/* Three Oaks Land Partners, LLC — public website */
:root{--navy:#14213D;--ink:#1F2B3D;--mute:#5B6878;--line:#D8DFE8;--oak:#2E5E3E;--oak2:#4F7F5C;--sage:#E9F0E6;--orange:#EF6C1A;--odeep:#B9520F;--sand:#F7F3EA;--bg:#FFFFFF}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:Montserrat,Arial,sans-serif;color:var(--ink);font-size:17px;line-height:1.6;background:var(--bg)}
a{color:var(--oak)}
img,svg{max-width:100%}
.wrap{max-width:1120px;margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:Oswald,Arial Narrow,sans-serif;font-weight:500;color:var(--navy);line-height:1.15;margin:0 0 .4em}
h1{font-size:clamp(34px,5vw,56px)}
h2{font-size:clamp(26px,3.4vw,38px)}
h3{font-size:22px}
p{margin:0 0 1em}
.kick{font-family:Oswald,sans-serif;letter-spacing:2px;text-transform:uppercase;color:var(--orange);font-size:14px;margin-bottom:8px}
/* header */
.hdr{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.96);backdrop-filter:blur(6px);border-bottom:1px solid var(--line)}
.hdr .wrap{display:flex;align-items:center;justify-content:space-between;height:74px;gap:16px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--navy)}
.brand svg{width:46px;height:40px;flex:none}
.brand b{font-family:Oswald,sans-serif;font-weight:500;font-size:22px;letter-spacing:.5px;line-height:1}
.brand small{display:block;font-size:11px;letter-spacing:2.5px;text-transform:uppercase;color:var(--oak2);margin-top:3px}
.nav{display:flex;align-items:center;gap:26px}
.nav a{text-decoration:none;color:var(--ink);font-weight:600;font-size:15px}
.nav a:hover,.nav a.on{color:var(--oak)}
.nav a.on{box-shadow:inset 0 -2px 0 var(--orange)}
.btn{display:inline-block;background:var(--orange);color:#fff !important;text-decoration:none;font-weight:700;border-radius:6px;padding:12px 22px;border:0;font-size:16px;font-family:inherit;cursor:pointer;box-shadow:inset 0 0 0 0 transparent !important}
.btn:hover{background:var(--odeep)}
.btn.ghost{background:transparent;color:var(--navy) !important;border:2px solid var(--navy);padding:10px 20px}
.btn.ghost:hover{background:var(--navy);color:#fff !important}
.btn.light{background:#fff;color:var(--navy) !important}
.phone{font-weight:700;color:var(--navy);text-decoration:none;white-space:nowrap}
.menu{display:none;background:none;border:0;font-size:28px;color:var(--navy);cursor:pointer}
/* hero */
.hero{background:linear-gradient(180deg,var(--sand) 0%,#fff 100%);overflow:hidden}
.hero .wrap{display:grid;grid-template-columns:1.05fr .95fr;gap:40px;align-items:center;padding-top:64px;padding-bottom:56px}
.hero p.lead{font-size:20px;color:var(--mute);max-width:540px}
.hero .ctas{display:flex;gap:14px;flex-wrap:wrap;margin-top:22px}
.hero-art{border-radius:14px;overflow:hidden;box-shadow:0 18px 40px rgba(20,33,61,.15)}
.trust{display:flex;gap:22px;flex-wrap:wrap;margin-top:26px;color:var(--mute);font-size:14px}
.trust span::before{content:"✓";color:var(--oak);font-weight:700;margin-right:6px}
/* sections */
section.s{padding:72px 0}
section.alt{background:var(--sage)}
section.navy{background:var(--navy);color:#DCE3EE}
section.navy h2,section.navy h3{color:#fff}
.center{text-align:center}
.narrow{max-width:760px;margin-left:auto;margin-right:auto}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:30px}
.card{background:#fff;border:1px solid var(--line);border-radius:10px;padding:26px}
.card .ic{width:48px;height:48px;border-radius:10px;background:var(--sage);display:flex;align-items:center;justify-content:center;margin-bottom:14px}
.card .ic svg{width:28px;height:28px}
.steps{counter-reset:s;display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:30px}
.step{position:relative;padding:26px 24px 24px;background:#fff;border-radius:10px;border-top:4px solid var(--oak)}
.step::before{counter-increment:s;content:counter(s);font-family:Oswald,sans-serif;font-size:46px;color:var(--orange);line-height:1;display:block;margin-bottom:6px}
.split{display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:center}
.checks{list-style:none;padding:0;margin:0}
.checks li{padding:7px 0 7px 32px;position:relative}
.checks li::before{content:"";position:absolute;left:0;top:12px;width:20px;height:20px;border-radius:50%;background:var(--oak) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20'%3E%3Cpath d='M5 10.5l3.2 3L15 6.5' fill='none' stroke='%23fff' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E") center/16px no-repeat}
.compare{width:100%;border-collapse:collapse;background:#fff;border-radius:10px;overflow:hidden;font-size:15px}
.compare th{background:var(--navy);color:#fff;font-family:Oswald,sans-serif;font-weight:400;text-align:left;padding:12px 14px;font-size:16px}
.compare td{padding:11px 14px;border-bottom:1px solid var(--line)}
.compare td:first-child{font-weight:600}
.compare .us{background:#F3F8F1}
.team{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:30px}
.person{background:#fff;border:1px solid var(--line);border-radius:10px;overflow:hidden}
.person .ph{height:190px;background:linear-gradient(135deg,var(--sage),#D5E3D2);display:flex;align-items:center;justify-content:center;color:var(--oak2);font-family:Oswald,sans-serif;font-size:54px}
.person .tx{padding:20px 22px}
.person .role{color:var(--orange);font-weight:700;font-size:14px;margin-bottom:8px}
.quote{font-family:Oswald,sans-serif;font-weight:400;font-size:clamp(22px,2.6vw,30px);color:var(--navy);line-height:1.3}
.faq details{background:#fff;border:1px solid var(--line);border-radius:8px;margin:0 0 12px;padding:0 20px}
.faq summary{cursor:pointer;font-weight:700;padding:16px 0;list-style:none;display:flex;justify-content:space-between;gap:12px}
.faq summary::after{content:"+";font-family:Oswald,sans-serif;font-size:24px;color:var(--orange);line-height:1}
.faq details[open] summary::after{content:"–"}
.faq details p{color:var(--mute)}
.band{background:var(--oak);color:#fff;border-radius:14px;padding:40px;display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap}
.band h2{color:#fff;margin:0}
.band p{margin:6px 0 0;color:#DCEBDD}
/* forms */
form.f{display:grid;grid-template-columns:1fr 1fr;gap:16px}
form.f .full{grid-column:1/-1}
form.f label{display:flex;flex-direction:column;gap:6px;font-weight:600;font-size:15px}
form.f input,form.f textarea,form.f select{font:inherit;font-size:16px;border:1px solid #B8C3D1;border-radius:6px;padding:11px 12px;color:var(--ink);background:#fff}
form.f input:focus,form.f textarea:focus{outline:2px solid var(--oak2);border-color:var(--oak2)}
form.f .hint{font-weight:400;color:var(--mute);font-size:13px}
.contact-box{background:var(--sand);border-radius:12px;padding:28px}
.contact-box .big{font-family:Oswald,sans-serif;font-size:30px;color:var(--navy);text-decoration:none;display:block}
.code{font-family:Oswald,sans-serif;letter-spacing:3px;text-transform:uppercase}
/* page header */
.ph-hero{background:var(--sand);padding:56px 0 44px;border-bottom:1px solid var(--line)}
.ph-hero p{color:var(--mute);font-size:19px;max-width:720px;margin:0}
/* footer */
.ftr{background:var(--navy);color:#AEB9CB;font-size:14px;padding:48px 0 30px}
.ftr .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:30px}
.ftr h4{font-family:Oswald,sans-serif;font-weight:400;color:#fff;font-size:17px;margin:0 0 10px;letter-spacing:.5px}
.ftr a{color:#DCE3EE;text-decoration:none;display:block;padding:3px 0}
.ftr a:hover{color:#fff}
.ftr .brand{color:#fff}
.ftr .brand small{color:#9FC3A7}
.ftr .legal{border-top:1px solid #2A3A5C;margin-top:30px;padding-top:18px;font-size:12.5px;line-height:1.6;color:#8FA0B8}
@media (max-width:900px){
  .nav{display:none;position:absolute;top:74px;left:0;right:0;background:#fff;flex-direction:column;align-items:flex-start;padding:16px 24px 22px;border-bottom:1px solid var(--line);gap:14px}
  .nav.open{display:flex}
  .menu{display:block}
  .hdr .phone{display:none}
  .hero .wrap,.split{grid-template-columns:1fr}
  .cards,.steps,.team{grid-template-columns:1fr}
  .ftr .cols{grid-template-columns:1fr 1fr}
  form.f{grid-template-columns:1fr}
  section.s{padding:52px 0}
}
@media (max-width:520px){.wrap{padding:0 18px}.ftr .cols{grid-template-columns:1fr}.band{padding:28px}body{font-size:16px}}
.compare th.us{background:var(--oak);color:#fff}
.hero-art img{display:block;width:100%;height:auto}
form.f label{display:block}
form.f label>input,form.f label>textarea,form.f label>select{display:block;width:100%;margin-top:6px}
form.f label.consent{display:flex;flex-direction:row}
form.f label.consent>input{width:auto;margin-top:4px}