:root{
  --orange:#D0640E;
  --orange-dark:#B0530A;
  --brown:#5B2E17;
  --brown-deep:#3A1D0E;
  --taupe:#9F8A78;
  --umber:#736752;
  --white:#FFFFFF;
  --charcoal:#333333;
  --paper:#FAF7F4;
  --rule:rgba(159,138,120,.42);
  --font:"Montserrat","Helvetica Neue",Arial,sans-serif;
  --measure:62ch;
}

*,*::before,*::after{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{margin:0;background:var(--white);color:var(--charcoal);font-family:var(--font);
     font-size:16.5px;font-weight:400;line-height:1.72;-webkit-font-smoothing:antialiased;}
img{max-width:100%;display:block;}
a{color:var(--orange);text-decoration:none;}
a:hover{text-decoration:underline;}
:focus-visible{outline:3px solid var(--orange);outline-offset:3px;}

.wrap{width:min(1140px,92vw);margin-inline:auto;}
.narrow{width:min(760px,92vw);margin-inline:auto;}
.skip{position:absolute;left:-9999px;}
.skip:focus{left:16px;top:12px;z-index:100;background:var(--white);color:var(--brown);padding:10px 16px;}

h1,h2,h3,h4{font-weight:300;letter-spacing:.01em;margin:0;line-height:1.18;}
h1{font-size:clamp(2.1rem,5vw,3.4rem);line-height:1.12;}
h2{font-size:clamp(1.7rem,3.1vw,2.4rem);}
h3{font-size:1.3rem;font-weight:400;}
strong,b{font-weight:600;}
p{margin:0 0 1.15em;max-width:var(--measure);}

.beam{border:0;height:0;border-top:5px solid var(--orange);box-shadow:0 4px 0 0 var(--taupe);margin:0;}

/* Header */
header{position:sticky;top:0;z-index:50;background:var(--white);border-bottom:1px solid var(--rule);}
.bar{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:14px 0;}
.bar img{height:52px;width:auto;}
nav ul{display:flex;gap:26px;list-style:none;margin:0;padding:0;}
nav a{color:var(--brown);font-size:.88rem;font-weight:500;letter-spacing:.03em;
      padding-bottom:4px;border-bottom:2px solid transparent;}
nav a:hover{text-decoration:none;border-bottom-color:var(--orange);}
nav a.agents{color:var(--orange);font-weight:600;}
nav a[aria-current="page"]{border-bottom-color:var(--orange);}
.menu-btn{display:none;background:none;border:1px solid var(--rule);color:var(--brown);
          font:inherit;font-weight:600;padding:8px 14px;border-radius:2px;cursor:pointer;}

/* Buttons */
.actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px;}
.btn{display:inline-block;font-family:var(--font);font-weight:600;font-size:.92rem;
     letter-spacing:.04em;padding:15px 30px;border-radius:2px;border:2px solid var(--orange);
     background:var(--orange);color:var(--white);cursor:pointer;
     transition:background .18s ease,color .18s ease,border-color .18s ease;}
.btn:hover{background:var(--orange-dark);border-color:var(--orange-dark);text-decoration:none;color:var(--white);}
.btn--ghost{background:transparent;color:var(--white);border-color:var(--taupe);}
.btn--ghost:hover{background:var(--white);color:var(--brown);border-color:var(--white);}
.btn--outline{background:transparent;color:var(--orange);border-color:var(--orange);}
.btn--outline:hover{background:var(--orange);color:var(--white);}
.btn--small{padding:12px 24px;font-size:.85rem;}

/* Hero (home) */
.hero{background:var(--brown);color:var(--white);position:relative;overflow:hidden;}
.hero-mark{position:absolute;right:-70px;top:50%;transform:translateY(-58%);
           width:min(500px,46vw);opacity:.09;pointer-events:none;}
.hero-inner{position:relative;padding:96px 0 0;}
.hero h1{color:var(--white);max-width:16ch;}
.hero .lede{font-size:1.14rem;font-weight:300;color:#F0E6DF;max-width:56ch;margin-top:26px;}
.pillars{display:grid;grid-template-columns:repeat(5,1fr);margin-top:74px;
         border-top:1px solid rgba(159,138,120,.4);}
.pillars a{display:block;padding:24px 22px 28px;color:#F0E6DF;
           border-right:1px solid rgba(159,138,120,.4);transition:background .2s ease;}
.pillars a:first-child{padding-left:0;}
.pillars a:last-child{border-right:0;padding-right:0;}
.pillars a:hover{background:rgba(0,0,0,.16);text-decoration:none;}
.pillars h2{font-size:1.02rem;font-weight:600;color:var(--white);letter-spacing:.03em;}
.pillars p{font-size:.86rem;color:var(--taupe);margin:8px 0 0;max-width:30ch;}

/* Page banner (interior pages) */
.banner{background:var(--brown);color:var(--white);padding:70px 0 74px;position:relative;overflow:hidden;}
.banner h1{color:var(--white);max-width:18ch;}
.banner p{color:#F0E6DF;font-weight:300;font-size:1.08rem;margin:22px 0 0;max-width:58ch;}
.banner .eyebrow{font-size:.76rem;letter-spacing:.14em;font-weight:600;color:var(--taupe);
                 margin:0 0 18px;}

/* Sections */
section{padding:82px 0;}
.section-head{max-width:58ch;margin-bottom:40px;}
.section-head h2{color:var(--brown);}
.section-head p{color:var(--umber);margin-top:16px;}
.tint{background:var(--paper);}

/* Focus blocks */
.focus-block{display:grid;grid-template-columns:minmax(210px,.8fr) 2fr;gap:48px;
             padding:44px 0;border-top:1px solid var(--rule);}
.focus-block:last-of-type{border-bottom:1px solid var(--rule);}
.focus-label h2{color:var(--brown);font-size:1.55rem;}
.focus-sub{font-size:.82rem;color:var(--orange);font-weight:600;letter-spacing:.06em;margin:8px 0 0;}
ul.tight{list-style:none;margin:0 0 1.15em;padding:0;max-width:var(--measure);}
ul.tight li{position:relative;padding:7px 0 7px 24px;line-height:1.6;}
ul.tight li::before{content:"";position:absolute;left:0;top:17px;width:10px;height:2px;background:var(--orange);}

/* Services */
.services{border-top:2px solid var(--rule);}
.service{display:grid;grid-template-columns:minmax(190px,.85fr) 2fr;gap:44px;padding:32px 0;
         border-bottom:1px solid var(--rule);align-items:start;}
.service h3{color:var(--brown);}
.service .who{display:block;font-size:.8rem;color:var(--orange);font-weight:600;
              letter-spacing:.05em;margin-top:8px;}
.service p{margin:0;}

/* Team */
.person{display:grid;grid-template-columns:300px 1fr;gap:52px;align-items:start;padding:46px 0;
        border-top:1px solid var(--rule);}
.person:last-of-type{border-bottom:1px solid var(--rule);}
.person figure{margin:0;}
.person img{width:100%;border:7px solid var(--white);box-shadow:0 0 0 1px var(--rule);}
.person .name{font-size:1.75rem;color:var(--brown);font-weight:300;margin:0;line-height:1.2;}
.person .role{font-size:.8rem;font-weight:600;letter-spacing:.08em;color:var(--orange);margin:10px 0 20px;}
.person .btn{margin-top:8px;}

/* Process */
.steps{counter-reset:step;}
.step{display:grid;grid-template-columns:74px 1fr;gap:26px;padding:26px 0;border-bottom:1px solid var(--rule);}
.step:first-child{border-top:1px solid var(--rule);}
.step::before{counter-increment:step;content:counter(step,decimal-leading-zero);font-size:1.5rem;
              font-weight:300;color:var(--taupe);line-height:1;padding-top:8px;}
.step h3{color:var(--brown);margin-bottom:6px;font-size:1.18rem;}
.step p{margin:0;color:var(--umber);}

/* Areas */
.areas{background:var(--brown);color:#F1E9E3;}
.areas h2{color:var(--white);}
.areas .section-head p{color:var(--taupe);}
.counties{display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:36px 40px;}
.county h3{font-size:1rem;font-weight:600;letter-spacing:.07em;color:var(--orange);
           text-transform:uppercase;padding-bottom:10px;border-bottom:2px solid rgba(208,100,14,.55);}
.county ul{list-style:none;margin:0;padding:0;}
.county li{padding:9px 0;font-size:.94rem;font-weight:300;border-bottom:1px solid rgba(159,138,120,.3);}
.areas .note{margin-top:34px;color:var(--taupe);max-width:60ch;}

/* Giving back figures */
.giving{display:grid;grid-template-columns:repeat(auto-fit,minmax(210px,1fr));gap:0;
        border-top:1px solid var(--rule);margin-top:8px;}
.giving div{padding:26px 28px 28px;border-right:1px solid var(--rule);}
.giving div:first-child{padding-left:0;}
.giving div:last-child{border-right:0;}
.giving h3{font-size:1.05rem;font-weight:600;color:var(--brown);letter-spacing:.02em;}
.giving p{font-size:.93rem;color:var(--umber);margin:8px 0 0;max-width:34ch;}

/* Agents */
.agents-grid{display:grid;grid-template-columns:1.3fr .95fr;gap:56px;align-items:start;}
.agent-list{list-style:none;margin:0;padding:0;}
.agent-list li{padding:16px 0;border-bottom:1px solid var(--rule);max-width:var(--measure);}
.agent-list li:first-child{border-top:1px solid var(--rule);}
.agent-list b{color:var(--brown);}
.mentor{background:var(--paper);border:1px solid var(--rule);border-top:5px solid var(--orange);padding:28px;}
.mentor img{width:104px;height:104px;object-fit:cover;object-position:50% 14%;border:4px solid var(--white);
            box-shadow:0 0 0 1px var(--rule);margin-bottom:18px;}
.mentor h3{color:var(--brown);font-size:1.18rem;}
.mentor .role{font-size:.76rem;font-weight:600;letter-spacing:.08em;color:var(--orange);margin:8px 0 14px;}
.mentor p{font-size:.94rem;color:var(--umber);}

/* Blog */
.posts{display:grid;gap:0;border-top:1px solid var(--rule);}
.post-item{display:grid;grid-template-columns:150px 1fr;gap:36px;padding:30px 0;
           border-bottom:1px solid var(--rule);align-items:start;}
.post-item .meta{font-size:.78rem;letter-spacing:.06em;font-weight:600;color:var(--taupe);}
.post-item .cat{color:var(--orange);display:block;margin-top:6px;}
.post-item h2{font-size:1.4rem;color:var(--brown);font-weight:400;}
.post-item h2 a{color:inherit;}
.post-item h2 a:hover{color:var(--orange);text-decoration:none;}
.post-item p{margin:10px 0 0;color:var(--umber);font-size:.98rem;}
article.post{padding:74px 0 82px;}
article.post p,article.post li{max-width:none;}
article.post h2{color:var(--brown);font-size:1.55rem;margin:38px 0 14px;}
article.post h3{color:var(--brown);font-size:1.15rem;font-weight:600;margin:28px 0 10px;}
article.post ul{padding-left:0;list-style:none;}
article.post ul li{position:relative;padding:6px 0 6px 24px;}
article.post ul li::before{content:"";position:absolute;left:0;top:16px;width:10px;height:2px;background:var(--orange);}
.post-meta{font-size:.78rem;letter-spacing:.08em;font-weight:600;color:var(--taupe);margin-bottom:16px;}
.byline{border-left:3px solid var(--orange);padding-left:16px;margin:34px 0 0;font-size:.94rem;color:var(--umber);}
.post-nav{margin-top:48px;padding-top:24px;border-top:1px solid var(--rule);font-size:.92rem;}
.disclaim{margin-top:30px;font-size:.82rem;color:var(--umber);border-top:1px solid var(--rule);padding-top:18px;}

/* Contact */
.contact-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:64px;align-items:start;}
.contact-aside h2{color:var(--brown);}
.contact-aside p{color:var(--umber);}
.direct{border-left:3px solid var(--orange);padding-left:16px;margin-top:26px;}
.direct span{display:block;font-size:.74rem;color:var(--taupe);font-weight:600;letter-spacing:.09em;}
form{background:var(--paper);border:1px solid var(--rule);padding:32px;}
.field{margin-bottom:18px;}
label{display:block;font-size:.85rem;font-weight:600;color:var(--brown);margin-bottom:7px;}
input,select,textarea{width:100%;font:inherit;font-size:.98rem;color:var(--charcoal);background:var(--white);
  border:1px solid var(--taupe);border-radius:2px;padding:12px 13px;}
textarea{min-height:132px;resize:vertical;}
input:focus,select:focus,textarea:focus{border-color:var(--orange);outline:none;box-shadow:0 0 0 3px rgba(208,100,14,.22);}
.two{display:grid;grid-template-columns:1fr 1fr;gap:18px;}
.consent{font-size:.8rem;color:var(--umber);line-height:1.55;margin:14px 0 0;}
.form-status{margin-top:16px;font-size:.93rem;font-weight:600;display:none;}
.form-status.ok{display:block;color:#1E6B34;}
.form-status.err{display:block;color:#A32020;}
.hp{position:absolute;left:-9999px;}

/* Closing CTA band */
.cta{background:var(--paper);border-top:5px solid var(--orange);padding:64px 0;}
.cta h2{color:var(--brown);}
.cta p{color:var(--umber);margin-top:14px;}

/* Footer */
footer{background:var(--brown);color:#CDBDB0;padding:58px 0 32px;font-size:.9rem;}
.foot-grid{display:grid;grid-template-columns:1fr 1fr 1fr;gap:48px;}
footer img{width:170px;height:auto;}
footer h4{font-size:1.02rem;font-weight:500;letter-spacing:.04em;color:var(--white);margin:0 0 14px;}
footer a{color:#E8B98A;}
footer address{font-style:normal;line-height:1.75;}
.legal{margin-top:44px;padding-top:22px;border-top:1px solid rgba(159,138,120,.3);display:flex;
       flex-wrap:wrap;gap:18px;justify-content:space-between;font-size:.78rem;color:var(--taupe);}
.eho{display:flex;align-items:center;gap:10px;}
.eho svg{width:24px;height:24px;fill:#CDBDB0;flex:none;}

@media (max-width:1040px){
  .pillars{grid-template-columns:repeat(2,1fr);}
  .pillars a{border-bottom:1px solid rgba(159,138,120,.4);padding-left:0;padding-right:22px;}
  .pillars p{max-width:none;}
}
@media (max-width:960px){
  .hero-inner{padding-top:70px;}
  .contact-grid,.agents-grid{grid-template-columns:1fr;gap:44px;}
  .person{grid-template-columns:1fr;gap:24px;}
  .person figure{max-width:280px;}
  .focus-block,.service,.post-item{grid-template-columns:1fr;gap:14px;}
  .giving div{border-right:0;border-bottom:1px solid var(--rule);padding-left:0;}
  .giving div:last-child{border-bottom:0;}
  .foot-grid{grid-template-columns:1fr;gap:34px;}
  nav ul{display:none;flex-direction:column;gap:16px;padding:16px 0 8px;}
  nav ul.open{display:flex;}
  nav{order:3;flex-basis:100%;}
  .menu-btn{display:block;}
  .bar{flex-wrap:wrap;}
  .hero-mark{opacity:.06;}
}
@media (max-width:640px){
  .pillars{grid-template-columns:1fr;margin-top:48px;}
  .two{grid-template-columns:1fr;}
  section{padding:60px 0;}
  form{padding:22px;}
  .bar img{height:42px;}
}
@media (prefers-reduced-motion:no-preference){
  .hero .brandline,.hero h1,.hero .tagline,.hero .lede,.hero .actions,.banner h1,.banner p{animation:rise .7s ease both;}
  .hero .lede,.banner p{animation-delay:.1s;}
  .hero .actions{animation-delay:.2s;}
  @keyframes rise{from{opacity:0;transform:translateY(14px);}to{opacity:1;transform:none;}}
}

/* Event announcement bar */
.eventbar{background:var(--orange);color:var(--white);}
.eventbar .wrap{display:flex;flex-wrap:wrap;align-items:baseline;gap:8px 22px;padding:14px 0;}
.eventbar .tag{font-size:.74rem;font-weight:700;letter-spacing:.14em;
               border:1px solid rgba(255,255,255,.65);padding:4px 10px;}
.eventbar p{margin:0;max-width:none;font-size:.94rem;font-weight:500;color:var(--white);}
.eventbar .when{font-weight:700;}
.eventbar a.more{color:var(--white);font-weight:700;font-size:.88rem;letter-spacing:.03em;
                 border-bottom:2px solid rgba(255,255,255,.7);}
.eventbar a.more:hover{text-decoration:none;border-bottom-color:var(--white);}

/* Event detail block inside a post */
.eventcard{background:var(--paper);border:1px solid var(--rule);border-left:5px solid var(--orange);
           padding:24px 26px;margin:0 0 34px;}
.eventcard h2{margin:0 0 14px;font-size:1.2rem;font-weight:600;color:var(--brown);}
.eventcard dl{display:grid;grid-template-columns:130px 1fr;gap:8px 20px;margin:0;font-size:.96rem;}
.eventcard dt{font-weight:600;color:var(--umber);font-size:.8rem;letter-spacing:.06em;
              text-transform:uppercase;padding-top:2px;}
.eventcard dd{margin:0;}
@media (max-width:560px){
  .eventcard dl{grid-template-columns:1fr;gap:2px;}
  .eventcard dd{margin-bottom:10px;}
}

/* Brand taglines */
.footer-tag{font-size:.7rem;letter-spacing:.24em;font-weight:600;color:var(--taupe);
            margin:16px 0 0;line-height:1.9;}
.legal .signoff{color:#E8B98A;letter-spacing:.1em;font-weight:600;}

/* Hero taglines */
.hero .brandline{font-size:.72rem;letter-spacing:.26em;font-weight:600;color:var(--taupe);
                 margin:0 0 22px;}
.hero .tagline{font-size:clamp(1.1rem,2vw,1.35rem);font-weight:300;color:var(--orange);
               letter-spacing:.02em;margin:18px 0 0;}