*{box-sizing:border-box;margin:0;padding:0;}
body{font-family:Georgia,serif;color:#1a1a1a;background:#fff;}
nav{display:flex;align-items:center;justify-content:space-between;padding:1.25rem 3rem;border-bottom:0.5px solid #e0e0e0;background:#fff;}
.nav-container{display:flex;align-items:center;justify-content:space-between;width:100%;}
.nav-name{font-size:18px;font-weight:600;letter-spacing:-0.3px;color:#1a1a1a;text-decoration:none;}
.nav-links{display:flex;gap:2rem;list-style:none;}
.nav-links a{font-size:14px;color:#555;text-decoration:none;font-family:Arial,sans-serif;}
.nav-links a:hover{color:#1a1a1a;}
.hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:4px;background:transparent;border:none;}
.hamburger span{width:22px;height:2px;background:#1a1a1a;display:block;transition:all 0.3s;}
.hamburger.open span:nth-child(1){transform:rotate(45deg) translate(5px,5px);}
.hamburger.open span:nth-child(2){opacity:0;}
.hamburger.open span:nth-child(3){transform:rotate(-45deg) translate(5px,-5px);}
.hero{display:grid;grid-template-columns:1fr 420px;min-height:88vh;max-width:1100px;margin:0 auto;padding:4rem 3rem;align-items:center;gap:4rem;}
.hero-eyebrow{font-size:11px;letter-spacing:3px;text-transform:uppercase;color:#888;font-family:Arial,sans-serif;margin-bottom:1.25rem;}
.hero-text h1{font-size:52px;font-weight:400;line-height:1.15;color:#1a1a1a;margin-bottom:1.5rem;letter-spacing:-1px;}
.hero-text h1 em{font-style:italic;color:#2a6b4f;}
.hero-tagline{font-size:17px;color:#555;line-height:1.7;margin-bottom:2.5rem;font-family:Arial,sans-serif;max-width:480px;}
.hero-ctas{display:flex;gap:12px;flex-wrap:wrap;}
.btn-primary{background:#1a1a1a;color:#fff;padding:13px 28px;border-radius:4px;font-size:14px;text-decoration:none;font-family:Arial,sans-serif;letter-spacing:0.3px;display:inline-block;}
.btn-secondary{background:transparent;color:#1a1a1a;padding:13px 28px;border-radius:4px;font-size:14px;text-decoration:none;font-family:Arial,sans-serif;border:1px solid #ccc;display:inline-block;}
.btn-primary:hover{background:#000;}
.btn-secondary:hover{border-color:#1a1a1a;}
.hero-photo img{width:100%;height:520px;object-fit:cover;object-position:center top;border-radius:4px;display:block;}
.photo-caption{font-size:12px;color:#aaa;font-family:Arial,sans-serif;margin-top:8px;text-align:center;}
.section{padding:5rem 3rem;max-width:1100px;margin:0 auto;}
.section-label{font-size:11px;letter-spacing:3px;text-transform:uppercase;color:#888;font-family:Arial,sans-serif;margin-bottom:1rem;}
.section-title{font-size:32px;font-weight:400;color:#1a1a1a;margin-bottom:1rem;letter-spacing:-0.5px;}
.section-title em{font-style:italic;color:#2a6b4f;}
.section-body{font-size:16px;color:#555;line-height:1.8;font-family:Arial,sans-serif;max-width:640px;}
.divider{border:none;border-top:0.5px solid #e0e0e0;margin:0;}
.re-section{background:#f9f9f9;padding:5rem 0;}
.re-inner{max-width:1100px;margin:0 auto;padding:0 3rem;display:grid;grid-template-columns:1fr 1fr;gap:4rem;align-items:start;}
.re-detail{font-size:14px;color:#777;line-height:1.8;font-family:Arial,sans-serif;margin-top:1rem;}
.counties{display:flex;flex-wrap:wrap;gap:8px;margin-top:1.5rem;}
.county{font-size:12px;color:#2a6b4f;border:1px solid #2a6b4f;padding:4px 12px;border-radius:20px;font-family:Arial,sans-serif;}
.re-ctas{display:flex;gap:12px;margin-top:2rem;flex-wrap:wrap;}
.brokerage{margin-top:2.5rem;padding-top:1.5rem;border-top:0.5px solid #ddd;}
.brokerage-label{font-size:11px;letter-spacing:2px;text-transform:uppercase;color:#aaa;font-family:Arial,sans-serif;margin-bottom:6px;}
.brokerage a{font-size:15px;color:#1a1a1a;font-family:Arial,sans-serif;text-decoration:none;border-bottom:1px solid #ccc;}
.ventures{padding:5rem 3rem;max-width:1100px;margin:0 auto;}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem;margin-top:2.5rem;}
.card{border:0.5px solid #e0e0e0;border-radius:6px;padding:1.75rem;background:#fff;}
.card-label{font-size:11px;letter-spacing:2px;text-transform:uppercase;color:#aaa;font-family:Arial,sans-serif;margin-bottom:8px;}
.card-title{font-size:18px;font-weight:500;color:#1a1a1a;margin-bottom:8px;font-family:Arial,sans-serif;}
.card-body{font-size:14px;color:#777;line-height:1.6;font-family:Arial,sans-serif;margin-bottom:1.25rem;}
.card a{font-size:13px;color:#2a6b4f;text-decoration:none;font-family:Arial,sans-serif;border-bottom:1px solid #2a6b4f;}
.contact-section{background:#1a1a1a;padding:5rem 3rem;color:#fff;}
.contact-inner{max-width:1100px;margin:0 auto;display:grid;grid-template-columns:1fr 1fr;gap:4rem;align-items:start;}
.contact-title{font-size:32px;font-weight:400;color:#fff;margin-bottom:1rem;letter-spacing:-0.5px;}
.contact-body{font-size:15px;color:#aaa;line-height:1.8;font-family:Arial,sans-serif;margin-bottom:2rem;}
.contact-form input,.contact-form textarea,.contact-form select{width:100%;background:#2a2a2a;border:0.5px solid #444;color:#fff;padding:12px 14px;border-radius:4px;font-size:14px;margin-bottom:12px;font-family:Arial,sans-serif;}
.contact-form textarea{min-height:100px;resize:vertical;}
.contact-form button{background:#2a6b4f;color:#fff;border:none;padding:13px 28px;border-radius:4px;font-size:14px;cursor:pointer;font-family:Arial,sans-serif;width:100%;}
.contact-info-item{font-size:14px;color:#aaa;font-family:Arial,sans-serif;margin-bottom:8px;}
footer{background:#111;padding:2rem 3rem;text-align:center;}
footer p{font-size:12px;color:#555;font-family:Arial,sans-serif;}
footer a{color:#555;text-decoration:none;}

/* ============================================================
   Blog post chrome — used by /blog/*.html
   ============================================================ */
.post-hero{max-width:780px;margin:0 auto;padding:5rem 3rem 3.5rem;}
.post-eyebrow{font-size:11px;letter-spacing:3px;text-transform:uppercase;color:#888;font-family:Arial,sans-serif;margin-bottom:1.5rem;}
.post-title{font-size:52px;font-weight:400;line-height:1.15;color:#1a1a1a;letter-spacing:-1px;margin-bottom:1.75rem;}
.post-title em{font-style:italic;color:#2a6b4f;}
.post-tagline{font-size:18px;color:#555;line-height:1.7;font-family:Arial,sans-serif;max-width:640px;margin-bottom:1.5rem;}
.post-meta{font-size:13px;color:#888;font-family:Arial,sans-serif;letter-spacing:.3px;margin-bottom:1.5rem;}
.post-meta .dot{margin:0 .5rem;color:#bbb;}
.post-pills{display:flex;flex-wrap:wrap;gap:8px;}
.pill{font-size:12px;color:#2a6b4f;border:1px solid #2a6b4f;padding:4px 12px;border-radius:20px;font-family:Arial,sans-serif;}
.pill-light{font-size:12px;color:#aaa;border:1px solid #444;padding:4px 12px;border-radius:20px;font-family:Arial,sans-serif;}

.post-section{max-width:780px;margin:0 auto;padding:3.5rem 3rem;}
.post-section .section-title{margin-bottom:1.5rem;}
.post-section p,.post-lede{font-size:17px;color:#333;line-height:1.85;font-family:Arial,sans-serif;margin-bottom:1.25rem;max-width:680px;}
.post-lede{font-size:18px;color:#1a1a1a;}
.post-section strong{color:#1a1a1a;font-weight:600;}
.post-section em{font-style:italic;}
.post-section a{color:#1a1a1a;text-decoration:none;border-bottom:1px solid #ccc;}
.post-section a:hover{border-bottom-color:#1a1a1a;}
.post-section ul,.post-section ol{margin:1.25rem 0 1.5rem 1.25rem;max-width:680px;font-family:Arial,sans-serif;color:#333;font-size:17px;line-height:1.85;}
.post-section li{margin-bottom:.6rem;line-height:1.7;}
.post-h3{font-size:20px;font-weight:600;color:#1a1a1a;font-family:Arial,sans-serif;margin:2rem 0 .75rem;letter-spacing:-.2px;}

.stat-grid{max-width:780px;margin:2rem auto 2.5rem;padding:0 3rem;display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:1.25rem;}
.stat-card{padding:1.5rem 1.5rem 1.25rem;border:0.5px solid #e0e0e0;border-radius:6px;background:#fff;}
.stat-card .stat-value{font-size:32px;font-weight:400;font-family:Georgia,serif;color:#1a1a1a;margin-bottom:.5rem;letter-spacing:-.5px;line-height:1.1;}
.stat-card .stat-label{font-size:11px;letter-spacing:2px;text-transform:uppercase;color:#aaa;font-family:Arial,sans-serif;margin-bottom:.6rem;}
.stat-card .stat-trend{font-size:13px;color:#777;font-family:Arial,sans-serif;line-height:1.55;}
.stat-card .stat-trend.trend-up{color:#2a6b4f;}
.stat-card .stat-trend.trend-down{color:#a04030;}
.stat-card .stat-value.trend-up{color:#2a6b4f;}
.stat-card .stat-value.trend-down{color:#a04030;}

.callout{background:#f9f9f9;padding:1.5rem 1.75rem;border-radius:6px;margin:1.75rem 0;font-family:Arial,sans-serif;font-size:15px;line-height:1.7;color:#555;border-left:3px solid #2a6b4f;max-width:680px;}
.callout p{margin:0;font-size:15px;}
.callout strong{color:#1a1a1a;font-weight:600;}

.split-2{max-width:780px;margin:1.5rem auto;padding:0 3rem;display:grid;grid-template-columns:1fr 1fr;gap:2.5rem;}
.split-col p:last-child{margin-bottom:0;}
.split-col h3,.split-col .post-h3{margin-top:0;}
.split-col ul{margin-left:1.25rem;}

.post-section.references a{font-size:14px;}
.post-section.references li{margin-bottom:.5rem;}

.post-cta-section{background:#1a1a1a;padding:5rem 3rem;color:#fff;}
.post-cta-section>*{max-width:780px;margin-left:auto;margin-right:auto;}
.post-cta-section .section-label{color:#666;}
.cta-headline{font-size:32px;font-weight:400;color:#fff;letter-spacing:-.5px;margin-bottom:1rem;}
.cta-headline em{font-style:italic;color:#fff;opacity:.85;}
.cta-tagline{font-size:16px;color:#aaa;line-height:1.7;font-family:Arial,sans-serif;max-width:600px;margin-bottom:2rem;}
.cta-buttons{display:flex;gap:12px;flex-wrap:wrap;margin-bottom:2rem;}
.post-cta-section .btn-secondary{color:#fff;border-color:#444;}
.post-cta-section .btn-secondary:hover{border-color:#fff;}
.cta-pills{margin-top:1rem;}

@media(max-width:768px){
  nav{padding:1rem 1.5rem;}
  .nav-links{display:none;flex-direction:column;gap:0;position:absolute;top:60px;left:0;right:0;background:#fff;border-bottom:0.5px solid #e0e0e0;z-index:100;padding:1rem 1.5rem;}
  .nav-links.open{display:flex;}
  .nav-links a{padding:0.75rem 0;border-bottom:0.5px solid #f0f0f0;display:block;}
  .hamburger{display:flex;}
  .hero{grid-template-columns:1fr;padding:2rem 1.5rem;}
  .hero-photo{order:-1;}
  .hero-photo img{height:320px;}
  .hero-text h1{font-size:36px;}
  .re-inner,.contact-inner{grid-template-columns:1fr;}
  .cards{grid-template-columns:1fr;}
  .section,.ventures{padding:3rem 1.5rem;}
  .re-section .re-inner{padding:0 1.5rem;}
  .contact-section{padding:3rem 1.5rem;}

  .post-hero{padding:2.5rem 1.5rem 2rem;}
  .post-title{font-size:36px;line-height:1.18;}
  .post-tagline{font-size:16px;}
  .post-section{padding:2rem 1.5rem;}
  .post-section .section-title{font-size:26px;}
  .stat-grid{padding:0 1.5rem;grid-template-columns:1fr;}
  .split-2{padding:0 1.5rem;grid-template-columns:1fr;gap:1.5rem;}
  .post-cta-section{padding:3rem 1.5rem;}
  .cta-headline{font-size:26px;}
}