:root {
  --ink: #142335;
  --ink-2: #243241;
  --gold: #b99554;
  --gold-2: #d3bb7d;
  --paper: #fbf7ef;
  --cream: #f3ede1;
  --white: #ffffff;
  --muted: #65707a;
  --line: rgba(20, 35, 53, .12);
  --shadow: 0 22px 55px rgba(20, 35, 53, .13);
  --radius: 8px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: "Segoe UI", Roboto, Arial, sans-serif;
  color: var(--ink);
  background: var(--paper);
  line-height: 1.6;
}

img { max-width: 100%; height: auto; display: block; }
a { color: inherit; }
.skip-link {
  position: absolute;
  top: -80px;
  left: 1rem;
  background: var(--gold);
  color: var(--ink);
  padding: .65rem 1rem;
  z-index: 100;
}
.skip-link:focus { top: 1rem; }

.container { width: min(1120px, calc(100% - 2rem)); margin: 0 auto; }
.section { padding: 5.5rem 0; }
.section-tint { background: var(--cream); }
.section-dark { background: var(--ink); color: var(--white); }
.narrow { max-width: 820px; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
  padding: .85rem max(1rem, calc((100vw - 1120px) / 2));
  background: rgba(20, 35, 53, .95);
  color: var(--white);
  backdrop-filter: blur(14px);
  box-shadow: 0 10px 35px rgba(0, 0, 0, .15);
}
.brand img { width: 170px; }
.primary-nav { display: flex; align-items: center; gap: 1.25rem; font-size: .96rem; }
.primary-nav a { text-decoration: none; opacity: .9; }
.primary-nav a:hover, .primary-nav a:focus { color: var(--gold-2); opacity: 1; }
.nav-toggle { display: none; }

.hero {
  min-height: calc(100vh - 78px);
  display: grid;
  align-items: center;
  background:
    linear-gradient(110deg, rgba(20, 35, 53, .96) 0%, rgba(20, 35, 53, .90) 46%, rgba(20, 35, 53, .72) 100%),
    radial-gradient(circle at 86% 18%, rgba(185, 149, 84, .26), transparent 32%),
    var(--ink);
  color: var(--white);
}
.hero-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(320px, 414px);
  gap: clamp(3rem, 7vw, 6rem);
  align-items: center;
}
.hero-copy {
  min-width: 0;
  max-width: 680px;
}
.eyebrow {
  margin: 0 0 .75rem;
  color: var(--gold);
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: .08em;
  font-size: .78rem;
}
h1, h2, h3 { line-height: 1.12; margin: 0; }
h1 { font-size: clamp(2.65rem, 4.2vw, 3.8rem); max-width: 760px; }
.hero-title span {
  display: block;
  white-space: nowrap;
}
h2 { font-size: clamp(2rem, 4vw, 3.25rem); }
h3 { font-size: 1.2rem; }
.hero-subline { max-width: 660px; font-size: clamp(1.05rem, 2vw, 1.35rem); color: rgba(255,255,255,.84); margin: 1.4rem 0 0; }
.hero-actions, .trust-list { display: flex; flex-wrap: wrap; gap: .85rem; margin-top: 2rem; }
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: .78rem 1.15rem;
  border-radius: var(--radius);
  border: 1px solid transparent;
  font-weight: 700;
  text-decoration: none;
  cursor: pointer;
}
.button-primary { background: var(--gold); color: var(--ink); }
.button-primary:hover, .button-primary:focus { background: var(--gold-2); }
.button-secondary { border-color: rgba(255,255,255,.34); color: var(--white); }
.button-secondary:hover, .button-secondary:focus { border-color: var(--gold); color: var(--gold-2); }
.button-light {
  background: var(--white);
  border-color: var(--line);
  color: var(--ink);
}
.button-light:hover, .button-light:focus { border-color: var(--gold); color: var(--ink); }
.trust-list span {
  border-left: 3px solid var(--gold);
  padding: .35rem .7rem;
  color: rgba(255,255,255,.86);
  background: rgba(255,255,255,.06);
}
.hero-card {
  align-self: end;
  justify-self: end;
  width: min(100%, 414px);
  background: var(--paper);
  color: var(--ink);
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow);
}
.hero-card img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
  object-position: center top;
}
.hero-card-content { padding: 1.1rem; border-top: 4px solid var(--gold); }
.hero-card-content span { display: block; color: var(--muted); margin: .2rem 0 .45rem; }
.hero-card-content a { color: var(--ink); font-weight: 700; text-decoration-color: var(--gold); }

.split, .contact-grid, .feature-band {
  display: grid;
  grid-template-columns: .85fr 1.15fr;
  gap: 3.2rem;
  align-items: start;
}
.text-block p:first-child { margin-top: 0; }
.section-heading { max-width: 760px; margin-bottom: 2rem; }
.section-heading p:not(.eyebrow) { color: var(--muted); font-size: 1.08rem; }
.card-grid, .property-grid, .testimonial-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1rem;
}
.service-card, .property-card, blockquote, details, .contact-form {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: 0 14px 35px rgba(20, 35, 53, .08);
}
.service-card { padding: 1.35rem; }
.icon {
  display: inline-grid;
  place-items: center;
  width: 42px;
  height: 42px;
  border-radius: 50%;
  background: rgba(185, 149, 84, .16);
  color: var(--gold);
  font-weight: 800;
  margin-bottom: 1rem;
}
.service-card p, .property-body p { color: var(--muted); }

.property-card { overflow: hidden; }
.property-showcase {
  position: relative;
}
.property-grid[data-property-mode="featured"] {
  grid-template-columns: repeat(auto-fit, minmax(280px, 360px));
  justify-content: center;
}
.showcase-arrow {
  position: absolute;
  top: 44%;
  z-index: 2;
  display: grid;
  place-items: center;
  width: 48px;
  height: 48px;
  border: 0;
  border-radius: 50%;
  background: var(--ink);
  color: var(--white);
  font-size: 2rem;
  line-height: 0;
  padding: 0 0 .2rem;
  cursor: pointer;
  box-shadow: 0 14px 30px rgba(20, 35, 53, .2);
}
.showcase-arrow[hidden] {
  display: none;
}
.showcase-arrow:hover, .showcase-arrow:focus {
  background: var(--gold);
  color: var(--ink);
}
.showcase-prev { left: -24px; }
.showcase-next { right: -24px; }
.section-actions {
  display: flex;
  justify-content: center;
  margin-top: 2rem;
}
.property-image { aspect-ratio: 16 / 10; }
.property-carousel {
  position: relative;
  aspect-ratio: 16 / 10;
  background: var(--cream);
  overflow: hidden;
}
.property-carousel img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.carousel-button {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  display: grid;
  place-items: center;
  width: 38px;
  height: 38px;
  border: 0;
  border-radius: 50%;
  background: rgba(20, 35, 53, .82);
  color: var(--white);
  font-size: 1.65rem;
  line-height: 0;
  padding: 0 0 .18rem;
  cursor: pointer;
}
.carousel-button:hover, .carousel-button:focus { background: var(--gold); color: var(--ink); }
.carousel-prev { left: .75rem; }
.carousel-next { right: .75rem; }
.carousel-count {
  position: absolute;
  right: .75rem;
  bottom: .75rem;
  padding: .25rem .55rem;
  border-radius: 999px;
  background: rgba(20, 35, 53, .8);
  color: var(--white);
  font-size: .78rem;
  font-weight: 700;
}
.placeholder {
  display: grid;
  place-items: center;
  background: linear-gradient(135deg, #d8d1c3, #f5efe4);
  color: var(--muted);
  font-weight: 700;
}
.property-body { padding: 1.2rem; }
dl { margin: 1rem 0; display: grid; gap: .4rem; }
dl div { display: flex; justify-content: space-between; gap: 1rem; border-top: 1px solid var(--line); padding-top: .4rem; }
dt { color: var(--muted); }
dd { margin: 0; font-weight: 700; }
.text-link { color: var(--ink); font-weight: 800; text-decoration-color: var(--gold); text-decoration-thickness: 2px; }
.property-actions {
  display: grid;
  gap: .65rem;
  margin-top: 1rem;
}
.property-actions .button { width: 100%; }
.empty-state {
  color: var(--muted);
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.2rem;
}

.process-list {
  list-style: none;
  padding: 0;
  margin: 0 0 2rem;
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: .85rem;
  counter-reset: process;
}
.process-list li {
  counter-increment: process;
  padding: 1rem;
  border: 1px solid rgba(255,255,255,.14);
  border-radius: var(--radius);
  background: rgba(255,255,255,.06);
}
.process-list li::before {
  content: counter(process, decimal-leading-zero);
  display: block;
  color: var(--gold-2);
  font-weight: 800;
  margin-bottom: .35rem;
}
.feature-band {
  align-items: center;
  padding: 2rem;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.mini-steps { display: grid; gap: .75rem; }
.mini-steps span {
  padding: .9rem 1rem;
  border-left: 4px solid var(--gold);
  background: var(--paper);
  font-weight: 700;
}

.testimonial-showcase {
  position: relative;
}
.testimonial-grid[data-testimonial-list] {
  display: grid;
  grid-auto-flow: column;
  grid-auto-columns: minmax(280px, 360px);
  grid-template-columns: none;
  gap: 1rem;
  overflow: hidden;
  scroll-behavior: smooth;
  scroll-snap-type: x mandatory;
  padding: .15rem 0 1rem;
}
.testimonial-grid[data-testimonial-list] blockquote {
  scroll-snap-align: start;
}
.testimonial-prev { left: -24px; }
.testimonial-next { right: -24px; }
blockquote { margin: 0; padding: 1.35rem; color: var(--ink-2); }
cite { display: block; margin-top: 1rem; color: var(--gold); font-style: normal; font-weight: 800; }
details { padding: 1rem 1.2rem; margin: .75rem 0; }
summary { cursor: pointer; font-weight: 800; }
.faq-heading-row {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
}
.faq-heading-row .button {
  flex: 0 0 auto;
  margin-top: .25rem;
}

.contact-section { background: var(--ink); color: var(--white); }
.contact-section p, .contact-section address { color: rgba(255,255,255,.78); }
address { font-style: normal; margin-top: 1.5rem; }
.contact-form { padding: 1.25rem; color: var(--ink); }
.hp-field {
  position: absolute;
  left: -9999px;
  width: 1px;
  height: 1px;
  overflow: hidden;
}
.form-row { display: grid; gap: .35rem; margin-bottom: .9rem; }
.form-grid-2 {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1rem;
}
label { font-weight: 750; }
input, select, textarea {
  width: 100%;
  min-height: 46px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: .75rem .85rem;
  font: inherit;
  color: var(--ink);
  background: var(--white);
}
textarea { resize: vertical; }
input:focus, select:focus, textarea:focus, .button:focus, a:focus {
  outline: 3px solid rgba(185, 149, 84, .42);
  outline-offset: 2px;
}
.checkbox-row { display: flex; gap: .7rem; align-items: flex-start; font-weight: 500; margin: .6rem 0 1rem; }
.checkbox-row input { width: 18px; min-height: 18px; margin-top: .25rem; flex: 0 0 auto; }
.form-hint {
  margin: .35rem 0;
  color: var(--muted);
  font-size: .92rem;
}
.form-status { min-height: 1.4rem; margin: .35rem 0 .8rem; font-weight: 700; }
.form-status.is-error { color: #9b1c1c; }
.form-status.is-success { color: #23633d; }

.legal-section { padding: 3.5rem 0; background: var(--white); border-top: 1px solid var(--line); }
.legal-page { background: var(--paper); }
.legal-hero {
  background: var(--ink);
  color: var(--white);
  padding: 5rem 0 4rem;
}
.legal-hero p:not(.eyebrow) { color: rgba(255,255,255,.78); font-size: 1.1rem; }
.legal-content {
  background: var(--paper);
  padding-top: 4rem;
}
.legal-content .container {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
  padding: 2rem;
}
.legal-content h2 {
  font-size: 1.35rem;
  font-weight: 800;
  margin-top: 2rem;
}
.legal-content h2:first-child { margin-top: 0; }
.legal-content a {
  color: var(--ink);
  font-weight: 700;
  text-decoration-color: var(--gold);
}
.legal-content ul { padding-left: 1.2rem; }
.legal-note {
  margin-top: 2rem;
  padding: 1rem;
  border-left: 4px solid var(--gold);
  background: var(--paper);
  font-weight: 700;
}
.detail-hero {
  background: var(--ink);
  color: var(--white);
  padding: 5rem 0 3.5rem;
}
.detail-hero h1 {
  max-width: 920px;
  font-size: clamp(2.2rem, 4.5vw, 4rem);
}
.detail-hero p:not(.eyebrow) { color: rgba(255,255,255,.78); font-size: 1.1rem; }
.detail-section { background: var(--paper); padding-top: 3rem; }
.detail-layout {
  display: grid;
  grid-template-columns: minmax(0, 1fr) 320px;
  gap: 1.25rem;
  align-items: start;
}
.detail-main { display: grid; gap: 1.25rem; }
.detail-gallery, .detail-panel, .property-inquiry-form {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: 0 14px 35px rgba(20, 35, 53, .08);
}
.detail-main-image {
  position: relative;
  background: var(--cream);
  border-radius: var(--radius) var(--radius) 0 0;
  overflow: hidden;
}
.detail-main-image img {
  width: 100%;
  max-height: 680px;
  object-fit: contain;
  background: #f1f3f5;
}
.detail-arrow {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  display: grid;
  place-items: center;
  width: 48px;
  height: 48px;
  border: 0;
  border-radius: 50%;
  background: rgba(20, 35, 53, .78);
  color: var(--white);
  font-size: 2.2rem;
  line-height: 0;
  padding: 0 0 .22rem;
  cursor: pointer;
  box-shadow: 0 10px 28px rgba(0, 0, 0, .2);
}
.detail-arrow:hover, .detail-arrow:focus {
  background: var(--gold);
  color: var(--ink);
}
.detail-prev { left: 1rem; }
.detail-next { right: 1rem; }
.detail-image-count {
  position: absolute;
  right: 1rem;
  bottom: 1rem;
  padding: .32rem .7rem;
  border-radius: 999px;
  background: rgba(20, 35, 53, .82);
  color: var(--white);
  font-size: .82rem;
  font-weight: 800;
}
.detail-thumbs {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(72px, 1fr));
  gap: .6rem;
  padding: .8rem;
}
.detail-thumbs button {
  border: 2px solid transparent;
  border-radius: var(--radius);
  padding: 0;
  overflow: hidden;
  cursor: pointer;
  background: var(--cream);
}
.detail-thumbs button.is-active { border-color: var(--gold); }
.detail-thumbs img {
  width: 100%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
}
.detail-panel { padding: 1.25rem; }
.detail-panel h2, .property-inquiry-form h2 {
  font-size: 1.35rem;
  padding-bottom: .75rem;
  border-bottom: 2px solid var(--gold);
  margin-bottom: 1rem;
}
.detail-sidebar { display: grid; gap: 1rem; position: sticky; top: 100px; }
.facts-list { margin: 0; }
.facts-list div {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: .75rem;
  padding: .55rem 0;
  border-top: 1px solid var(--line);
}
.facts-list div:first-child { border-top: 0; }
.facts-list dd { text-align: right; }
.detail-download { width: 100%; }
.property-inquiry-section { background: var(--paper); padding-top: 0; }
.property-disclaimer-section {
  background: var(--paper);
  padding: 0 0 2rem;
}
.property-disclaimer {
  margin: 0;
  color: var(--muted);
  font-size: .95rem;
  font-weight: 700;
}
.property-inquiry-form { padding: 1.6rem; }
.site-footer { background: #0d1825; color: rgba(255,255,255,.76); padding: 2rem 0; }
.footer-grid {
  display: grid;
  grid-template-columns: auto minmax(190px, 1fr) minmax(220px, auto) minmax(160px, auto) auto;
  gap: 1.5rem;
  align-items: start;
}
.footer-grid img { width: 145px; }
.footer-grid strong { color: var(--white); }
.footer-contact, .footer-hours { color: rgba(255,255,255,.82); }
.footer-grid nav { display: flex; gap: 1rem; justify-content: flex-end; }
.footer-grid a { color: var(--gold-2); }

@media (max-width: 900px) {
  .nav-toggle {
    display: inline-flex;
    width: 44px;
    height: 44px;
    flex-direction: column;
    justify-content: center;
    gap: 5px;
    background: transparent;
    border: 1px solid rgba(255,255,255,.24);
    border-radius: var(--radius);
  }
  .nav-toggle span { width: 20px; height: 2px; background: var(--white); margin: 0 auto; }
  .primary-nav {
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    display: none;
    flex-direction: column;
    align-items: stretch;
    padding: 1rem;
    background: var(--ink);
  }
  .primary-nav.is-open { display: flex; }
  .primary-nav a { padding: .75rem; border-top: 1px solid rgba(255,255,255,.1); }
  .hero { min-height: auto; }
  .hero-grid, .split, .contact-grid, .feature-band { grid-template-columns: 1fr; gap: 2rem; }
  .showcase-prev { left: .5rem; }
  .showcase-next { right: .5rem; }
  .testimonial-prev { left: .5rem; }
  .testimonial-next { right: .5rem; }
  .detail-layout { grid-template-columns: 1fr; }
  .detail-sidebar { position: static; }
  .faq-heading-row { align-items: flex-start; flex-direction: column; gap: 1rem; }
  .card-grid, .property-grid, .testimonial-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .process-list { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}

@media (max-width: 620px) {
  .section { padding: 4rem 0; }
  .brand img { width: 138px; }
  h1 { font-size: 2.55rem; }
  .hero-title span { white-space: normal; }
  .hero-actions .button { width: 100%; }
  .form-grid-2 { grid-template-columns: 1fr; gap: 0; }
  .card-grid, .property-grid, .testimonial-grid, .process-list { grid-template-columns: 1fr; }
  .feature-band { padding: 1.25rem; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-grid nav { flex-wrap: wrap; justify-content: flex-start; }
}