:root {
  --ink: #102536;
  --navy: #0b1d2c;
  --navy-soft: #17364c;
  --cream: #f4f0e8;
  --paper: #fbfaf7;
  --white: #ffffff;
  --copper: #c78b55;
  --copper-bright: #e0ad7b;
  --line: rgba(16, 37, 54, 0.16);
  --shadow: 0 22px 60px rgba(7, 21, 32, 0.14);
  --serif: Georgia, "Times New Roman", serif;
  --sans: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: 5rem;
}

body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
  font-size: 1rem;
  line-height: 1.6;
  text-rendering: optimizeLegibility;
}

body.menu-open {
  overflow: hidden;
}

a {
  color: inherit;
}

img {
  display: block;
  max-width: 100%;
}

.shell {
  width: min(100% - 2.5rem, 1180px);
  margin-inline: auto;
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.skip-link {
  position: fixed;
  z-index: 1000;
  top: 0.75rem;
  left: 0.75rem;
  padding: 0.7rem 1rem;
  color: var(--white);
  background: var(--navy);
  transform: translateY(-150%);
}

.skip-link:focus {
  transform: translateY(0);
}

.site-header {
  position: fixed;
  z-index: 100;
  top: 0;
  right: 0;
  left: 0;
  color: var(--white);
  transition: background 180ms ease, box-shadow 180ms ease;
}

.site-header.scrolled {
  background: rgba(11, 29, 44, 0.96);
  box-shadow: 0 1px 0 rgba(255, 255, 255, 0.12);
  backdrop-filter: blur(12px);
}

.header-inner {
  display: flex;
  min-height: 5rem;
  align-items: center;
  justify-content: space-between;
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 0.75rem;
  text-decoration: none;
}

.brand-mark {
  display: grid;
  width: 2.5rem;
  height: 2.5rem;
  place-items: center;
  border: 1px solid currentColor;
  font-family: var(--serif);
  font-size: 1.35rem;
  line-height: 1;
}

.brand-name {
  font-family: var(--serif);
  font-size: 1.25rem;
  letter-spacing: 0.01em;
}

.brand-name strong {
  font-weight: 400;
  color: var(--copper-bright);
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 2rem;
  font-size: 0.92rem;
  font-weight: 600;
}

.site-nav a {
  text-decoration: none;
}

.site-nav a:not(.nav-call):hover,
.site-nav a:not(.nav-call):focus-visible {
  color: var(--copper-bright);
}

.nav-call {
  padding: 0.6rem 1rem;
  border: 1px solid rgba(255, 255, 255, 0.55);
}

.nav-call:hover,
.nav-call:focus-visible {
  color: var(--navy);
  background: var(--white);
}

.menu-button {
  display: none;
  width: 2.75rem;
  height: 2.75rem;
  padding: 0.65rem;
  border: 1px solid rgba(255, 255, 255, 0.45);
  background: transparent;
  color: var(--white);
}

.menu-button span:not(.sr-only) {
  display: block;
  width: 100%;
  height: 1px;
  margin: 0.35rem 0;
  background: currentColor;
  transition: transform 180ms ease;
}

.hero {
  position: relative;
  display: grid;
  min-height: 780px;
  color: var(--white);
  background: var(--navy);
  isolation: isolate;
}

.hero-image,
.hero-shade {
  position: absolute;
  z-index: -2;
  inset: 0;
  width: 100%;
  height: 100%;
}

.hero-image {
  object-fit: cover;
  object-position: center;
}

.hero-shade {
  z-index: -1;
  background:
    linear-gradient(90deg, rgba(5, 18, 28, 0.98) 0%, rgba(7, 24, 37, 0.85) 44%, rgba(7, 24, 37, 0.2) 76%, rgba(7, 24, 37, 0.12) 100%),
    linear-gradient(0deg, rgba(7, 24, 37, 0.7) 0%, transparent 45%);
}

.hero-inner {
  display: flex;
  min-height: 650px;
  align-items: center;
  padding-top: 6.5rem;
  padding-bottom: 5rem;
}

.hero-copy {
  width: min(690px, 68%);
}

.eyebrow {
  margin: 0 0 1.25rem;
  color: var(--copper-bright);
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

h1,
h2,
h3,
p {
  overflow-wrap: break-word;
}

h1,
h2,
h3 {
  margin-top: 0;
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.04;
}

h1 {
  max-width: 650px;
  margin-bottom: 1.5rem;
  font-size: clamp(3.3rem, 7vw, 6.2rem);
  letter-spacing: -0.04em;
}

.hero-summary {
  max-width: 620px;
  margin: 0;
  color: rgba(255, 255, 255, 0.82);
  font-size: clamp(1.05rem, 2vw, 1.25rem);
  line-height: 1.65;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.9rem;
  margin-top: 2.25rem;
}

.button {
  display: inline-flex;
  min-height: 3.25rem;
  align-items: center;
  justify-content: center;
  padding: 0.8rem 1.25rem;
  border: 1px solid transparent;
  font-size: 0.9rem;
  font-weight: 800;
  text-decoration: none;
}

.button-primary {
  color: var(--navy);
  background: var(--copper-bright);
}

.button-primary:hover,
.button-primary:focus-visible {
  background: var(--white);
}

.button-quiet {
  border-color: rgba(255, 255, 255, 0.55);
  color: var(--white);
}

.button-quiet:hover,
.button-quiet:focus-visible {
  color: var(--navy);
  background: var(--white);
}

.trust-row {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  align-self: end;
  border-top: 1px solid rgba(255, 255, 255, 0.28);
}

.trust-row p {
  display: flex;
  min-height: 8.1rem;
  flex-direction: column;
  justify-content: center;
  margin: 0;
  padding: 1.4rem 2rem;
  border-right: 1px solid rgba(255, 255, 255, 0.22);
}

.trust-row p:first-child {
  padding-left: 0;
}

.trust-row p:last-child {
  border-right: 0;
}

.trust-row strong {
  font-family: var(--serif);
  font-size: 1.55rem;
  font-weight: 400;
}

.trust-row span {
  color: rgba(255, 255, 255, 0.65);
  font-size: 0.85rem;
}

.section {
  padding-block: clamp(5rem, 9vw, 8.5rem);
}

.section-heading {
  display: grid;
  grid-template-columns: 1.25fr 0.75fr;
  gap: 3rem 5rem;
  align-items: end;
  margin-bottom: 4rem;
}

.section-heading .eyebrow {
  grid-column: 1 / -1;
  margin-bottom: -1rem;
}

.section-heading h2,
.experience-copy h2,
.contact h2 {
  margin-bottom: 0;
  font-size: clamp(2.45rem, 5vw, 4.5rem);
  letter-spacing: -0.035em;
}

.section-heading > p:last-child {
  margin: 0;
  color: #50616e;
}

.listings {
  background: var(--cream);
}

.listing-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1.5rem;
}

.listing-card {
  overflow: hidden;
  border: 1px solid var(--line);
  background: var(--white);
  box-shadow: 0 12px 35px rgba(7, 21, 32, 0.08);
}

.listing-image-link {
  position: relative;
  display: block;
  overflow: hidden;
  aspect-ratio: 4 / 3;
  background: var(--navy-soft);
}

.listing-image-link img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 350ms ease;
}

.listing-image-link:hover img,
.listing-image-link:focus-visible img {
  transform: scale(1.025);
}

.listing-status {
  position: absolute;
  top: 1rem;
  left: 1rem;
  padding: 0.45rem 0.75rem;
  color: var(--navy);
  background: var(--copper-bright);
  font-size: 0.75rem;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.listing-body {
  padding: clamp(1.5rem, 4vw, 2.25rem);
}

.listing-price {
  margin: 0 0 0.55rem;
  color: var(--copper);
  font-size: 1.05rem;
  font-weight: 800;
}

.listing-body h3 {
  margin-bottom: 0.5rem;
  font-size: clamp(1.7rem, 3vw, 2.3rem);
}

.listing-location {
  margin: 0;
  color: #61717c;
}

.listing-facts {
  display: flex;
  flex-wrap: wrap;
  gap: 0.55rem 1.15rem;
  margin: 1.5rem 0;
  padding: 1rem 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  color: #3e5362;
  font-size: 0.88rem;
  font-weight: 700;
  list-style: none;
}

.listing-agent {
  display: flex;
  flex-direction: column;
  margin-bottom: 1.4rem;
}

.listing-agent span,
.listing-agent small {
  color: #6f7b83;
  font-size: 0.76rem;
}

.listing-agent span {
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.listing-agent strong {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 400;
}

.listing-link,
.agent-card a {
  color: var(--navy-soft);
  font-weight: 800;
  text-decoration-color: var(--copper);
  text-underline-offset: 0.25rem;
}

.listing-link span {
  display: inline-block;
  margin-left: 0.35rem;
  transition: transform 180ms ease;
}

.listing-link:hover span,
.listing-link:focus-visible span {
  transform: translateX(4px);
}

.listing-disclaimer,
.team-note {
  margin: 2rem 0 0;
  color: #687781;
  font-size: 0.8rem;
}

.team {
  background: var(--paper);
}

.team-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1rem;
}

.agent-card {
  display: grid;
  min-height: 245px;
  grid-template-columns: auto 1fr;
  gap: 1.15rem;
  align-content: start;
  padding: 1.65rem;
  border: 1px solid var(--line);
  background: var(--white);
}

.agent-card-lead {
  color: var(--white);
  background: var(--navy);
}

.agent-initials {
  display: grid;
  width: 3.25rem;
  height: 3.25rem;
  place-items: center;
  flex: 0 0 auto;
  border: 1px solid var(--copper);
  color: var(--copper);
  font-family: var(--serif);
  font-size: 1.15rem;
}

.agent-role {
  margin: 0 0 0.65rem;
  color: var(--copper);
  font-size: 0.7rem;
  font-weight: 800;
  letter-spacing: 0.09em;
  text-transform: uppercase;
}

.agent-card h3 {
  margin-bottom: 0.8rem;
  font-size: 1.55rem;
  line-height: 1.15;
}

.agent-license {
  margin: 0 0 1rem;
  color: #687781;
  font-size: 0.8rem;
  line-height: 1.5;
}

.agent-card a {
  display: block;
  width: fit-content;
  margin-top: 0.3rem;
  font-size: 0.86rem;
  overflow-wrap: anywhere;
}

.agent-card-lead .agent-license,
.agent-card-lead a {
  color: rgba(255, 255, 255, 0.76);
}

.service-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
}

.service-card {
  min-height: 300px;
  padding: 2rem;
  border: 1px solid var(--line);
  background: var(--white);
  transition: transform 180ms ease, box-shadow 180ms ease;
}

.service-card:hover {
  transform: translateY(-5px);
  box-shadow: var(--shadow);
}

.service-number {
  display: block;
  margin-bottom: 4rem;
  color: var(--copper);
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.12em;
}

.service-card h3 {
  margin-bottom: 1rem;
  font-size: 2rem;
}

.service-card p {
  margin: 0;
  color: #596975;
}

.experience {
  color: var(--white);
  background: var(--navy);
}

.experience-grid {
  display: grid;
  grid-template-columns: minmax(250px, 0.75fr) minmax(420px, 1.25fr);
  gap: clamp(4rem, 10vw, 9rem);
  align-items: center;
}

.experience-quote {
  padding: 2rem 0;
  border-top: 1px solid rgba(255, 255, 255, 0.3);
  border-bottom: 1px solid rgba(255, 255, 255, 0.3);
}

.experience-quote span {
  display: block;
  color: var(--copper-bright);
  font-family: var(--serif);
  font-size: clamp(7rem, 15vw, 12rem);
  line-height: 0.82;
}

.experience-quote p {
  max-width: 190px;
  margin: 1.5rem 0 0;
  color: rgba(255, 255, 255, 0.68);
  font-size: 0.85rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.experience-copy > p:not(.eyebrow) {
  color: rgba(255, 255, 255, 0.72);
  font-size: 1.05rem;
}

.experience-copy h2 {
  margin-bottom: 2rem;
}

.text-link {
  display: inline-flex;
  gap: 0.65rem;
  align-items: center;
  margin-top: 1rem;
  color: var(--copper-bright);
  font-weight: 800;
  text-decoration: none;
}

.text-link span {
  transition: transform 180ms ease;
}

.text-link:hover span,
.text-link:focus-visible span {
  transform: translateX(4px);
}

.contact {
  background: var(--cream);
}

.contact-panel {
  display: grid;
  grid-template-columns: 0.95fr 1.05fr;
  gap: clamp(3rem, 9vw, 8rem);
  align-items: start;
}

.contact h2 {
  margin-bottom: 1.75rem;
}

.contact-panel > div:first-child > p:last-child {
  max-width: 510px;
  margin-bottom: 0;
  color: #53646f;
}

.contact-actions {
  border-top: 1px solid var(--line);
}

.contact-link {
  display: flex;
  min-height: 6rem;
  flex-direction: column;
  justify-content: center;
  padding: 1rem 3rem 1rem 0;
  border-bottom: 1px solid var(--line);
  text-decoration: none;
}

a.contact-link {
  position: relative;
}

a.contact-link::after {
  content: "→";
  position: absolute;
  right: 0.25rem;
  color: var(--copper);
  font-size: 1.3rem;
  transition: transform 180ms ease;
}

a.contact-link:hover::after,
a.contact-link:focus-visible::after {
  transform: translateX(5px);
}

.contact-link span {
  color: #6f7b83;
  font-size: 0.75rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.contact-link strong {
  font-family: var(--serif);
  font-size: clamp(1.15rem, 2.5vw, 1.55rem);
  font-weight: 400;
}

.contact-link.address strong {
  font-family: var(--sans);
  font-size: 0.98rem;
  line-height: 1.5;
}

.site-footer {
  color: rgba(255, 255, 255, 0.72);
  background: #06141f;
}

.footer-main {
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: 2rem;
  align-items: center;
  padding-block: 3rem;
}

.footer-main > p {
  margin: 0;
  text-align: center;
}

.footer-brand {
  color: var(--white);
}

.equal-housing {
  display: inline-flex;
  gap: 0.5rem;
  align-items: center;
  font-size: 0.78rem;
  font-weight: 700;
  text-transform: uppercase;
}

.equal-housing span {
  color: var(--copper-bright);
  font-size: 1.25rem;
}

.footer-legal {
  display: flex;
  justify-content: space-between;
  gap: 2rem;
  padding-block: 1.25rem;
  border-top: 1px solid rgba(255, 255, 255, 0.12);
  font-size: 0.75rem;
}

.footer-legal p {
  margin: 0;
}

:focus-visible {
  outline: 3px solid var(--copper-bright);
  outline-offset: 4px;
}

@media (max-width: 820px) {
  .menu-button {
    display: block;
  }

  .site-nav {
    position: fixed;
    top: 5rem;
    right: 0;
    left: 0;
    display: none;
    min-height: calc(100vh - 5rem);
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    padding: 2rem 1.25rem;
    background: rgba(11, 29, 44, 0.99);
  }

  .site-nav.open {
    display: flex;
  }

  .site-nav a {
    padding: 1.1rem 0;
    border-bottom: 1px solid rgba(255, 255, 255, 0.15);
    font-size: 1.05rem;
  }

  .nav-call {
    margin-top: 1rem;
    padding-inline: 1rem !important;
    text-align: center;
  }

  .hero {
    min-height: 820px;
  }

  .hero-inner {
    min-height: 640px;
    align-items: flex-end;
  }

  .hero-copy {
    width: 100%;
  }

  .hero-image {
    object-position: 68% center;
  }

  .hero-shade {
    background:
      linear-gradient(90deg, rgba(5, 18, 28, 0.88), rgba(7, 24, 37, 0.4)),
      linear-gradient(0deg, rgba(5, 18, 28, 0.97) 0%, rgba(5, 18, 28, 0.7) 60%, rgba(5, 18, 28, 0.28) 100%);
  }

  .trust-row {
    grid-template-columns: 1fr;
  }

  .trust-row p {
    min-height: auto;
    padding: 1rem 0;
    border-right: 0;
    border-bottom: 1px solid rgba(255, 255, 255, 0.18);
  }

  .trust-row p:last-child {
    border-bottom: 0;
  }

  .section-heading,
  .experience-grid,
  .contact-panel {
    grid-template-columns: 1fr;
  }

  .section-heading {
    gap: 1.5rem;
  }

  .section-heading .eyebrow {
    margin-bottom: 0;
  }

  .service-grid {
    grid-template-columns: 1fr;
  }

  .listing-grid,
  .team-grid {
    grid-template-columns: 1fr;
  }

  .team-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .service-card {
    min-height: auto;
  }

  .service-number {
    margin-bottom: 2rem;
  }

  .experience-quote {
    width: min(100%, 380px);
  }

  .footer-main {
    grid-template-columns: 1fr;
    justify-items: start;
  }

  .footer-main > p {
    text-align: left;
  }

  .footer-legal {
    flex-direction: column;
    gap: 0.75rem;
  }
}

@media (max-width: 520px) {
  .shell {
    width: min(100% - 1.5rem, 1180px);
  }

  .brand-name {
    font-size: 1.08rem;
  }

  .hero {
    min-height: 870px;
  }

  .hero-inner {
    min-height: 675px;
    padding-bottom: 3rem;
  }

  h1 {
    font-size: clamp(3rem, 15vw, 4.5rem);
  }

  .hero-actions {
    display: grid;
  }

  .button {
    width: 100%;
  }

  .service-card {
    padding: 1.5rem;
  }

  .team-grid {
    grid-template-columns: 1fr;
  }
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    transition-duration: 0.01ms !important;
  }
}