 0; text-decoration: none; font-size: 0.86rem; }
.footer-col a:hover { color: var(--white); }
.footer-bottom { display: flex; justify-content: space-between; gap: 2rem; padding-top: 1.5rem; border-top: 1px solid rgba(255,255,255,0.16); font-size: 0.72rem; }
.footer-bottom p { max-width: 850px; margin: 0; }

/* Seller page */
.seller-page { background: var(--sand); }
.seller-topline { padding: 0.55rem 0; color: var(--white); background: var(--pine-deep); font-size: 0.73rem; }
.seller-topline .shell { display: flex; justify-content: flex-end; gap: 1.2rem; }
.seller-topline a { font-weight: 800; text-decoration: none; }
.seller-hero { padding: clamp(3rem, 6vw, 6rem) 0; }
.seller-grid { display: grid; grid-template-columns: minmax(0, 0.95fr) minmax(410px, 0.75fr); gap: clamp(3rem, 7vw, 7rem); align-items: start; }
.seller-copy { padding-top: 2.1rem; }
.seller-copy .display { max-width: 700px; font-size: clamp(3.8rem, 6.8vw, 7rem); }
.seller-subhead { max-width: 620px; margin: 1.5rem 0 0; color: var(--ink-soft); font-size: clamp(1.02rem, 1.5vw, 1.2rem); }
.seller-points { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; margin-top: 2.5rem; }
.seller-point { padding-top: 0.85rem; border-top: 2px solid var(--pine); }
.seller-point strong { display: block; font-family: "Cormorant Garamond", serif; font-size: 1.35rem; font-weight: 600; line-height: 1.15; }
.seller-point span { display: block; margin-top: 0.25rem; color: var(--ink-soft); font-size: 0.72rem; }
.direct-call { display: inline-flex; align-items: center; gap: 1rem; margin-top: 2rem; text-decoration: none; }
.direct-call-icon { display: grid; width: 50px; height: 50px; place-items: center; color: var(--white); background: var(--clay); }
.direct-call small { display: block; color: var(--ink-soft); font-size: 0.65rem; font-weight: 800; letter-spacing: 0.12em; text-transform: uppercase; }
.direct-call strong { color: var(--pine); font-size: 1.12rem; }

.lead-card { position: relative; padding: clamp(1.5rem, 3vw, 2.5rem); background: var(--white); box-shadow: var(--shadow); }
.lead-card::before { content: ""; position: absolute; inset: 10px; pointer-events: none; border: 1px solid var(--line); }
.lead-card > * { position: relative; z-index: 1; }
.lead-card h2 { margin: 0; font-family: "Cormorant Garamond", serif; font-size: 2.6rem; font-weight: 600; letter-spacing: -0.035em; line-height: 1; }
.lead-card .form-intro { margin: 0.6rem 0 1.4rem; color: var(--ink-soft); font-size: 0.84rem; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 0.8rem; }
.field { margin-bottom: 0.85rem; }
.field label { display: block; margin-bottom: 0.32rem; font-size: 0.72rem; font-weight: 800; }
.field input, .field textarea, .field select {
  width: 100%;
  padding: 0.78rem 0.85rem;
  border: 1px solid #cbc9c1;
  border-radius: 0;
  color: var(--ink);
  background: #fcfbf8;
  outline: none;
}
.field input:focus, .field textarea:focus, .field select:focus { border-color: var(--pine); box-shadow: 0 0 0 3px rgba(14,81,72,0.1); }
.field textarea { min-height: 88px; resize: vertical; }
.field select { appearance: none; background-image: linear-gradient(45deg, transparent 50%, var(--pine) 50%), linear-gradient(135deg, var(--pine) 50%, transparent 50%); background-position: calc(100% - 18px) 50%, calc(100% - 13px) 50%; background-size: 5px 5px, 5px 5px; background-repeat: no-repeat; }
.consent { display: grid; grid-template-columns: 17px 1fr; gap: 0.6rem; align-items: start; margin: 0.2rem 0 1rem; }
.consent input { width: 16px; height: 16px; margin-top: 0.2rem; accent-color: var(--pine); }
.consent p { margin: 0; color: #68716e; font-size: 0.59rem; line-height: 1.5; }
.consent a { color: var(--pine); }
.lead-card button { width: 100%; min-height: 56px; border: 0; color: var(--white); background: var(--pine); cursor: pointer; font-size: 0.84rem; font-weight: 800; transition: background 180ms ease, transform 180ms ease; }
.lead-card button:hover { background: var(--pine-deep); transform: translateY(-1px); }
.lead-card button:disabled { cursor: wait; opacity: 0.7; }
.nospam { margin: 0.55rem 0 0; color: var(--ink-soft); text-align: center; font-size: 0.68rem; }
.form-status { min-height: 1.2rem; margin: 0.55rem 0 0; color: #8c3027; text-align: center; font-size: 0.72rem; }

.seller-process { padding: clamp(5rem, 9vw, 8rem) 0; background: var(--white); }
.process-grid { display: grid; grid-template-columns: 0.75fr 1.25fr; gap: clamp(3rem, 7vw, 7rem); }
.process-steps { counter-reset: step; border-top: 1px solid var(--line); }
.process-step { position: relative; display: grid; grid-template-columns: 70px 1fr; gap: 1rem; padding: 1.6rem 0; border-bottom: 1px solid var(--line); }
.process-step::before { counter-increment: step; content: "0" counter(step); color: var(--clay); font-family: "Cormorant Garamond", serif; font-size: 1.5rem; }
.process-step h3 { margin: 0 0 0.3rem; font-family: "Cormorant Garamond", serif; font-size: 1.65rem; font-weight: 600; line-height: 1.1; }
.process-step p { margin: 0; color: var(--ink-soft); font-size: 0.9rem; }

.seller-situations { padding: clamp(5rem, 9vw, 8rem) 0; }
.situations-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; margin-top: 3rem; background: var(--line); border: 1px solid var(--line); }
.situation { padding: 1.4rem 1.5rem; background: var(--cream); }
.situation h3 { margin: 0 0 0.25rem; font-family: "Cormorant Garamond", serif; font-size: 1.45rem; font-weight: 600; }
.situation p { margin: 0; color: var(--ink-soft); font-size: 0.85rem; }

.seller-close { position: relative; min-height: 520px; display: grid; align-items: center; overflow: hidden; color: var(--white); }
.seller-close img { position: absolute; inset: 0; height: 100%; object-fit: cover; filter: brightness(0.45); }
.seller-close::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(9,59,53,0.82), rgba(9,59,53,0.25)); }
.seller-close .shell { position: relative; z-index: 1; }
.seller-close .section-title { max-width: 760px; }
.seller-close p { max-width: 560px; color: rgba(255,255,255,0.76); }

.thank-you { min-height: 72vh; display: grid; place-items: center; padding: 5rem 0; }
.thank-you-card { max-width: 760px; padding: clamp(2rem, 6vw, 5rem); text-align: center; background: var(--white); box-shadow: var(--shadow); }
.thank-you-mark { display: grid; width: 72px; height: 72px; margin: 0 auto 1.5rem; place-items: center; color: var(--white); background: var(--pine); font-family: "Cormorant Garamond", serif; font-size: 2.2rem; }
.thank-you-card .section-title { margin-inline: auto; }
.thank-you-card .section-copy { margin-inline: auto; }
.thank-you-card .hero-actions { justify-content: center; }

@media (max-width: 980px) {
  .nav-links a:not(.nav-cta) { display: none; }
  .home-hero-grid, .seller-grid, .land-grid { grid-template-columns: 1fr; }
  .home-hero .display, .seller-copy .display { max-width: 850px; }
  .hero-visual { width: 88%; margin-left: auto; }
  .intro-grid, .approach-grid, .about-grid, .process-grid { grid-template-columns: 1fr; }
  .section-head, .sell-grid { display: grid; grid-template-columns: 1fr; align-items: start; }
  .about-copy { columns: 1; max-width: 760px; }
  .seller-copy { padding-top: 0; }
}

@media (max-width: 700px) {
  .shell { width: min(calc(100% - 28px), var(--max)); }
  .nav-wrap { min-height: 76px; }
  .brand-tag { display: none; }
  .brand-name { font-size: 1.25rem; }
  .brand-mark { width: 38px; height: 38px; }
  .nav-cta { min-height: 44px; padding: 0.65rem 0.85rem; font-size: 0.69rem; }
  .home-hero { padding-top: 3rem; }
  .home-hero .display, .seller-copy .display { font-size: clamp(3.45rem, 16vw, 5rem); }
  .hero-actions { display: grid; }
  .hero-visual { width: 94%; min-height: 460px; }
  .hero-image { height: 440px; }
  .hero-note { width: 85%; }
  .intro-statement { font-size: 2.45rem; }
  .section-head { margin-bottom: 2.5rem; }
  .section-title { font-size: clamp(2.6rem, 13vw, 4rem); }
  .acquire-grid { display: grid; grid-template-columns: 1fr; grid-template-rows: auto; }
  .acquire-card, .acquire-card:first-child { grid-row: auto; min-height: 400px; }
  .land-photo img { height: 520px; }
  .land-list { grid-template-columns: 1fr; }
  .land-list span:nth-child(odd) { padding-right: 0; }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .footer-top > :first-child { grid-column: 1 / -1; }
  .footer-bottom { display: block; }
  .footer-bottom span { display: block; margin-top: 1rem; }
  .seller-topline .shell { justify-content: space-between; }
  .seller-grid { gap: 2.5rem; }
  .seller-points { grid-template-columns: 1fr; }
  .field-row, .situations-grid { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation: none !important; transition: none !important; }
}