:root {
  --ink: #0b1f2a;
  --ink-soft: #243946;
  --cream: #f6f1e8;
  --paper: #fffdf8;
  --stone: #d9d0c2;
  --sun: #d49a4c;
  --blue: #2e5d6f;
  --white: #ffffff;
  --radius: 1rem;
  --shadow: 0 22px 55px rgb(11 31 42 / 0.14);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: "DM Sans", system-ui, sans-serif;
  font-size: 1rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
body.menu-open { overflow: hidden; }
a { color: inherit; }
img { display: block; max-width: 100%; }
button, input, textarea { font: inherit; }
h1, h2, h3, p { margin-top: 0; }
h1, h2 {
  font-family: "Newsreader", Georgia, serif;
  font-weight: 500;
  letter-spacing: -0.035em;
  line-height: 0.98;
}
h2 { font-size: clamp(2.75rem, 5vw, 5.25rem); }

:focus-visible {
  outline: 3px solid #f7c980;
  outline-offset: 4px;
}

.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; left: 1rem; top: -4rem; z-index: 99;
  background: var(--white); padding: .7rem 1rem; border-radius: .3rem;
}
.skip-link:focus { top: 1rem; }

.site-header {
  position: fixed; inset: 0 0 auto; z-index: 20; height: 5.5rem;
  display: flex; align-items: center; justify-content: space-between;
  padding: 0 max(clamp(1.25rem, 4vw, 4rem), env(safe-area-inset-right)) 0 max(clamp(1.25rem, 4vw, 4rem), env(safe-area-inset-left)); color: var(--white);
  transition: background .25s ease, height .25s ease, box-shadow .25s ease;
}
.site-header.scrolled {
  height: 4.75rem; background: rgb(11 31 42 / .96); box-shadow: 0 10px 30px rgb(0 0 0 / .15);
  backdrop-filter: blur(12px);
}
.brand { display: inline-flex; align-items: center; gap: .75rem; text-decoration: none; text-transform: uppercase; letter-spacing: .17em; font-size: .85rem; font-weight: 500; }
.brand b { color: var(--sun); font-weight: 600; }
.brand-mark {
  display: grid; place-items: center; width: 2.35rem; height: 2.35rem;
  border: 1px solid currentColor; border-radius: 50%; font-family: "Newsreader", serif;
  font-size: 1.35rem; letter-spacing: 0;
}
.site-nav { display: flex; align-items: center; gap: clamp(1.2rem, 2.5vw, 2.5rem); }
.site-nav a { text-decoration: none; font-size: .88rem; font-weight: 500; }
.site-nav a:not(.nav-cta):hover { color: var(--sun); }
.nav-cta { border: 1px solid rgb(255 255 255 / .65); border-radius: 99px; padding: .7rem 1.1rem; }
.nav-cta:hover { background: var(--white); color: var(--ink); }
.menu-button { display: none; min-width: 3rem; min-height: 3rem; color: inherit; background: transparent; border: 0; padding: .65rem; cursor: pointer; }
.menu-button > span:not(.sr-only) { display: block; width: 1.55rem; height: 1px; margin: .35rem 0; background: currentColor; }

.hero { position: relative; min-height: 100svh; min-height: 100dvh; display: grid; align-items: center; overflow: hidden; color: var(--white); background: var(--ink); }
.hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 60% center; }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgb(6 20 28 / .9) 0%, rgb(6 20 28 / .6) 40%, rgb(6 20 28 / .08) 72%), linear-gradient(0deg, rgb(6 20 28 / .52), transparent 45%); }
.hero-content { position: relative; z-index: 2; width: min(720px, 88vw); margin-left: max(clamp(1.25rem, 8vw, 8rem), calc((100vw - 1600px) / 2)); padding: clamp(6.5rem, 14vh, 8rem) 0 clamp(6rem, 14vh, 8rem); }
.eyebrow, .section-number { margin-bottom: 1.5rem; text-transform: uppercase; letter-spacing: .18em; font-size: .75rem; font-weight: 700; }
.eyebrow { color: #f7c980; }
.hero h1 { max-width: 720px; margin-bottom: 1.6rem; font-size: clamp(4rem, 7vw, 6.8rem); }
.hero-copy { max-width: 610px; margin-bottom: 2.25rem; color: rgb(255 255 255 / .8); font-size: clamp(1.05rem, 2vw, 1.3rem); }
.hero-actions { display: flex; align-items: center; gap: 1.5rem; flex-wrap: wrap; }
.button { display: inline-flex; align-items: center; justify-content: center; min-height: 3.45rem; padding: .85rem 1.35rem; border: 1px solid transparent; border-radius: 99px; text-decoration: none; font-weight: 700; cursor: pointer; transition: transform .2s ease, background .2s ease; }
.button:hover { transform: translateY(-2px); }
.button-primary { background: var(--sun); color: var(--ink); }
.button-primary:hover { background: #e0aa60; }
.button-light { background: var(--white); color: var(--ink); }
.button:disabled { cursor: not-allowed; opacity: .58; transform: none; }
.text-link { text-underline-offset: .3em; }
.hero-note {
  position: absolute; z-index: 2; right: 0; bottom: 0; display: grid; grid-template-columns: repeat(3, auto);
  background: var(--cream); color: var(--ink); box-shadow: var(--shadow);
}
.hero-note span { padding: 1.15rem 1.4rem; font-size: .78rem; font-weight: 600; border-right: 1px solid var(--stone); }
.hero-note span:last-child { border-right: 0; }

.section { padding: clamp(5.5rem, 11vw, 10rem) max(clamp(1.25rem, 7vw, 7.5rem), calc((100vw - 1600px) / 2)); }
.section-number { color: var(--blue); }
.property-search { background: var(--paper); }
.search-intro { display: grid; grid-template-columns: minmax(0, 1.3fr) minmax(280px, .7fr); gap: clamp(2rem, 7vw, 7rem); align-items: end; margin-bottom: 3rem; }
.search-intro h2 { max-width: 920px; margin-bottom: 0; }
.search-intro > p { max-width: 520px; margin-bottom: .5rem; color: var(--ink-soft); font-size: 1.08rem; }
.idx-shell { display: grid; grid-template-columns: 1.25fr .75fr; overflow: hidden; border: 1px solid var(--stone); background: var(--white); box-shadow: var(--shadow); }
.idx-main { padding: clamp(2rem, 5vw, 4.5rem); background: var(--ink); color: var(--white); }
.idx-main .eyebrow { margin-bottom: 2.25rem; }
.idx-main h3 { max-width: 650px; margin-bottom: 1.25rem; font-family: "Newsreader", serif; font-size: clamp(2.7rem, 5vw, 5rem); font-weight: 500; line-height: .98; }
.idx-main > p:not(.eyebrow) { max-width: 600px; margin-bottom: 2rem; color: rgb(255 255 255 / .7); font-size: 1.05rem; }
.idx-main .button span { margin-left: .5rem; }
.idx-links { display: grid; background: var(--cream); }
.idx-links a { position: relative; display: flex; flex-direction: column; justify-content: center; padding: 1.5rem 4rem 1.5rem 1.6rem; border-bottom: 1px solid var(--stone); text-decoration: none; }
.idx-links a:last-child { border-bottom: 0; }
.idx-links a:hover { background: var(--white); }
.idx-links span { color: var(--blue); font-size: .72rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.idx-links strong { font-family: "Newsreader", serif; font-size: 1.5rem; font-weight: 500; }
.idx-links b { position: absolute; right: 1.5rem; color: var(--blue); font-size: 1.25rem; }
.idx-footer { display: flex; align-items: center; justify-content: space-between; gap: 1rem; padding: 1rem 1.25rem; border-top: 1px solid var(--stone); font-size: .82rem; }
.idx-shell .idx-footer { grid-column: 1 / -1; }
.idx-footer span:first-child { color: var(--ink-soft); }
.idx-footer a { font-weight: 700; text-underline-offset: .28em; }
.intro { background: var(--cream); }
.intro-grid { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(280px, .8fr); gap: clamp(3rem, 8vw, 8rem); align-items: start; }
.intro h2 { max-width: 850px; margin: 0; }
.lead { font-size: clamp(1.15rem, 2vw, 1.45rem); line-height: 1.55; }
.intro-grid p:last-child { color: var(--ink-soft); }

.services { background: var(--paper); }
.section-heading { display: grid; grid-template-columns: .5fr 1.5fr; gap: 2rem; align-items: end; margin-bottom: 4rem; }
.section-heading h2 { margin: 0; max-width: 900px; }
.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--stone); border: 1px solid var(--stone); }
.service-card { min-height: 31rem; padding: 2rem; display: flex; flex-direction: column; justify-content: flex-end; background: var(--paper); }
.service-card-featured { background: var(--ink); color: var(--white); }
.service-card h3 { margin-bottom: 1rem; font-family: "Newsreader", serif; font-size: 2.25rem; font-weight: 500; line-height: 1; }
.service-card p { color: var(--ink-soft); }
.service-card-featured p { color: rgb(255 255 255 / .72); }
.service-card ul { list-style: none; padding: 0; margin: 2rem 0 0; }
.service-card li { padding: .62rem 0; border-top: 1px solid rgb(46 93 111 / .2); font-size: .9rem; }
.service-card-featured li { border-color: rgb(255 255 255 / .17); }

.statement { padding: clamp(6rem, 13vw, 12rem) max(clamp(1.25rem, 8vw, 9rem), calc((100vw - 1600px) / 2)); background: var(--sun); color: var(--ink); }
.statement p { margin-bottom: 1rem; font-weight: 700; text-transform: uppercase; letter-spacing: .14em; font-size: .78rem; }
.statement h2 { max-width: 1050px; margin: 0; font-size: clamp(3.5rem, 7vw, 7.25rem); }

.approach { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(3rem, 8vw, 8rem); background: var(--ink); color: var(--white); }
.approach h2 { max-width: 700px; }
.approach .lead { color: rgb(255 255 255 / .7); }
.approach .section-number { color: var(--sun); }
.process-list { list-style: none; padding: 0; margin: 0; }
.process-list li { display: grid; grid-template-columns: 3.5rem 1fr; gap: 1rem; padding: 1.65rem 0; border-top: 1px solid rgb(255 255 255 / .18); }
.process-list li:last-child { border-bottom: 1px solid rgb(255 255 255 / .18); }
.process-list > li > span { color: var(--sun); font-size: .8rem; font-weight: 700; letter-spacing: .1em; }
.process-list h3 { margin-bottom: .35rem; font-size: 1.15rem; }
.process-list p { margin: 0; color: rgb(255 255 255 / .64); }

.guides { background: var(--cream); }
.guide-list { max-width: 920px; margin-left: auto; }
details { border-top: 1px solid var(--stone); }
details:last-child { border-bottom: 1px solid var(--stone); }
summary { list-style: none; position: relative; min-height: 4.5rem; padding: 1.5rem 3rem 1.5rem 0; cursor: pointer; font-family: "Newsreader", serif; font-size: 1.55rem; line-height: 1.25; }
summary::-webkit-details-marker { display: none; }
summary::after { content: "+"; position: absolute; right: .25rem; top: 1.25rem; color: var(--blue); font-family: "DM Sans", sans-serif; font-size: 1.7rem; font-weight: 400; }
details[open] summary::after { content: "−"; }
details p { max-width: 720px; padding-bottom: 1.5rem; color: var(--ink-soft); }

.contact { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(3rem, 8vw, 8rem); background: var(--blue); color: var(--white); }
.contact .section-number { color: #ffd08a; }
.contact h2 { max-width: 560px; }
.contact-copy > p:not(.section-number):not(.contact-note) { max-width: 560px; color: rgb(255 255 255 / .78); font-size: 1.15rem; }
.contact-note { margin-top: 2rem; padding-left: 1rem; border-left: 2px solid #ffd08a; color: #ffd99f; font-size: .86rem; }
.contact-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 1.25rem; margin-top: 2rem; }
.contact-link { font-weight: 700; text-underline-offset: .3em; }
.contact-panel { padding: clamp(2rem, 5vw, 4rem); background: var(--cream); color: var(--ink); box-shadow: var(--shadow); }
.contact-panel .eyebrow { color: var(--blue); }
.contact-panel h3 { margin-bottom: 1rem; font-family: "Newsreader", serif; font-size: clamp(2.25rem, 4vw, 3.75rem); font-weight: 500; line-height: 1; }
.contact-panel p:not(.eyebrow) { margin-bottom: 2rem; color: var(--ink-soft); }

.broker-profile { display: grid; grid-template-columns: minmax(280px, .9fr) minmax(320px, 1.1fr); gap: clamp(3rem, 8vw, 8rem); align-items: center; background: var(--paper); }
.broker-portrait { position: relative; overflow: hidden; min-height: 38rem; background: var(--cream); box-shadow: var(--shadow); }
.broker-portrait::after { content: ""; position: absolute; inset: 0; border: 1px solid rgb(11 31 42 / .12); pointer-events: none; }
.broker-portrait img { width: 100%; height: 100%; min-height: 38rem; object-fit: cover; object-position: center 18%; }
.broker-details { display: flex; flex-direction: column; align-items: center; width: 100%; max-width: 680px; text-align: center; }
.broker-details .section-number { margin-bottom: clamp(2.5rem, 5vw, 4rem); }
.broker-logo { width: min(20rem, 70%); margin-bottom: clamp(2.5rem, 5vw, 4.5rem); }
.broker-info { width: fit-content; max-width: 100%; }
.broker-details h2 { width: 100%; margin-bottom: 2rem; font-family: "DM Sans", system-ui, sans-serif; font-size: clamp(3.5rem, 6vw, 6.5rem); font-weight: 700; letter-spacing: -.045em; line-height: 1; text-align: center; text-transform: uppercase; }
.broker-details h2 span { display: block; margin-top: 1rem; color: var(--blue); font-family: "DM Sans", system-ui, sans-serif; font-size: clamp(.9rem, 1.4vw, 1.15rem); font-weight: 700; letter-spacing: .16em; line-height: 1.4; text-align: center; text-transform: uppercase; }
.broker-contact { display: grid; width: 100%; max-width: 34rem; border-top: 1px solid var(--stone); font-style: normal; text-align: center; }
.broker-contact p, .broker-contact a { width: 100%; margin: 0; padding: 1rem 0; border-bottom: 1px solid var(--stone); }
.broker-contact p { color: var(--ink-soft); }
.broker-contact a { color: var(--ink); font-weight: 700; text-decoration-color: var(--sun); text-decoration-thickness: 2px; text-underline-offset: .35em; }
.broker-contact a:hover { color: var(--blue); }

footer { display: grid; grid-template-columns: 1fr auto auto; gap: 2rem; align-items: center; padding: 2.25rem max(clamp(1.25rem, 4vw, 4rem), env(safe-area-inset-right)) max(2.25rem, env(safe-area-inset-bottom)) max(clamp(1.25rem, 4vw, 4rem), env(safe-area-inset-left)); background: #07171f; color: rgb(255 255 255 / .66); font-size: .78rem; }
footer p { margin: 0; }
.visitor-disclosure { grid-column: 1 / -1; max-width: 78rem; padding-bottom: 1.5rem; border-bottom: 1px solid rgb(255 255 255 / .14); line-height: 1.65; }
.visitor-disclosure strong { color: var(--white); }
.brand-footer { color: var(--white); }

@media (max-width: 1100px) {
  .menu-button { display: block; z-index: 2; }
  .site-nav {
    position: fixed; inset: 0; display: none; flex-direction: column; justify-content: center;
    gap: .35rem; padding: calc(6rem + env(safe-area-inset-top)) 1.5rem max(2rem, env(safe-area-inset-bottom));
    overflow-y: auto; background: rgb(11 31 42 / .985); font-size: 1.2rem;
  }
  .site-nav.open { display: flex; }
  .site-nav a { display: flex; align-items: center; justify-content: center; min-height: 3.4rem; font-size: 1.1rem; }
  .site-nav .nav-cta { margin-top: .75rem; }
  .menu-button[aria-expanded="true"] > span:not(.sr-only):first-child { transform: translateY(.175rem) rotate(45deg); }
  .menu-button[aria-expanded="true"] > span:not(.sr-only):nth-child(2) { transform: translateY(-.175rem) rotate(-45deg); }
  .menu-button > span:not(.sr-only) { transition: transform .2s ease; }
  .hero-note { left: 0; right: 0; grid-template-columns: 1fr; }
  .hero-note span { display: none; }
  .hero-note span:first-child { display: block; text-align: center; border: 0; }
  .intro-grid, .approach, .contact, .broker-profile, .search-intro, .idx-shell { grid-template-columns: 1fr; }
  .section-heading { grid-template-columns: 1fr; }
  .service-grid { grid-template-columns: 1fr; }
  .service-card { min-height: auto; padding-block: 2.5rem; }
  .idx-shell .idx-footer { grid-column: 1; }
  .broker-portrait { width: min(100%, 36rem); margin-inline: auto; }
  .broker-details { margin-inline: auto; }
  footer { grid-template-columns: 1fr; gap: .7rem; }
}

@media (max-width: 600px) {
  .site-header { height: 4.5rem; padding-inline: max(1rem, env(safe-area-inset-left)); }
  .site-header.scrolled { height: 4.5rem; }
  .brand { gap: .6rem; font-size: .78rem; }
  .brand-mark { width: 2.15rem; height: 2.15rem; font-size: 1.2rem; }
  .hero { min-height: max(40rem, 100svh); align-items: end; }
  .hero-content { width: auto; margin: 0; padding: 7rem 1.25rem 4.25rem; }
  .hero .eyebrow { margin-bottom: 1rem; font-size: .7rem; }
  .hero h1 { margin-bottom: 1.2rem; font-size: clamp(3rem, 14.5vw, 4.25rem); line-height: .94; }
  .hero-copy { margin-bottom: 1.5rem; font-size: 1rem; line-height: 1.55; }
  .hero-actions { flex-direction: column; align-items: stretch; gap: .7rem; }
  .hero-actions .button, .hero-actions .text-link { width: 100%; min-height: 3.25rem; text-align: center; }
  .hero-actions .text-link { display: grid; place-items: center; }
  .hero > img { object-position: 66% center; }
  .hero-shade { background: linear-gradient(90deg, rgb(6 20 28 / .92), rgb(6 20 28 / .35)), linear-gradient(0deg, rgb(6 20 28 / .65), transparent); }
  .hero-note { display: none; }
  .section { padding: 4.5rem 1.25rem; }
  h2 { font-size: clamp(2.6rem, 13vw, 3.6rem); }
  .search-intro, .section-heading { margin-bottom: 2.25rem; }
  .idx-main { padding: 2rem 1.25rem; }
  .idx-main h3 { font-size: 2.55rem; }
  .idx-main .button, .contact-panel .button { width: 100%; }
  .idx-links a { min-height: 6.25rem; padding-left: 1.25rem; }
  .idx-footer { align-items: flex-start; flex-direction: column; }
  .service-card { padding: 2rem 1.5rem; }
  .statement { padding: 5rem 1.25rem; }
  .statement h2 { font-size: clamp(3rem, 14vw, 4.2rem); }
  .process-list li { grid-template-columns: 2.25rem 1fr; gap: .75rem; }
  summary { font-size: 1.35rem; }
  .contact-actions { flex-direction: column; align-items: stretch; }
  .contact-actions .button, .contact-actions .contact-link { width: 100%; min-height: 3.25rem; text-align: center; }
  .contact-actions .contact-link { display: grid; place-items: center; }
  .contact-panel { padding: 2rem 1.25rem; }
  .broker-portrait, .broker-portrait img { min-height: 0; aspect-ratio: 4 / 5; }
  .broker-details h2 { font-size: clamp(3rem, 15vw, 4.25rem); }
  .broker-contact a { min-height: 3.5rem; }
  .visitor-disclosure { font-size: .82rem; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; }
}