:root {
  --emerald-950: #032d27;
  --emerald-900: #063f36;
  --emerald-800: #07594a;
  --emerald-700: #08705d;
  --gold: #c5a05a;
  --gold-light: #e0c68e;
  --ivory: #f8f5ee;
  --cream: #eee7da;
  --ink: #161915;
  --muted: #5c625c;
  --white: #ffffff;
  --border: rgba(6, 63, 54, 0.16);
  --shadow: 0 28px 70px rgba(3, 45, 39, 0.16);
  --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; }

body {
  margin: 0;
  color: var(--ink);
  background: var(--ivory);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}

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

.skip-link {
  position: fixed;
  left: 1rem;
  top: -5rem;
  z-index: 999;
  padding: .75rem 1rem;
  color: var(--white);
  background: var(--emerald-900);
}

.skip-link:focus { top: 1rem; }

.container {
  width: min(1180px, calc(100% - 40px));
  margin-inline: auto;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  border-bottom: 1px solid rgba(255,255,255,.12);
  background: rgba(3, 45, 39, .96);
  backdrop-filter: blur(12px);
}

.header-inner {
  min-height: 82px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: .85rem;
  color: var(--white);
  text-decoration: none;
}

.brand-mark {
  width: 46px;
  height: 46px;
  display: grid;
  place-items: center;
  border: 1px solid var(--gold);
  color: var(--gold-light);
  font-family: var(--serif);
  font-size: 1.12rem;
  letter-spacing: .04em;
}

.brand strong,
.brand small { display: block; }
.brand strong { font-family: var(--serif); font-size: 1.03rem; font-weight: 500; }
.brand small { margin-top: .1rem; color: rgba(255,255,255,.64); font-size: .68rem; letter-spacing: .11em; text-transform: uppercase; }

nav { display: flex; gap: 2rem; }
nav a { color: rgba(255,255,255,.78); font-size: .86rem; text-decoration: none; }
nav a:hover, nav a:focus { color: var(--gold-light); }

.button {
  min-height: 50px;
  padding: .8rem 1.35rem;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border: 1px solid transparent;
  font-size: .82rem;
  font-weight: 700;
  letter-spacing: .08em;
  text-decoration: none;
  text-transform: uppercase;
  transition: transform .2s ease, background-color .2s ease, border-color .2s ease;
}

.button:hover, .button:focus { transform: translateY(-2px); }
.button-small { min-height: 42px; padding: .65rem 1rem; }
.button-gold { color: var(--emerald-950); background: var(--gold-light); }
.button-gold:hover, .button-gold:focus { background: #efd9a6; }
.button-light { color: var(--white); border-color: rgba(255,255,255,.58); background: rgba(255,255,255,.06); }
.button-light:hover, .button-light:focus { border-color: var(--white); background: rgba(255,255,255,.12); }

.hero {
  position: relative;
  min-height: 760px;
  overflow: hidden;
  color: var(--white);
  background: var(--emerald-950);
}

.hero-backdrop,
.hero-overlay { position: absolute; inset: 0; }
.hero-backdrop {
  background: url('/assets/luxury-home-exterior.webp') center/cover no-repeat;
  opacity: .22;
}
.hero-overlay {
  background:
    linear-gradient(90deg, rgba(3,45,39,.98) 0%, rgba(3,45,39,.87) 48%, rgba(3,45,39,.6) 100%),
    linear-gradient(0deg, rgba(3,45,39,.9), transparent 40%);
}

.hero-grid {
  position: relative;
  min-height: 760px;
  display: grid;
  grid-template-columns: 1.08fr .82fr;
  align-items: center;
  gap: clamp(3rem, 7vw, 7rem);
  padding-block: 5rem;
}

.eyebrow {
  margin: 0 0 1rem;
  color: var(--gold-light);
  font-size: .72rem;
  font-weight: 750;
  letter-spacing: .18em;
  text-transform: uppercase;
}

.eyebrow-dark { color: var(--emerald-700); }

h1, h2, h3 {
  margin-top: 0;
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.08;
}

h1 { max-width: 760px; margin-bottom: 1.35rem; font-size: clamp(3.25rem, 6vw, 6rem); letter-spacing: -.035em; }
h2 { margin-bottom: 1.25rem; font-size: clamp(2.3rem, 4.5vw, 4.35rem); letter-spacing: -.03em; }
h3 { font-size: 1.55rem; }

.hero-lead { max-width: 620px; margin: 0 0 2rem; color: rgba(255,255,255,.78); font-size: clamp(1.03rem, 1.7vw, 1.25rem); }
.button-row { display: flex; flex-wrap: wrap; gap: .75rem; }
.brokerage-line { margin: 2rem 0 0; color: rgba(255,255,255,.58); font-size: .78rem; letter-spacing: .06em; text-transform: uppercase; }

.portrait-card {
  position: relative;
  width: min(100%, 410px);
  margin: 0 0 0 auto;
  padding: 10px;
  border: 1px solid rgba(224,198,142,.6);
  background: rgba(248,245,238,.08);
  box-shadow: var(--shadow);
}

.portrait-card img {
  display: block;
  width: 100%;
  height: min(60vh, 560px);
  object-fit: contain;
  object-position: center;
  background: #f7f7f6;
}
.section { padding-block: clamp(5rem, 9vw, 8rem); }
.two-column { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(3rem, 8vw, 8rem); }
.intro h2 { max-width: 560px; }
.prose { max-width: 650px; color: var(--muted); font-size: 1.04rem; }
.prose p:first-child { margin-top: .15rem; }

.text-link {
  display: inline-flex;
  align-items: center;
  gap: .55rem;
  padding-bottom: .18rem;
  border-bottom: 1px solid currentColor;
  color: var(--emerald-800);
  font-size: .8rem;
  font-weight: 750;
  letter-spacing: .08em;
  text-decoration: none;
  text-transform: uppercase;
}
.text-link span { font-size: 1.05rem; transition: transform .2s ease; }
.text-link:hover span, .text-link:focus span { transform: translateX(4px); }

.services { color: var(--white); background: var(--emerald-900); }
.section-heading { display: grid; grid-template-columns: 1.3fr .7fr; align-items: end; gap: 4rem; margin-bottom: 3rem; }
.section-heading h2 { max-width: 760px; margin-bottom: 0; }
.section-heading > p { margin: 0 0 .55rem; color: rgba(255,255,255,.65); }
.service-grid { display: grid; grid-template-columns: repeat(6, 1fr); border-top: 1px solid rgba(255,255,255,.16); border-left: 1px solid rgba(255,255,255,.16); }
.service-card { min-height: 280px; grid-column: span 2; padding: 2rem; border-right: 1px solid rgba(255,255,255,.16); border-bottom: 1px solid rgba(255,255,255,.16); }
.service-card:nth-child(n+4) { grid-column: span 3; }
.service-number { display: block; margin-bottom: 4rem; color: var(--gold-light); font-size: .7rem; letter-spacing: .16em; }
.service-card h3 { margin-bottom: 1rem; }
.service-card p { margin: 0; color: rgba(255,255,255,.64); font-size: .92rem; }
.services-cta { margin-top: 2rem; display: flex; justify-content: center; }

.image-band { position: relative; min-height: 600px; display: grid; align-items: center; overflow: hidden; }
.image-band picture, .image-band picture::after { position: absolute; inset: 0; }
.image-band picture::after { content: ""; background: linear-gradient(90deg, rgba(3,45,39,.92), rgba(3,45,39,.42) 65%, rgba(3,45,39,.14)); }
.image-band img { width: 100%; height: 100%; object-fit: cover; }
.image-band-copy { position: relative; z-index: 1; width: min(1180px, calc(100% - 40px)); margin-inline: auto; color: var(--white); }
.image-band-copy h2 { max-width: 690px; }

.resources { background: var(--cream); }
.resources-heading > p { color: var(--muted); }
.lender-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; }
.lender-card { min-height: 230px; padding: 2rem; display: flex; flex-direction: column; justify-content: space-between; border: 1px solid var(--border); background: rgba(255,255,255,.55); }
.lender-card h3 { margin-bottom: .55rem; }
.lender-card p { margin: 0; color: var(--muted); }
.lender-label { margin-bottom: 2rem !important; color: var(--emerald-700) !important; font-size: .66rem; font-weight: 750; letter-spacing: .15em; text-transform: uppercase; }
.lender-card .text-link { margin-top: 2rem; align-self: flex-start; }
.disclaimer { max-width: 900px; margin: 2rem 0 0; color: #6d706b; font-size: .76rem; }

.contact { padding-block: clamp(5rem, 9vw, 8rem); color: var(--white); background: var(--emerald-950); }
.contact-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(3rem, 8vw, 8rem); }
.contact-grid > div:first-child > p:last-child { max-width: 560px; color: rgba(255,255,255,.64); }
.contact-actions { border-top: 1px solid rgba(255,255,255,.2); }
.contact-actions > a { padding: 1.25rem 0; display: grid; grid-template-columns: 120px 1fr; align-items: center; gap: 1rem; border-bottom: 1px solid rgba(255,255,255,.2); text-decoration: none; }
.contact-actions > a span { color: var(--gold-light); font-size: .68rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.contact-actions > a strong { overflow-wrap: anywhere; font-family: var(--serif); font-size: clamp(1.15rem, 2vw, 1.65rem); font-weight: 500; }
.contact-actions > a:hover strong, .contact-actions > a:focus strong { color: var(--gold-light); }
.social-row { display: flex; gap: 1rem; padding-top: 1.5rem; }
.social-row a { color: rgba(255,255,255,.74); font-size: .78rem; letter-spacing: .1em; text-transform: uppercase; }

.site-footer { padding-block: 3rem 1.5rem; color: rgba(255,255,255,.7); background: #021f1b; }
.footer-main { display: grid; grid-template-columns: 1.15fr .8fr 1fr .62fr; align-items: center; gap: 2rem; }
.footer-agent strong, .footer-agent span { display: block; }
.footer-agent strong { color: var(--white); font-family: var(--serif); font-size: 1.25rem; font-weight: 500; }
.footer-agent span { margin-top: .35rem; font-size: .74rem; letter-spacing: .06em; }
.brokerage-logo { display: block; padding: .5rem .8rem; background: var(--ivory); }
.brokerage-logo img { width: 100%; max-height: 82px; object-fit: contain; }
address { font-style: normal; font-size: .82rem; }
address a { color: var(--gold-light); }
.equal-housing { display: flex; align-items: center; gap: .65rem; color: rgba(255,255,255,.82); font-size: .58rem; font-weight: 700; line-height: 1.15; letter-spacing: .08em; text-transform: uppercase; }
.equal-housing svg { width: 44px; color: var(--white); }
.footer-bottom { margin-top: 2rem; padding-top: 1.25rem; display: flex; justify-content: space-between; gap: 1rem; border-top: 1px solid rgba(255,255,255,.12); font-size: .68rem; }
.footer-bottom p { margin: 0; }

@media (max-width: 980px) {
  nav { display: none; }
  .hero, .hero-grid { min-height: auto; }
  .hero-grid { grid-template-columns: 1fr .72fr; gap: 3rem; }
  .service-grid { grid-template-columns: repeat(2, 1fr); }
  .service-card, .service-card:nth-child(n+4) { grid-column: auto; }
  .footer-main { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 760px) {
  .container, .image-band-copy { width: min(100% - 28px, 1180px); }
  .header-inner { min-height: 70px; gap: 1rem; }
  .brand-mark { width: 40px; height: 40px; }
  .brand strong { font-size: .92rem; }
  .brand small { display: none; }
  .header-inner > .button { display: none; }
  .hero-grid { grid-template-columns: 1fr; padding-block: 4rem; }
  h1 { font-size: clamp(3rem, 14vw, 4.5rem); }
  .portrait-card { width: min(92%, 430px); margin: 0 auto; }
  .portrait-card img { height: auto; aspect-ratio: 4 / 5; }
  .two-column, .section-heading, .contact-grid { grid-template-columns: 1fr; gap: 1.5rem; }
  .section-heading { align-items: start; }
  .section-heading > p { max-width: 650px; }
  .service-grid { grid-template-columns: 1fr; }
  .services-cta .button { width: 100%; }
  .service-card { min-height: 230px; }
  .service-number { margin-bottom: 2.5rem; }
  .image-band { min-height: 520px; }
  .image-band picture::after { background: linear-gradient(90deg, rgba(3,45,39,.9), rgba(3,45,39,.48)); }
  .lender-grid { grid-template-columns: 1fr; }
  .contact-actions { margin-top: 1rem; }
  .footer-main { grid-template-columns: 1fr; }
  .brokerage-logo { width: min(300px, 100%); }
  .equal-housing { justify-self: start; }
  .footer-bottom { flex-direction: column; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { scroll-behavior: auto !important; transition: none !important; }
}