:root{
  --green:#1F5B47; --green-deep:#173F32; --brand-accent:#C9A24A;
  --ivory:#F2EFE6; --stone:#E6E2D5; --charcoal:#2B2B28;
  --ink:#1A1A18; --muted:#3F3F39; --quiet:#6B6B62;
  --pad:48px; --nav-h:88px;
  --font-display:'Prata',Georgia,serif; --font-body:'Lato',system-ui,sans-serif;
  --ease:cubic-bezier(.2,.6,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
a,a:hover,a:focus,a:visited{text-decoration:none}
button{font-family:inherit}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--font-body);line-height:1.65;color:var(--ink);background:var(--ivory);
  -webkit-font-smoothing:antialiased}
img{display:block;max-width:100%;height:auto}
h1,h2,h3,h4{margin:0;font-family:var(--font-display);font-weight:400;line-height:1.15;letter-spacing:.01em}
p{margin:0}
.wrap{max-width:1280px;margin:0 auto;padding:0 var(--pad)}
section{padding:120px 0}

.eyebrow{font-size:11px;letter-spacing:.22em;text-transform:uppercase;font-weight:700;
  color:var(--eyb-c,#7A6224);margin:0}
.on-green{background:var(--green);color:var(--ivory);--ghost:var(--ivory);--ghost-hb:var(--ivory);--ghost-hf:var(--green-deep);--alink-c:var(--brand-accent);--eyb-c:var(--brand-accent);}
.on-deep{background:var(--green-deep);color:var(--ivory);--ghost:var(--ivory);--ghost-hb:var(--ivory);--ghost-hf:var(--green-deep);--alink-c:var(--brand-accent);--eyb-c:var(--brand-accent);}
.on-ivory{background:var(--ivory)}
.on-stone{background:var(--stone)}

.btns{display:flex;gap:14px;flex-wrap:wrap;margin-top:36px}
.btn{display:inline-block;font-size:12px;letter-spacing:.16em;text-transform:uppercase;font-weight:700;
  padding:16px 30px;border:1px solid currentColor;min-height:44px;
  transition:background .35s var(--ease),color .35s var(--ease),border-color .35s var(--ease)}
.btn-solid{background:var(--brand-accent);border-color:var(--brand-accent);color:var(--green-deep)}
.btn-solid:hover{background:transparent;color:var(--brand-accent)}
.btn-ghost{color:var(--ghost,var(--green))}
.btn-ghost:hover{background:var(--ghost-hb,var(--green));color:var(--ghost-hf,var(--ivory));
  border-color:var(--ghost-hb,var(--green))}

.alink{font-size:11px;letter-spacing:.16em;text-transform:uppercase;font-weight:700;
  display:inline-flex;align-items:center;gap:10px;color:var(--alink-c,var(--green));
  transition:color .3s var(--ease)}
.alink .ar{display:inline-block;transition:transform .35s var(--ease)}
.alink:hover .ar{transform:translateX(7px)}
.alink:hover{color:#7A6224}

.ph{position:relative;background:repeating-linear-gradient(45deg,rgba(31,91,71,.10) 0 14px,rgba(31,91,71,.03) 14px 28px);
  display:flex;align-items:center;justify-content:center;text-align:center;padding:22px}
.ph span{font-size:11px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:#7A6224;
  line-height:1.7;background:rgba(242,239,230,.86);border:1px dashed rgba(201,162,74,.75);padding:12px 16px}
img.ph{display:block;width:100%;height:100%;object-fit:cover;padding:0;background:none;border:0}
.ph.dark{background:repeating-linear-gradient(45deg,#20463a 0 14px,#1c4034 14px 28px)}
.ph.dark span{color:var(--brand-accent);background:rgba(23,63,50,.8)}
.needed{background:rgba(201,162,74,.22);border-bottom:1px dashed var(--brand-accent);padding:0 4px}

.js .reveal{opacity:0;transform:translateY(22px)}
.js .reveal.is-visible{opacity:1;transform:none;transition:opacity .8s var(--ease),transform .8s var(--ease)}

/* ══ 01 HERO. Image band with an overlapping copy panel. ══ */
.ohero{position:relative;padding:0;background:var(--ivory)}
.ohero-media{height:74vh;min-height:520px;position:relative;overflow:hidden}
.ohero-media .ph{position:absolute;inset:0}
.ohero-media::after{content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(23,63,50,.45) 0%,rgba(23,63,50,.15) 55%,rgba(23,63,50,.35) 100%)}
.ohero-panel{position:relative;z-index:3;max-width:1280px;margin:-160px auto 0;padding:0 var(--pad)}
.ohero-card{--ghost:var(--ivory);--ghost-hb:var(--ivory);--ghost-hf:var(--green-deep);--alink-c:var(--brand-accent);--eyb-c:var(--brand-accent);background:var(--green-deep);color:var(--ivory);padding:60px 64px 64px;max-width:820px}
.ohero-card h1{font-size:clamp(34px,4.3vw,58px);color:var(--ivory);max-width:16ch;margin-top:20px}
.ohero-card .dek{font-size:18px;color:rgba(242,239,230,.84);max-width:52ch;margin-top:22px}

/* ══ 02 SCOPE ══ */
.scope{padding-top:110px}
.scope-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px;align-items:start}
.scope h2{font-size:clamp(28px,3.2vw,42px);max-width:16ch;margin-top:18px}
.scope p{font-size:17px;color:var(--muted);max-width:58ch}
.scope p + p{margin-top:20px}

/* ══ 03 ZIGZAG ══ */
.zig{padding:0}
.zrow{display:grid;grid-template-columns:1fr 1fr;align-items:stretch}
.zrow .zmedia{position:relative;min-height:600px;overflow:hidden}
.zrow .zmedia .ph{position:absolute;inset:0}
.zbody{display:flex;flex-direction:column;justify-content:center;padding:100px 70px}
.zrow.a{--ghost:var(--ivory);--ghost-hb:var(--ivory);--ghost-hf:var(--green-deep);--alink-c:var(--brand-accent);--eyb-c:var(--brand-accent);background:var(--green)}
.zrow.b{--ghost:var(--ivory);--ghost-hb:var(--ivory);--ghost-hf:var(--green-deep);--alink-c:var(--brand-accent);--eyb-c:var(--brand-accent);background:var(--green-deep)}
.zrow.b .zmedia{order:2}
.zrow.b .zbody{order:1}
.zbody h2{font-size:clamp(26px,2.9vw,38px);color:var(--ivory);max-width:18ch;margin-top:16px}
.zbody p{font-size:16px;color:rgba(242,239,230,.84);max-width:50ch;margin-top:18px}
.zlist{list-style:none;margin:28px 0 0;padding:0}
.zlist li{position:relative;padding-left:26px;margin-bottom:12px;font-size:15px;color:rgba(242,239,230,.88)}
.zlist li::before{content:"";position:absolute;left:0;top:11px;width:11px;height:2px;background:var(--brand-accent)}
.zbody .btns{margin-top:38px}

/* ══ 04 PROPERTY TYPES ══ */
.types h2{font-size:clamp(28px,3.2vw,42px);max-width:18ch;margin-top:18px}
.types .lede{font-size:17px;color:var(--muted);max-width:62ch;margin-top:20px}
.tgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;margin-top:60px;
  background:rgba(31,91,71,.2);border:1px solid rgba(31,91,71,.2)}
.type{background:var(--ivory);padding:34px 30px 32px;position:relative;transition:background .4s var(--ease)}
.type::before{content:"";position:absolute;left:0;top:0;bottom:0;width:3px;background:var(--brand-accent);
  transform:scaleY(0);transform-origin:top;transition:transform .5s var(--ease)}
.type:hover{background:#fff}
.type:hover::before{transform:scaleY(1)}
.type h3{font-size:21px}
.type p{font-size:14px;color:var(--muted);margin-top:10px}
.type .ex{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--quiet);
  display:block;margin-top:16px}

/* ══ 06 CLOSE ══ */
.close{--ghost:var(--ivory);--ghost-hb:var(--ivory);--ghost-hf:var(--green-deep);--alink-c:var(--brand-accent);--eyb-c:var(--brand-accent);position:relative;padding:0;overflow:hidden;background:var(--green-deep)}
.close .ph{height:auto;aspect-ratio:1920/620;min-height:480px}
.close::after{content:"";position:absolute;inset:0;z-index:2;
  background:linear-gradient(180deg,rgba(23,63,50,.74) 0%,rgba(23,63,50,.88) 100%)}
.close-over{position:absolute;inset:0;z-index:3;display:flex;flex-direction:column;align-items:center;
  justify-content:center;text-align:center;padding:0 var(--pad)}
.close-over .eyebrow{color:var(--brand-accent)}
.close-over h2{font-size:clamp(30px,3.6vw,50px);color:var(--ivory);max-width:18ch;margin-top:18px}
.close-over .btns{justify-content:center}

/* ── FOOTER ── */
.jmi-footer{background:var(--green-deep);color:rgba(242,239,230,.72);padding:80px 0 40px;font-size:14px}
.f-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:48px}
.f-brand img{width:150px}
.f-nap{font-style:normal;margin-top:22px;line-height:1.9}
.f-nap a{color:var(--brand-accent)}
.f-col h4{font-family:var(--font-body);font-weight:700;font-size:11px;letter-spacing:.2em;
  text-transform:uppercase;color:var(--brand-accent);margin-bottom:16px}
.f-col a{display:block;padding:7px 0;color:rgba(242,239,230,.72);
  transition:color .3s var(--ease),transform .3s var(--ease)}
.f-col a:hover{color:var(--brand-accent);transform:translateX(4px)}
.f-bottom{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;margin-top:56px;
  padding-top:26px;border-top:1px solid rgba(242,239,230,.18);font-size:13px}
.f-legal a{color:rgba(242,239,230,.72);margin-right:18px}

@media(max-width:1024px){
  :root{--pad:24px}
  section{padding:88px 0}
  .ohero-media{height:52vh;min-height:360px}
  .ohero-panel{margin-top:-90px}
  .ohero-card{padding:44px 32px 46px;max-width:none}
  .scope-grid{grid-template-columns:1fr;gap:44px}
  .zrow{grid-template-columns:1fr}
  .zrow .zmedia{min-height:340px}
  .zrow.b .zmedia{order:0}
  .zrow.b .zbody{order:0}
  .zbody{padding:64px var(--pad)}
  .tgrid{grid-template-columns:1fr 1fr}
  .f-grid{grid-template-columns:1fr 1fr;gap:36px}
}
@media(max-width:600px){
  .tgrid{grid-template-columns:1fr}
  .f-grid{grid-template-columns:1fr}
  .btns{flex-direction:column;align-items:stretch}
  .btn{text-align:center}
}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{transition:none !important;animation:none !important}
  .js .reveal{opacity:1;transform:none}
}

/* ══ 05 COORDINATION ══ */
.coord{padding:96px 0}
.coord-head{display:grid;grid-template-columns:.9fr 1.1fr;gap:64px;align-items:end}
.coord-head h2{font-size:clamp(26px,3vw,40px);color:var(--green);max-width:18ch;margin-top:16px}
.coord-head p{font-size:16px;color:var(--muted);max-width:56ch}
.coord-head p + p{margin-top:16px}
.cgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin-top:56px;
  border-top:1px solid rgba(31,91,71,.22)}
.ccol{padding:30px 26px 34px 0}
.ccol + .ccol{padding-left:26px;border-left:1px solid rgba(31,91,71,.22)}
.ccol .n{font-family:var(--font-display);font-size:14px;color:var(--brand-accent);display:block;
  letter-spacing:.06em}
.ccol h3{font-size:18px;color:var(--green);margin-top:10px}
.ccol ul{list-style:none;margin:16px 0 0;padding:0}
.ccol li{font-size:14px;color:var(--muted);line-height:1.55;padding:6px 0 6px 16px;position:relative}
.ccol li::before{content:"";position:absolute;left:0;top:14px;width:5px;height:5px;
  background:var(--brand-accent)}
.cfoot{margin-top:44px;padding-top:26px;border-top:1px solid rgba(31,91,71,.22)}

@media(max-width:1024px){
  .coord{padding:72px 0}
  .coord-head{grid-template-columns:1fr;gap:26px;align-items:start}
  .cgrid{grid-template-columns:1fr 1fr}
  .ccol:nth-child(3){padding-left:0;border-left:0}
}
@media(max-width:640px){
  .cgrid{grid-template-columns:1fr}
  .ccol,.ccol + .ccol{padding:24px 0;border-left:0;border-top:1px solid rgba(31,91,71,.22)}
  .ccol:first-child{border-top:0}
}