:root{--green:#063d2b;--green2:#0b4c36;--gold:#b58236;--cream:#f5f0e6;--ink:#18231f;--muted:#64716b;--white:#fff}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);font-family:Montserrat,Arial,sans-serif;line-height:1.7}a{color:inherit;text-decoration:none}.container{width:min(1160px,calc(100% - 44px));margin:auto}.site-header{position:absolute;z-index:10;top:0;left:0;right:0;padding:14px 0;background:linear-gradient(180deg,rgba(0,0,0,.38),transparent)}.nav-wrap{display:flex;align-items:center;justify-content:space-between;gap:28px}.brand-logo-link{display:flex;align-items:center;flex:0 0 auto}.brand-logo{width:210px;height:auto;max-height:96px;object-fit:contain;object-position:left center;display:block}.site-header nav{display:flex;gap:28px;align-items:center;color:white;font-size:13px;font-weight:600}.nav-cta{padding:11px 17px;border:1px solid rgba(255,255,255,.7);border-radius:3px}.hero{min-height:780px;position:relative;background:linear-gradient(90deg,rgba(4,33,24,.88),rgba(4,33,24,.28)),url('https://upload.wikimedia.org/wikipedia/commons/3/3e/Sundial_Bridge_Redding_California.jpg') center/cover no-repeat;display:flex;align-items:center;color:#fff}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(4,33,24,.88) 0%,rgba(4,33,24,.62) 43%,rgba(4,33,24,.08) 82%)}.hero-content{position:relative;padding-top:95px;max-width:760px;margin-left:max(22px,calc((100vw - 1160px)/2))}.eyebrow{font-size:12px;letter-spacing:.22em;text-transform:uppercase;font-weight:700;color:var(--gold);margin:0 0 16px}.hero h1{font-family:'Cormorant Garamond',Georgia,serif;font-size:clamp(55px,7vw,92px);line-height:.92;margin:0 0 25px;font-weight:600}.hero h1 span{color:#e2c58f}.hero-copy{font-size:17px;max-width:650px;color:rgba(255,255,255,.9)}.hero-actions{display:flex;gap:13px;margin:30px 0}.button{display:inline-block;padding:14px 25px;text-transform:uppercase;letter-spacing:.1em;font-size:12px;font-weight:700;border-radius:2px;text-align:center}.button-gold{background:var(--gold);color:#fff}.button-light{border:1px solid rgba(255,255,255,.8);color:#fff}.hero-phone{font-size:13px;letter-spacing:.05em}.hero-phone a:hover{text-decoration:underline}.trust-strip{background:var(--cream);border-bottom:1px solid #ddd6c8}.trust-grid{display:grid;grid-template-columns:repeat(3,1fr);padding:24px 0}.trust-grid div{padding:5px 30px;border-right:1px solid #d8d0c1}.trust-grid div:last-child{border:0}.trust-grid strong{display:block;font-size:12px;letter-spacing:.14em;color:var(--green)}.trust-grid span{font-size:12px;color:var(--muted)}.section{padding:110px 0}.split-grid{display:grid;grid-template-columns:1fr 1fr;gap:85px;align-items:center}.section-copy h2,.center-heading h2,.contact-section h2{font-family:'Cormorant Garamond',Georgia,serif;font-size:56px;line-height:1.02;margin:0 0 25px;color:var(--green)}em{font-style:normal;color:var(--gold)}.section-copy p:not(.eyebrow){color:#53605a}.text-link{display:inline-block;margin-top:15px;color:var(--green);font-weight:700;font-size:12px;text-transform:uppercase;letter-spacing:.1em}.feature-card{min-height:390px;padding:50px;background:var(--green);color:white;display:flex;flex-direction:column;justify-content:end;box-shadow:25px 25px 0 var(--cream)}.feature-card span{font-size:11px;letter-spacing:.25em;color:#e2c58f;font-weight:700}.feature-card h3{font-family:'Cormorant Garamond',Georgia,serif;font-size:54px;margin:8px 0}.feature-card p{max-width:390px;color:rgba(255,255,255,.78)}.buy-card{background:linear-gradient(145deg,rgba(6,61,43,.68),rgba(6,61,43,.88)),url('https://images.pexels.com/photos/323780/pexels-photo-323780.jpeg?auto=compress&cs=tinysrgb&w=1600') center/cover}.dark-section{background:var(--green);color:white}.light-copy h2{color:white}.light-copy p:not(.eyebrow){color:rgba(255,255,255,.76)}.gold-link{color:#e2c58f}.sell-card{background:linear-gradient(145deg,rgba(11,76,54,.68),rgba(5,43,31,.88)),url('https://images.pexels.com/photos/280222/pexels-photo-280222.jpeg?auto=compress&cs=tinysrgb&w=1600') center/cover;box-shadow:25px 25px 0 rgba(181,130,54,.25)}.center-heading{text-align:center;max-width:700px;margin:0 auto 50px}.center-heading h2{margin-bottom:10px}.center-heading>p:last-child{color:var(--muted)}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:#ddd6ca}.cards article{background:#fff;padding:35px;min-height:225px}.card-number{color:var(--gold);font-size:11px;letter-spacing:.15em;font-weight:700}.cards h3{font-family:'Cormorant Garamond',Georgia,serif;color:var(--green);font-size:31px;margin:8px 0}.cards p{font-size:13px;color:var(--muted)}.local-section{background:var(--cream);padding:100px 0}.local-inner{display:grid;grid-template-columns:1.15fr .85fr;gap:80px;align-items:center}.local-inner h2{font-family:'Cormorant Garamond',Georgia,serif;font-size:58px;line-height:1;margin:0 0 25px;color:var(--green)}.local-inner p:not(.eyebrow){color:#53605a}.area-list{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid #cfc5b4}.area-list span{padding:15px 0;border-bottom:1px solid #cfc5b4;font-weight:600;color:var(--green)}.about-section{padding-bottom:120px}.about-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:90px;align-items:center}.portrait-wrap{position:relative}.portrait-wrap:after{content:"";position:absolute;inset:22px -22px -22px 22px;border:2px solid var(--gold);z-index:-1}.portrait-wrap img{width:100%;display:block}.credentials{margin-top:28px;padding-top:20px;border-top:1px solid #ddd6ca;display:flex;flex-wrap:wrap;gap:8px 25px}.credentials strong{color:var(--green)}.credentials span{font-size:12px;color:var(--muted)}.contact-section{background:#17251f;color:white;padding:85px 0}.contact-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:80px;align-items:center}.contact-section h2{color:white}.contact-section p:not(.eyebrow){color:rgba(255,255,255,.72);max-width:650px}.contact-box{border:1px solid rgba(255,255,255,.2);padding:30px}.contact-row{display:block;padding:16px 0;border-bottom:1px solid rgba(255,255,255,.14)}.contact-row span{display:block;color:#d7b778;font-size:10px;letter-spacing:.2em;font-weight:700}.contact-row strong{font-size:17px}.full{width:100%;margin-top:24px}footer{background:#07150f;color:#dbe2dd;padding:50px 0 25px}.footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:40px;align-items:center}.footer-logo{width:200px;filter:brightness(0) invert(1);mix-blend-mode:screen}.footer-grid p{font-size:12px;line-height:1.9}.footer-grid a:hover{color:#e2c58f}.legal{border-top:1px solid rgba(255,255,255,.1);padding-top:20px;margin-top:35px;color:#84938b;font-size:10px}.legal span{float:right}@media(max-width:850px){.site-header nav{display:none}.hero{min-height:720px;background-position:70% center}.hero-content{padding-top:110px}.trust-grid,.split-grid,.local-inner,.about-grid,.contact-grid,.footer-grid{grid-template-columns:1fr}.trust-grid div{border-right:0;border-bottom:1px solid #d8d0c1;padding:12px 0}.section{padding:75px 0}.split-grid{gap:50px}.reverse .feature-card{order:2}.section-copy h2,.local-inner h2,.center-heading h2,.contact-section h2{font-size:47px}.cards{grid-template-columns:1fr}.feature-card{min-height:330px}.about-grid{gap:55px}.legal span{float:none;display:block;margin-top:8px}}@media(max-width:520px){.container{width:min(100% - 30px,1160px)}.brand-logo{width:145px;max-height:68px}.hero h1{font-size:56px}.hero-copy{font-size:15px}.hero-actions{flex-direction:column;align-items:stretch}.hero-phone{font-size:11px}.hero{background-position:65% center}.section-copy h2,.local-inner h2,.center-heading h2,.contact-section h2{font-size:42px}.feature-card h3{font-size:46px}}

/* MLS search and property imagery */
.search-section{padding:92px 0 60px;background:#f5f1e8}
.search-heading{max-width:780px;margin:0 auto 32px}
.search-panel{background:#fff;border:1px solid #d9d2c4;box-shadow:0 12px 35px rgba(20,42,32,.08);overflow:hidden}
.search-toolbar{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:24px 28px;background:#063d2b;color:#fff}
.search-toolbar strong{display:block;font-family:'Cormorant Garamond',serif;font-size:30px;font-weight:600}
.search-toolbar span{display:block;color:#d8e2dc;margin-top:4px;font-size:13px}
.quick-search{display:flex;gap:10px;flex-wrap:wrap;padding:16px 20px;border-bottom:1px solid #ddd6ca;background:#faf8f3}
.quick-search a{padding:10px 15px;border:1px solid #d2c9ba;color:#063d2b;text-decoration:none;font-weight:600;font-size:13px;background:#fff}
.mls-frame{display:block;width:100%;height:780px;border:0;background:#f6f6f6}
.search-note{font-size:12px;color:#777;padding:12px 20px;margin:0;border-top:1px solid #eee}
.photo-showcase{padding:70px 0 18px;background:#fff}
.photo-grid{display:grid;grid-template-columns:1.45fr 1fr;gap:18px}
.photo-stack{display:grid;grid-template-rows:1fr 1fr;gap:18px}
.photo-card{position:relative;overflow:hidden;min-height:250px;background:#ddd}
.photo-card.large{min-height:520px}
.photo-card img{width:100%;height:100%;display:block;object-fit:cover}
.photo-card:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,transparent 45%,rgba(0,0,0,.65))}
.photo-caption{position:absolute;z-index:2;left:24px;right:24px;bottom:22px;color:#fff}
.photo-caption span{display:block;text-transform:uppercase;letter-spacing:2px;font-size:11px;color:#e1bd72;margin-bottom:5px}
.photo-caption strong{font-family:'Cormorant Garamond',serif;font-size:28px;line-height:1.05}
.photo-credit{font-size:11px;color:#777;padding-top:12px}
@media(max-width:800px){.search-toolbar{flex-direction:column;align-items:flex-start}.mls-frame{height:700px}.photo-grid{grid-template-columns:1fr}.photo-card.large{min-height:360px}.photo-stack{grid-template-rows:280px 280px}}
@media(max-width:520px){.mls-frame{height:620px}.search-toolbar{padding:20px}.photo-card.large{min-height:300px}}

/* Client reviews */
.reviews-section{padding:105px 0;background:#fff}
.reviews-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:20px}
.review-card{border:1px solid #ded8cd;padding:30px;background:#fff;box-shadow:0 8px 24px rgba(20,42,32,.045)}
.review-stars{color:var(--gold);letter-spacing:3px;font-size:15px;margin-bottom:12px}
.review-text{color:#4f5b55;font-size:14px;line-height:1.8;margin:0 0 22px}
.review-meta{border-top:1px solid #e3ddd3;padding-top:16px;display:flex;flex-direction:column;gap:3px}
.review-meta strong{color:var(--green);font-size:14px}
.review-meta span{color:#737c77;font-size:12px}
.review-skills{display:flex;flex-wrap:wrap;gap:7px;margin-top:15px}
.review-skills span{font-size:10px;text-transform:uppercase;letter-spacing:.08em;color:#5f6b65;border:1px solid #ddd6ca;padding:5px 7px}
@media(max-width:800px){.reviews-grid{grid-template-columns:1fr}}

.search-filters{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:14px;margin:20px 0 18px}.filter-group{display:flex;flex-direction:column;gap:7px}.filter-group label{font-size:.75rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:#5f6670}.filter-group select{appearance:auto;width:100%;padding:13px 14px;border:1px solid #d8dce1;border-radius:8px;background:#fff;color:#20242a;font:inherit;min-height:46px}.filter-group select:focus{outline:2px solid #b48b45;outline-offset:1px}@media(max-width:800px){.search-filters{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:480px){.search-filters{grid-template-columns:1fr}}
.resource-section{background:#f7f4ee}
.resource-cards article{min-height:230px;display:flex;flex-direction:column}
.resource-cards .text-link{margin-top:auto}
@media(max-width:800px){.resource-cards article{min-height:0}}

.photo-card-link { display:block; color:inherit; text-decoration:none; cursor:pointer; }
.photo-card-link .photo-caption small { display:block; margin-top:8px; opacity:.9; font-size:.82rem; line-height:1.4; }
.photo-card-link:hover img { transform:scale(1.025); }
.photo-card-link img { transition:transform .35s ease; }

/* Clickable service cards and concise service information */
.service-click-note { margin-top: 10px !important; font-size: 0.9rem !important; opacity: 0.72; }
.service-cards { align-items: stretch; }
.service-card-link { display: block; color: inherit; text-decoration: none; }
.service-card-link article { height: 100%; transition: transform .2s ease, box-shadow .2s ease, border-color .2s ease; }
.service-card-link:hover article, .service-card-link:focus-visible article { transform: translateY(-3px); box-shadow: 0 14px 34px rgba(0,0,0,.10); border-color: rgba(177,139,67,.65); }
.service-card-link:focus-visible { outline: 2px solid #b18b43; outline-offset: 4px; }
.card-link { display: inline-block; margin-top: 12px; font-size: .82rem; font-weight: 700; letter-spacing: .04em; text-transform: uppercase; color: #a37b32; }
.service-details { background: #f5f3ef; scroll-margin-top: 90px; }
.service-detail-grid { display: grid; grid-template-columns: repeat(2, minmax(0,1fr)); gap: 22px; }
.service-detail { background: #fff; padding: 30px; border: 1px solid rgba(0,0,0,.08); scroll-margin-top: 100px; }
.service-detail h3 { margin: 8px 0 10px; }
.service-detail p { margin-bottom: 18px; }
@media (max-width: 760px) { .service-detail-grid { grid-template-columns: 1fr; } }