:root {
  --navy: #10182f;
  --navy-soft: #1a2441;
  --gold: #c79c4f;
  --gold-light: #e0be79;
  --ivory: #f5f1e9;
  --sand: #e8e0d3;
  --ink: #172033;
  --muted: #696c70;
  --white: #fff;
  --serif: "Cormorant Garamond", "Palatino Linotype", Georgia, serif;
  --sans: "DM Sans", "Segoe UI", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; overflow-x: hidden; background: var(--ivory); color: var(--ink); font-family: var(--sans); font-size: 16px; line-height: 1.65; -webkit-font-smoothing: antialiased; }
body.menu-is-open { overflow: hidden; }
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
:focus-visible { outline: 3px solid var(--gold-light); outline-offset: 4px; }
.skip-link { position: fixed; left: 1rem; top: -5rem; z-index: 200; padding: .75rem 1rem; background: var(--white); color: var(--navy); }
.skip-link:focus { top: 1rem; }

.site-header { position: relative; z-index: 50; min-height: 104px; display: flex; align-items: center; justify-content: space-between; gap: 2rem; padding: 0 4.5vw; background: rgba(250,248,243,.98); border-bottom: 1px solid rgba(16,24,47,.12); }
.site-header,.site-header a { color: var(--navy); }
.brand { width: 208px; height: 84px; display: flex; align-items: center; }
.brand img { width: 100%; max-height: 76px; object-fit: contain; }
#site-navigation { display: flex; align-items: center; gap: clamp(1.15rem,2vw,2.5rem); color: var(--navy); font-size: .72rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.primary-menu { display: flex; align-items: center; gap: clamp(1.15rem,2vw,2.5rem); margin: 0; padding: 0; list-style: none; }
.primary-menu a { position: relative; display: block; padding: .65rem 0; }
.primary-menu a::after { content: ""; position: absolute; left: 0; bottom: .25rem; width: 0; height: 1px; background: var(--gold); transition: width .18s ease; }
.primary-menu a:hover::after, .primary-menu .current-menu-item a::after { width: 100%; }
.nav-cta { display: inline-flex; align-items: center; gap: .7rem; padding: .8rem 1rem; border: 1px solid rgba(16,24,47,.55); transition: background .18s ease,color .18s ease; }
.nav-cta:hover { background: var(--navy); color: var(--white); }
.menu-toggle { display: none; width: 44px; height: 44px; border: 0; background: transparent; cursor: pointer; }

h1,h2,h3,p { margin-top: 0; }
h1,h2 { font-family: var(--serif); font-weight: 400; line-height: .98; letter-spacing: -.04em; }
h1 em,h2 em { color: var(--gold-light); font-weight: 400; }
.eyebrow,.section-label { margin: 0 0 2rem; color: var(--gold-light); font-size: .69rem; font-weight: 800; letter-spacing: .21em; text-transform: uppercase; }
.eyebrow::before { content: ""; display: inline-block; width: 2.5rem; height: 1px; margin: 0 .85rem .2rem 0; background: currentColor; }
.section-label { display: flex; align-items: center; gap: .8rem; color: var(--navy); }
.section-label span { color: var(--gold); }
.section-label::after { content: ""; width: 4rem; height: 1px; margin-left: .5rem; background: currentColor; opacity: .22; }
.section-label.light { color: rgba(255,255,255,.72); }
.section { padding: clamp(5rem,9vw,9rem) clamp(1.5rem,7vw,8rem); }

.mls-search-section { background: var(--ivory); }
.mls-search-wrap { max-width: 1200px; }
.mls-search-wrap h2 { margin: 1.2rem 0 .8rem; color: var(--navy); font-size: clamp(2.1rem,3.2vw,4rem); }
.mls-search-wrap > p { margin-bottom: 1.8rem; color: var(--muted); }
.mls-search-shell { background: var(--sand); padding: clamp(1rem, 2.8vw, 2rem); border: 1px solid rgba(16,24,47,.14); box-shadow: 0 20px 70px rgba(16,24,47,.05); }
.mls-search-shell iframe,
.mls-search-shell .ldtr-idx-widget { width: 100%; max-width: 100%; }
.mls-search-admin-note { padding: .8rem; background: rgba(255,255,255,.7); border-left: 3px solid var(--gold); }
.mls-search-admin-note p { margin: .35rem 0; color: var(--muted); }

.button { min-height: 52px; display: inline-flex; align-items: center; justify-content: center; gap: 1rem; padding: .95rem 1.35rem; border: 1px solid transparent; border-radius: 0; cursor: pointer; font-size: .7rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; transition: transform .18s ease,background .18s ease,color .18s ease; }
.button:hover { transform: translateY(-2px); }
.button-primary { background: var(--gold); color: var(--navy); }
.button-primary:hover { background: var(--gold-light); }
.button-outline { border-color: var(--navy); color: var(--navy); }
.button-outline:hover { background: var(--navy); color: var(--white); }
.button-gold { border-color: var(--gold-light); color: var(--gold-light); }
.button-gold:hover { background: var(--gold-light); color: var(--navy); }
.text-link { display: inline-flex; align-items: center; gap: .75rem; padding: .45rem 0; border-bottom: 1px solid rgba(255,255,255,.35); color: var(--white); font-size: .72rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.text-link.dark { border-color: rgba(16,24,47,.35); color: var(--navy); }

.home-hero { min-height: calc(100svh - 104px); display: grid; grid-template-columns: minmax(0,.9fr) minmax(0,1.1fr); background: var(--navy); }
.home-hero-copy { min-width: 0; display: flex; flex-direction: column; justify-content: center; padding: clamp(4.5rem,8vw,8rem) clamp(2rem,6vw,7rem) clamp(3rem,5vw,5rem); color: var(--white); }
.home-hero h1 { max-width: 800px; margin-bottom: 2rem; font-size: clamp(3.6rem,6.4vw,7.7rem); }
.hero-intro,.page-hero-copy>p:not(.eyebrow) { max-width: 560px; margin-bottom: 2.4rem; color: rgba(255,255,255,.72); font-size: clamp(1rem,1.25vw,1.18rem); }
.hero-actions { display: flex; align-items: center; gap: 2rem; flex-wrap: wrap; }
.hero-notes { display: flex; flex-wrap: wrap; gap: 1rem 1.5rem; margin-top: auto; padding-top: 4rem; color: rgba(255,255,255,.48); font-size: .65rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.hero-notes span:not(:last-child)::after { content: "•"; margin-left: 1.5rem; color: var(--gold); }
.home-hero-visual { position: relative; min-height: 680px; overflow: hidden; }
.home-hero-visual::after,.page-hero-image::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg,rgba(16,24,47,.3),transparent 35%),linear-gradient(0deg,rgba(7,12,25,.5),transparent 42%); pointer-events: none; }
.home-hero-visual>img,.page-hero-image>img { width: 100%; height: 100%; object-fit: cover; }
.image-kicker { position: absolute; right: clamp(1.5rem,4vw,4rem); bottom: clamp(1.5rem,4vw,4rem); z-index: 2; max-width: 300px; padding: 1.4rem 1.6rem; border-left: 2px solid var(--gold); background: rgba(11,18,38,.82); color: var(--white); }
.image-kicker span { display: block; margin-bottom: .3rem; color: var(--gold-light); font-size: .6rem; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; }
.image-kicker strong { font-family: var(--serif); font-size: 1.15rem; font-weight: 400; }

.intro-grid,.statement-grid { display: grid; grid-template-columns: minmax(0,1.15fr) minmax(300px,.65fr); gap: clamp(3rem,8vw,10rem); align-items: start; }
.home-search-section { display: grid; grid-template-columns: minmax(0,.82fr) minmax(420px,1.18fr); gap: clamp(2.5rem,6vw,7rem); align-items: end; background: #eee7dc; }
.home-search-heading h2 { margin: 0 0 1.5rem; color: var(--navy); font-size: clamp(2.75rem,4.8vw,5.5rem); }
.home-search-heading h2 em { color: var(--gold); }
.home-search-heading>p { max-width: 37rem; margin: 0; color: var(--muted); }
.home-search-section .mls-search-shell { margin: 0; }
.intro-grid h2,.statement-grid h2,.editorial-copy h2,.process-heading h2,.about-copy h2,.contact-cta h2,.section-heading-row h2,.faq-section>h2,.timeline-section>h2,.marketing-section>h2 { margin-bottom: 0; color: var(--navy); font-size: clamp(3rem,5.2vw,6.3rem); }
.intro-copy,.statement-grid>div { color: var(--muted); font-size: 1.04rem; }
.intro-copy .text-link { margin-top: 1rem; }

.services-section,.dark-section,.values-section,.contact-expectation { background: var(--navy); color: var(--white); }
.services-heading { display: flex; justify-content: space-between; gap: 3rem; align-items: end; margin-bottom: 4rem; }
.services-heading h2 { max-width: 820px; margin: 0; color: var(--white); font-size: clamp(3rem,5.1vw,6.1rem); }
.services-heading p { max-width: 300px; margin-bottom: .6rem; color: rgba(255,255,255,.82); }
.service-list { display: grid; grid-template-columns: repeat(3,1fr); border-top: 1px solid rgba(255,255,255,.18); }
.service-card { min-height: 350px; display: flex; flex-direction: column; padding: 2.4rem clamp(1.4rem,2.6vw,2.7rem) 1.7rem; border-right: 1px solid rgba(255,255,255,.18); transition: background .2s ease; }
.service-card:last-child { border: 0; }
.service-card:hover { background: var(--navy-soft); }
.service-card>span,.feature-grid article>span,.process-list article>span,.expectation-grid article>span { color: var(--gold-light); font-family: var(--serif); font-size: .9rem; }
.service-card h3 { margin: auto 0 1rem; color: var(--white); font-family: var(--serif); font-size: clamp(1.7rem,2.3vw,2.5rem); font-weight: 400; }
.service-card p { color: rgba(255,255,255,.82); }
.service-card a { width: fit-content; margin-top: auto; border-bottom: 1px solid rgba(255,255,255,.3); color: var(--gold-light); font-size: .67rem; font-weight: 800; letter-spacing: .11em; text-transform: uppercase; }

.editorial-section { display: grid; grid-template-columns: minmax(320px,.75fr) minmax(0,1.25fr); gap: clamp(3rem,7vw,8rem); background: #eee7dc; }
.editorial-copy { align-self: center; }
.editorial-copy h2 { margin-bottom: 2rem; }
.editorial-copy>p { max-width: 560px; margin-bottom: 2.4rem; color: var(--muted); font-size: 1.04rem; }
.editorial-gallery { min-height: 640px; display: grid; grid-template-columns: 1.2fr .8fr; gap: 1rem; align-items: end; }
.editorial-gallery figure { position: relative; margin: 0; overflow: hidden; }
.editorial-gallery img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s ease; }
.editorial-gallery figure:hover img { transform: scale(1.025); }
.gallery-main { height: 610px; }
.gallery-secondary { height: 420px; margin-bottom: -2.5rem!important; }
.editorial-gallery figcaption { position: absolute; left: 1rem; bottom: 1rem; padding: .6rem .85rem; background: rgba(16,24,47,.88); color: var(--white); font-family: var(--serif); }

.process-heading { display: grid; grid-template-columns: minmax(200px,.48fr) minmax(0,1fr); gap: 3rem; margin-bottom: 5rem; }
.process-heading h2 em { color: var(--gold); }
.process-list { display: grid; grid-template-columns: repeat(4,1fr); border-top: 1px solid rgba(16,24,47,.2); }
.process-list article { padding: 1.6rem clamp(1rem,2vw,2.2rem) 1rem; border-right: 1px solid rgba(16,24,47,.2); }
.process-list article:first-child { padding-left: 0; }
.process-list article:last-child { border: 0; }
.process-list article>span { color: var(--gold); }
.process-list h3 { margin: 2.7rem 0 1rem; color: var(--navy); font-family: var(--serif); font-size: 2rem; font-weight: 400; }
.process-list p { color: var(--muted); font-size: .91rem; }

.about-band { min-height: 740px; display: grid; grid-template-columns: minmax(0,.9fr) minmax(0,1.1fr); background: var(--navy); color: var(--white); }
.about-mark,.about-hero-mark { position: relative; display: flex; flex-direction: column; justify-content: center; align-items: center; overflow: hidden; padding: 4rem; background: var(--sand); }
.about-mark::before,.about-mark::after,.about-hero-mark::before,.about-hero-mark::after { content: ""; position: absolute; width: 62%; aspect-ratio: 1; border: 1px solid rgba(199,156,79,.55); border-radius: 50%; }
.about-mark::before,.about-hero-mark::before { top: -27%; left: -19%; }
.about-mark::after,.about-hero-mark::after { right: -23%; bottom: -32%; }
.about-logo-frame,.about-hero-mark img { position: relative; z-index: 1; width: min(410px,82%); padding: 2rem; background: rgba(255,255,255,.68); box-shadow: 0 28px 70px rgba(16,24,47,.12); }
.about-mark>p { position: relative; z-index: 1; margin: 2rem 0 0; color: var(--navy); font-family: var(--serif); font-size: 1.15rem; text-align: center; }
.about-copy { display: flex; flex-direction: column; justify-content: center; padding: clamp(5rem,8vw,8rem) clamp(2rem,7vw,8rem); }
.about-copy h2 { margin-bottom: 2rem; color: var(--white); }
.about-copy>p { max-width: 650px; color: rgba(255,255,255,.65); }
.about-copy .about-lead { color: var(--gold-light); font-family: var(--serif); font-size: 1.35rem; }
.about-copy .button { align-self: flex-start; margin-top: 1rem; }

.contact-cta { display: grid; grid-template-columns: minmax(0,1fr) minmax(320px,.72fr); gap: clamp(3rem,8vw,10rem); align-items: end; background: var(--ivory); }
.contact-cta h2 { margin: 0; }
.contact-cta h2 em { color: var(--gold); }
.contact-cta>div:last-child>p { max-width: 540px; margin-bottom: 2rem; color: var(--muted); }
.section-heading-row { display: flex; justify-content: space-between; gap: 3rem; align-items: end; margin-bottom: 3.5rem; }
.section-heading-row h2 { max-width: 900px; }

.site-footer { padding: 3.5rem 4.5vw 2rem; background: #0a1022; color: rgba(255,255,255,.58); }
.cookie-notice { position: fixed; right: clamp(1rem,3vw,2.5rem); bottom: clamp(1rem,3vw,2.5rem); z-index: 120; display: grid; grid-template-columns: auto minmax(0,1fr) auto; gap: 1rem; align-items: center; width: min(680px,calc(100vw - 2rem)); padding: 1rem 1.1rem; border: 1px solid rgba(199,156,79,.72); background: rgba(10,16,34,.98); box-shadow: 0 24px 70px rgba(0,0,0,.32); color: rgba(255,255,255,.83); }
.cookie-notice[hidden] { display: none; }
.cookie-notice-brand { display: grid; place-items: center; width: 46px; height: 46px; overflow: hidden; border: 1px solid rgba(255,255,255,.2); background: var(--ivory); }
.cookie-notice-brand img { width: 100%; height: 100%; object-fit: contain; }
.cookie-notice-copy p { margin: 0 0 .32rem; font-size: .78rem; line-height: 1.45; }
.cookie-notice-copy strong { color: var(--gold-light); }
.cookie-notice-copy a { border-bottom: 1px solid rgba(224,190,121,.7); color: var(--gold-light); font-size: .65rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.cookie-notice-button { min-height: 38px; padding: .65rem .85rem; border: 1px solid var(--gold); background: var(--gold); color: var(--navy); cursor: pointer; font-size: .65rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.cookie-notice-button:hover { background: var(--gold-light); }
.footer-top { display: grid; grid-template-columns: auto 1fr auto; gap: 2rem 4rem; align-items: center; }
.footer-brand { width: 150px; padding: .7rem; background: var(--ivory); }
.footer-statement { margin: 0; font-family: var(--serif); font-size: 1.15rem; }
.footer-top p { margin: .2rem 0; }
.footer-contact { display: flex; flex-direction: column; gap: .3rem; text-align: right; }
.footer-contact a { color: var(--gold-light); }
.footer-bottom { display: flex; justify-content: space-between; gap: 2rem; margin-top: 2rem; padding-top: 1.4rem; border-top: 1px solid rgba(255,255,255,.1); font-size: .7rem; }
.footer-bottom p { margin: 0; }
.footer-links { display: flex; gap: 1.4rem; }
.footer-disclosure { max-width: 1000px; margin: 1rem 0 0; font-size: .65rem; }
.footer-brokerage { display: flex; align-items: center; gap: .9rem; margin-top: 1.2rem; color: rgba(255,255,255,.72); font-size: .68rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.footer-brokerage img { width: auto; max-width: 130px; max-height: 42px; padding: .35rem .55rem; background: rgba(255,255,255,.92); object-fit: contain; }

.page-hero { min-height: 680px; display: grid; background: var(--navy); color: var(--white); }
.home-hero h1,.page-hero h1,.about-hero h1,.single-article h1,.property-single-header h1 { color: var(--white); text-shadow: 0 2px 18px rgba(0,0,0,.16); }
.home-hero h1 em,.page-hero h1 em,.about-hero h1 em,.single-article h1 em,.property-single-header h1 em { color: #f1d39a; }
.page-hero-copy .eyebrow,.about-hero-copy .eyebrow,.home-hero-copy .eyebrow { color: #f1d39a; }
.page-hero-copy>p:not(.eyebrow),.about-hero-copy>p:not(.eyebrow),.home-hero-copy>p:not(.eyebrow) { color: rgba(255,255,255,.9); }
.image-hero { grid-template-columns: minmax(0,.9fr) minmax(0,1.1fr); }
.reverse-hero .page-hero-copy { order: 2; }
.reverse-hero .page-hero-image { order: 1; }
.page-hero-copy { display: flex; flex-direction: column; justify-content: center; padding: clamp(5rem,8vw,8rem) clamp(2rem,7vw,8rem); }
.page-hero h1 { max-width: 790px; margin-bottom: 2rem; font-size: clamp(3.7rem,6vw,7rem); }
.page-hero-image { position: relative; min-height: 680px; overflow: hidden; }
.compact-hero { min-height: 500px; }
.compact-hero .page-hero-copy { max-width: 1250px; }
.compact-hero h1 { max-width: 1000px; }

.statement-section { background: var(--ivory); }
.statement-grid h2 { margin-bottom: 0; }
.dark-section h2,.values-section h2,.contact-expectation h2,.marketing-section h2 { color: var(--white); }
.feature-grid,.values-grid { display: grid; grid-template-columns: repeat(4,1fr); border-top: 1px solid rgba(255,255,255,.18); }
.feature-grid article,.values-grid article { min-height: 300px; padding: 2rem clamp(1.2rem,2.4vw,2.5rem); border-right: 1px solid rgba(255,255,255,.18); }
.feature-grid article:last-child,.values-grid article:last-child { border: 0; }
.feature-grid h3,.values-grid h3 { margin: 4rem 0 1rem; font-family: var(--serif); font-size: 1.8rem; font-weight: 400; }
.feature-grid p,.values-grid p { color: rgba(255,255,255,.62); }

.timeline-section { background: var(--ivory); }
.timeline-section>h2 { max-width: 900px; margin-bottom: 4rem; }
.timeline { display: grid; grid-template-columns: repeat(4,1fr); margin: 4rem 0 0; padding: 0; border-top: 1px solid rgba(16,24,47,.2); list-style: none; counter-reset: step; }
.timeline li { min-height: 210px; display: flex; flex-direction: column; gap: .8rem; padding: 2rem clamp(1rem,2.2vw,2rem); border-right: 1px solid rgba(16,24,47,.2); counter-increment: step; }
.timeline li::before { content: "0" counter(step); color: var(--gold); font-family: var(--serif); font-size: .8rem; }
.timeline li:last-child { border: 0; }
.timeline strong { margin-top: auto; color: var(--navy); font-family: var(--serif); font-size: 1.45rem; font-weight: 400; }
.timeline span { color: var(--muted); font-size: .87rem; }

.faq-section { background: var(--ivory); }
.faq-section>h2 { max-width: 900px; margin-bottom: 4rem; }
.sand-section { background: #eee7dc; }
.faq-list { border-top: 1px solid rgba(16,24,47,.22); }
.faq-list details { border-bottom: 1px solid rgba(16,24,47,.22); }
.faq-list summary { position: relative; padding: 1.8rem 3rem 1.8rem 0; color: var(--navy); font-family: var(--serif); font-size: clamp(1.3rem,2vw,2rem); cursor: pointer; list-style: none; }
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary::after { content: "+"; position: absolute; right: .5rem; top: 50%; transform: translateY(-50%); color: var(--gold); font-family: var(--sans); font-size: 1.4rem; }
.faq-list details[open] summary::after { content: "−"; }
.faq-list details p { max-width: 760px; padding: 0 0 1.8rem; color: var(--muted); }

.marketing-section { background: var(--navy); color: var(--white); }
.marketing-section>h2 { max-width: 900px; margin-bottom: 4rem; }
.marketing-grid { display: grid; grid-template-columns: 1fr 1fr; border-top: 1px solid rgba(255,255,255,.18); border-left: 1px solid rgba(255,255,255,.18); }
.marketing-grid article { min-height: 260px; padding: clamp(2rem,4vw,4rem); border-right: 1px solid rgba(255,255,255,.18); border-bottom: 1px solid rgba(255,255,255,.18); }
.marketing-grid h3 { font-family: var(--serif); font-size: 2rem; font-weight: 400; }
.marketing-grid p { color: rgba(255,255,255,.63); }

.about-hero { min-height: 740px; display: grid; grid-template-columns: .9fr 1.1fr; background: var(--navy); }
.about-hero-copy { display: flex; flex-direction: column; justify-content: center; padding: clamp(5rem,8vw,8rem) clamp(2rem,7vw,8rem); color: var(--white); }
.about-hero h1 { margin-bottom: 2rem; font-size: clamp(3.7rem,6vw,7rem); }
.values-grid article>span { color: var(--gold-light); font-size: .68rem; font-weight: 800; letter-spacing: .15em; text-transform: uppercase; }
.signature-section { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(3rem,8vw,9rem); align-items: center; background: #eee7dc; }
.signature-card { position: relative; padding: clamp(3rem,6vw,6rem); background: var(--sand); text-align: center; }
.signature-card img { max-width: 430px; margin: auto; padding: 2rem; background: rgba(255,255,255,.72); }
.signature-card p { margin: 2rem 0 0; color: var(--navy); font-family: var(--serif); font-size: 1.2rem; }
.signature-copy h2 { color: var(--navy); font-size: clamp(3rem,5vw,5.8rem); }
.signature-copy>p { color: var(--muted); }

.resource-section { background: var(--ivory); }
.resource-grid { display: grid; grid-template-columns: repeat(3,1fr); border-top: 1px solid rgba(16,24,47,.2); }
.resource-grid article { min-height: 390px; display: flex; flex-direction: column; padding: 2.2rem clamp(1.2rem,2.7vw,2.8rem); border-right: 1px solid rgba(16,24,47,.2); }
.resource-grid article:last-child { border: 0; }
.resource-grid article>span { color: var(--gold); font-size: .68rem; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; }
.resource-grid h2 { margin: auto 0 1.2rem; font-size: clamp(2rem,3vw,3.2rem); }
.resource-grid p { color: var(--muted); }
.resource-grid a { width: fit-content; margin-top: auto; border-bottom: 1px solid var(--navy); color: var(--navy); font-size: .68rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }

.content-section { padding: clamp(5rem,8vw,8rem) clamp(1.5rem,7vw,8rem); }
.post-grid,.property-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: clamp(1.3rem,2.5vw,2.5rem); }
.post-card { background: var(--white); }
.post-card a { height: 100%; display: flex; flex-direction: column; padding-bottom: 2rem; }
.post-card img { width: 100%; aspect-ratio: 4/3; object-fit: cover; }
.post-card h2,.post-card p,.post-card .text-link { margin-left: 2rem; margin-right: 2rem; }
.post-card h2 { font-size: 2rem; }
.post-card p { color: var(--muted); }
.post-card .post-meta { margin-top: 1.5rem; color: var(--gold); font-size: .65rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.post-card .text-link { align-self: flex-start; margin-top: auto; }

.contact-page { min-height: calc(100svh - 104px); display: grid; grid-template-columns: minmax(0,.78fr) minmax(430px,1.22fr); gap: clamp(3rem,8vw,9rem); background: var(--ivory); }
.contact-page-copy h1 { color: var(--navy); font-size: clamp(3.7rem,6vw,7rem); }
.contact-page-copy h1 em { color: var(--gold); }
.contact-page-copy>p { max-width: 550px; color: var(--muted); }
.contact-details { display: flex; flex-direction: column; gap: .3rem; margin-top: 2.5rem; padding-top: 1.5rem; border-top: 1px solid rgba(16,24,47,.17); }
.contact-details a { color: var(--navy); font-family: var(--serif); font-size: 1.1rem; }
.contact-details span { color: var(--muted); font-size: .88rem; }
.contact-form-wrap { align-self: start; padding: clamp(2rem,4vw,4rem); background: var(--white); box-shadow: 0 30px 90px rgba(16,24,47,.08); }
.contact-form label { display: block; margin-bottom: 1.6rem; color: var(--navy); font-size: .67rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.5rem; }
.contact-form input,.contact-form select,.contact-form textarea { width: 100%; display: block; margin-top: .6rem; padding: .85rem 0; border: 0; border-bottom: 1px solid rgba(16,24,47,.24); border-radius: 0; background: transparent; color: var(--navy); font-size: .93rem; letter-spacing: 0; outline: 0; text-transform: none; }
.contact-form textarea { resize: vertical; }
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus { border-color: var(--gold); }
.contact-form .button { width: 100%; }
.honeypot { position: absolute!important; left: -10000px!important; width: 1px!important; height: 1px!important; overflow: hidden!important; }
.form-privacy { margin: 1rem 0 0; color: var(--muted); font-size: .68rem; text-align: center; }
.form-alert { margin-bottom: 1.5rem; padding: 1rem 1.2rem; border-left: 3px solid; }
.form-alert.success { border-color: #597c5b; background: #f0f7f0; color: #315134; }
.form-alert.error { border-color: #a05048; background: #fff2f0; color: #713a35; }
.expectation-grid { display: grid; grid-template-columns: repeat(3,1fr); border-top: 1px solid rgba(255,255,255,.18); }
.expectation-grid article { min-height: 260px; padding: 2rem clamp(1rem,2.5vw,2.5rem); border-right: 1px solid rgba(255,255,255,.18); }
.expectation-grid article:last-child { border: 0; }
.expectation-grid h2 { margin: 3rem 0 1rem; font-size: 2rem; }
.expectation-grid p { color: rgba(255,255,255,.62); }

.prose-content { max-width: 900px; margin: 0 auto; padding: clamp(4rem,8vw,8rem) 1.5rem; color: var(--ink); font-size: 1.05rem; }
.prose-content h2,.prose-content h3 { margin-top: 2.5em; color: var(--navy); font-family: var(--serif); font-weight: 400; }
.prose-content h2 { font-size: 2.2rem; }
.prose-content a { border-bottom: 1px solid var(--gold); color: var(--navy); }
.legal-note { margin-top: 3rem; padding: 1.2rem; border-left: 3px solid var(--gold); background: #eee7dc; font-size: .9rem; }
.single-article>header { padding: clamp(5rem,8vw,8rem) clamp(1.5rem,12vw,13rem); background: var(--navy); color: var(--white); }
.single-article h1 { max-width: 1100px; font-size: clamp(3.5rem,6vw,7rem); }
.article-deck { max-width: 760px; color: rgba(255,255,255,.7); font-size: 1.15rem; }
.article-image { max-width: 1500px; margin: -1px auto 0; }
.article-image img { width: 100%; }

.property-card { background: var(--white); box-shadow: 0 14px 40px rgba(16,24,47,.06); transition: transform .2s ease; }
.property-card:hover { transform: translateY(-4px); }
.property-card-image { position: relative; aspect-ratio: 4/3; display: grid; place-items: center; overflow: hidden; background: var(--sand); color: var(--muted); }
.property-card-image img { width: 100%; height: 100%; object-fit: cover; }
.property-status { position: absolute; left: 1rem; top: 1rem; padding: .45rem .65rem; background: var(--navy); color: var(--white); font-size: .62rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.property-card-copy { padding: 1.5rem; }
.property-card-copy>strong { color: var(--gold); font-family: var(--serif); font-size: 1.3rem; }
.property-card h3 { margin: .3rem 0; color: var(--navy); font-family: var(--serif); font-size: 1.7rem; font-weight: 400; }
.property-card p { margin-bottom: .8rem; color: var(--muted); font-size: .85rem; }
.property-card-facts { display: flex; gap: 1rem; color: var(--navy); font-size: .72rem; font-weight: 700; text-transform: uppercase; }
.empty-state { max-width: 760px; margin: 0 auto; padding: 5rem 2rem; text-align: center; }
.empty-state h2 { font-size: clamp(2.7rem,5vw,5.5rem); }
.empty-state p:not(.eyebrow) { color: var(--muted); }
.property-single-header { display: flex; justify-content: space-between; gap: 2rem; align-items: end; padding: clamp(4rem,7vw,7rem) clamp(1.5rem,7vw,8rem); background: var(--navy); color: var(--white); }
.property-single-header h1 { margin-bottom: .6rem; font-size: clamp(3.5rem,6vw,7rem); }
.property-single-header p { margin: 0; color: rgba(255,255,255,.65); }
.property-price { color: var(--gold-light); font-family: var(--serif); font-size: clamp(2rem,3vw,3rem); font-weight: 400; white-space: nowrap; }
.property-hero-image { max-height: 800px; overflow: hidden; }
.property-hero-image img { width: 100%; height: 100%; object-fit: cover; }
.property-facts { display: flex; justify-content: center; gap: 0; background: var(--white); }
.property-facts span { min-width: 150px; padding: 1.5rem 2rem; border-right: 1px solid rgba(16,24,47,.15); color: var(--muted); text-align: center; text-transform: uppercase; font-size: .65rem; letter-spacing: .1em; }
.property-facts span:last-child { border: 0; }
.property-facts strong { display: block; color: var(--navy); font-family: var(--serif); font-size: 1.5rem; font-weight: 400; letter-spacing: 0; }
.property-content { display: grid; grid-template-columns: 1fr minmax(320px,.4fr); gap: 4rem; align-items: start; padding: clamp(4rem,7vw,7rem) clamp(1.5rem,7vw,8rem); }
.property-content .prose-content { margin: 0; padding: 0; }
.property-content aside { position: sticky; top: 2rem; padding: 2.5rem; background: var(--navy); color: var(--white); }
.property-content aside h2 { font-size: 2.5rem; }
.property-content aside p:not(.eyebrow) { color: rgba(255,255,255,.65); }

.pagination,.nav-links { display: flex; justify-content: center; gap: .5rem; margin-top: 3rem; }
.page-numbers { min-width: 42px; min-height: 42px; display: grid; place-items: center; border: 1px solid rgba(16,24,47,.25); }
.page-numbers.current { background: var(--navy); color: var(--white); }
.error-page { min-height: calc(100svh - 104px); display: flex; flex-direction: column; justify-content: center; align-items: flex-start; padding: clamp(5rem,9vw,9rem) clamp(1.5rem,10vw,12rem); background: var(--navy); color: var(--white); }
.error-page h1 { max-width: 900px; font-size: clamp(4rem,8vw,9rem); }
.error-page>p:not(.eyebrow) { color: rgba(255,255,255,.65); }

@media (max-width:1050px) {
  .site-header { min-height: 90px; }
  .brand { width: 175px; height: 74px; }
  .home-hero,.image-hero,.about-hero { grid-template-columns: 1fr; }
  .home-hero-copy { min-height: 640px; }
  .home-hero-visual,.page-hero-image { min-height: 600px; }
  .reverse-hero .page-hero-copy,.reverse-hero .page-hero-image { order: initial; }
  .intro-grid,.statement-grid,.editorial-section,.home-search-section,.contact-page,.signature-section { grid-template-columns: 1fr; }
  .services-heading { align-items: flex-start; flex-direction: column; }
  .process-heading { grid-template-columns: 1fr; gap: 1rem; }
  .about-band { grid-template-columns: .85fr 1.15fr; }
  .contact-page-copy { max-width: 780px; }
}

@media (max-width:800px) {
  .site-header { position: sticky; top: 0; min-height: 80px; }
  .brand { width: 155px; height: 66px; }
  .menu-toggle { position: relative; z-index: 2; display: block; }
  .menu-toggle span { position: absolute; left: 8px; width: 28px; height: 1px; background: var(--navy); transition: transform .18s ease,top .18s ease; }
  .menu-toggle span:first-child { top: 17px; }
  .menu-toggle span:last-child { top: 26px; }
  .menu-toggle.is-open span:first-child { top: 22px; transform: rotate(45deg); }
  .menu-toggle.is-open span:last-child { top: 22px; transform: rotate(-45deg); }
  #site-navigation { position: fixed; inset: 80px 0 0; display: none; flex-direction: column; align-items: stretch; gap: 0; overflow-y: auto; padding: 1.5rem 5vw 3rem; background: var(--ivory); }
  #site-navigation.is-open { display: flex; }
  .primary-menu { flex-direction: column; align-items: stretch; gap: 0; }
  .primary-menu a,#site-navigation .nav-cta { padding: 1rem 0; border: 0; border-bottom: 1px solid rgba(16,24,47,.1); }
  .service-list,.process-list,.feature-grid,.values-grid,.timeline,.resource-grid,.expectation-grid { grid-template-columns: 1fr; }
  .service-card,.feature-grid article,.values-grid article,.process-list article,.timeline li,.resource-grid article,.expectation-grid article { border-right: 0; border-bottom: 1px solid rgba(16,24,47,.18); }
  .service-card,.feature-grid article,.values-grid article,.expectation-grid article { border-bottom-color: rgba(255,255,255,.18); }
  .about-band { grid-template-columns: 1fr; }
  .about-mark,.about-hero-mark { min-height: 520px; }
  .contact-cta { grid-template-columns: 1fr; align-items: start; }
  .post-grid,.property-grid { grid-template-columns: 1fr 1fr; }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .footer-top>div:nth-child(2) { grid-column: 2; grid-row: 1; }
  .footer-contact { grid-column: 1/-1; text-align: left; }
  .property-content { grid-template-columns: 1fr; }
  .property-content aside { position: static; }
}

@media (max-width:560px) {
  .site-header { padding: 0 1rem; }
  .section,.content-section { padding: 4.7rem 1.25rem; }
  .home-hero-copy,.page-hero-copy,.about-hero-copy { min-height: auto; padding: 4.7rem 1.25rem; }
  .home-hero h1,.page-hero h1,.about-hero h1,.contact-page-copy h1 { font-size: clamp(3.3rem,13vw,5.2rem); }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 1.2rem; }
  .hero-notes span::after { display: none; }
  .home-hero-visual,.page-hero-image { min-height: 430px; }
  .image-kicker { right: 1rem; bottom: 1rem; left: 1rem; max-width: none; }
  .editorial-gallery { min-height: auto; grid-template-columns: 1fr; }
  .gallery-main,.gallery-secondary { height: 390px; margin-bottom: 0!important; }
  .gallery-secondary { height: 290px; }
  .about-copy { padding: 4.7rem 1.25rem; }
  .about-mark,.about-hero-mark { min-height: 420px; padding: 2rem; }
  .marketing-grid,.form-row,.post-grid,.property-grid { grid-template-columns: 1fr; }
  .contact-form-wrap { padding: 1.5rem; }
  .footer-top,.footer-bottom { display: flex; flex-direction: column; align-items: flex-start; }
  .footer-links { flex-wrap: wrap; }
  .property-single-header { align-items: flex-start; flex-direction: column; padding: 4rem 1.25rem; }
  .property-facts { flex-wrap: wrap; justify-content: flex-start; }
  .property-facts span { width: 50%; min-width: 0; }
  .property-content { padding: 4rem 1.25rem; }
  .cookie-notice { grid-template-columns: auto 1fr; align-items: start; }
  .cookie-notice-button { grid-column: 2; width: fit-content; }
}

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