:root {
  --white: #ffffff;
  --champagne: #f7f4ef;
  --gold: #b79a58;
  --gold-dark: #876f38;
  --charcoal: #222222;
  --muted: #6f6a61;
  --light-gray: #f5f5f5;
  --ink: #111111;
  --border: rgba(34, 34, 34, 0.12);
  --shadow: 0 24px 70px rgba(17, 17, 17, 0.12);
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "Inter", Arial, sans-serif;
  --max-width: 1200px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--white);
  color: var(--charcoal);
  font-family: var(--sans);
  line-height: 1.6;
}

body.menu-open {
  overflow: hidden;
}

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

a {
  color: inherit;
  text-decoration: none;
}

button,
input,
textarea {
  font: inherit;
}

:focus-visible {
  outline: 3px solid rgba(183, 154, 88, 0.7);
  outline-offset: 4px;
}

.skip-link {
  background: var(--ink);
  color: var(--white);
  left: 1rem;
  padding: 0.8rem 1rem;
  position: fixed;
  top: -5rem;
  z-index: 1000;
}

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

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

.site-header {
  backdrop-filter: blur(18px);
  background: rgba(255, 255, 255, 0.9);
  border-bottom: 1px solid transparent;
  left: 0;
  position: sticky;
  right: 0;
  top: 0;
  transition: border-color 220ms ease, box-shadow 220ms ease;
  z-index: 100;
}

.site-header.is-scrolled {
  border-color: var(--border);
  box-shadow: 0 12px 35px rgba(17, 17, 17, 0.06);
}

.nav-shell {
  align-items: center;
  display: flex;
  justify-content: space-between;
  margin: 0 auto;
  max-width: var(--max-width);
  min-height: 78px;
  padding: 0 24px;
}

.brand {
  align-items: center;
  display: inline-flex;
  position: relative;
}

.brand-copy {
  display: grid;
  gap: 5px;
  padding-left: 18px;
  position: relative;
}

.brand-copy::before {
  background: var(--gold);
  content: "";
  height: 40px;
  left: 0;
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  width: 3px;
}

.brand strong,
.brand small {
  display: block;
}

.brand strong {
  font-family: var(--serif);
  font-size: 1.62rem;
  font-weight: 700;
  line-height: 0.95;
}

.brand small {
  color: var(--gold-dark);
  font-size: 0.68rem;
  font-weight: 900;
  letter-spacing: 0;
  text-transform: uppercase;
}

.nav-links {
  align-items: center;
  display: flex;
  gap: 34px;
}

.nav-links a {
  color: var(--muted);
  font-size: 0.9rem;
  font-weight: 700;
  transition: color 180ms ease;
}

.nav-links a:hover {
  color: var(--charcoal);
}

.menu-toggle {
  background: transparent;
  border: 0;
  cursor: pointer;
  display: none;
  height: 44px;
  padding: 0;
  position: relative;
  width: 44px;
}

.menu-toggle span:not(.sr-only) {
  background: var(--charcoal);
  display: block;
  height: 2px;
  left: 10px;
  position: absolute;
  transition: transform 220ms ease, opacity 220ms ease, top 220ms ease;
  width: 24px;
}

.menu-toggle span:nth-child(1) {
  top: 14px;
}

.menu-toggle span:nth-child(2) {
  top: 21px;
}

.menu-toggle span:nth-child(3) {
  top: 28px;
}

.menu-toggle[aria-expanded="true"] span:nth-child(1) {
  top: 21px;
  transform: rotate(45deg);
}

.menu-toggle[aria-expanded="true"] span:nth-child(2) {
  opacity: 0;
}

.menu-toggle[aria-expanded="true"] span:nth-child(3) {
  top: 21px;
  transform: rotate(-45deg);
}

.hero {
  align-items: center;
  background:
    linear-gradient(90deg, rgba(247, 244, 239, 0.98) 0%, rgba(247, 244, 239, 0.84) 48%, rgba(255, 255, 255, 0.12) 100%),
    var(--champagne);
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(340px, 0.78fr);
  min-height: calc(100vh - 78px);
  overflow: hidden;
  padding: 58px max(24px, calc((100vw - var(--max-width)) / 2)) 0;
}

.hero-content {
  max-width: 650px;
  padding: 40px 0 86px;
  position: relative;
  z-index: 1;
}

.eyebrow {
  color: var(--gold-dark);
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.14em;
  margin: 0 0 14px;
  text-transform: uppercase;
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2,
h3 {
  color: var(--ink);
  font-family: var(--serif);
  font-weight: 700;
  line-height: 0.98;
}

h1 {
  font-size: clamp(4rem, 10vw, 8.7rem);
  margin-bottom: 16px;
}

h2 {
  font-size: clamp(2.7rem, 6vw, 5rem);
  margin-bottom: 20px;
}

h3 {
  font-size: 1.7rem;
  margin-bottom: 10px;
}

.hero-role {
  color: var(--gold-dark);
  font-weight: 800;
  letter-spacing: 0.08em;
  margin-bottom: 20px;
  text-transform: uppercase;
}

.hero-copy {
  color: #464137;
  font-size: clamp(1.08rem, 2.2vw, 1.35rem);
  max-width: 620px;
}

.hero-actions,
.quick-contact-grid,
.social-links {
  align-items: center;
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
}

.button {
  align-items: center;
  border: 1px solid transparent;
  cursor: pointer;
  display: inline-flex;
  font-size: 0.92rem;
  font-weight: 800;
  justify-content: center;
  min-height: 52px;
  min-width: 150px;
  padding: 0 24px;
  transition: background 180ms ease, border-color 180ms ease, color 180ms ease, transform 180ms ease;
}

.button:hover {
  transform: translateY(-2px);
}

.button-primary {
  background: var(--gold);
  color: var(--white);
}

.button-primary:hover {
  background: var(--gold-dark);
}

.button:disabled {
  cursor: wait;
  opacity: 0.72;
  transform: none;
}

.button-secondary {
  background: transparent;
  border-color: rgba(34, 34, 34, 0.22);
  color: var(--charcoal);
}

.button-secondary:hover {
  border-color: var(--gold);
  color: var(--gold-dark);
}

.hero-portrait {
  align-self: end;
  justify-self: end;
  max-height: calc(100vh - 96px);
  max-width: 520px;
  overflow: hidden;
  width: 100%;
}

.hero-portrait img {
  filter: saturate(0.96);
  height: 100%;
  max-height: calc(100vh - 96px);
  object-fit: cover;
  object-position: center top;
  width: 100%;
}

.quick-contact {
  background: var(--ink);
  color: var(--white);
  padding: 28px 24px;
}

.quick-contact-grid {
  justify-content: center;
  margin: 0 auto;
  max-width: var(--max-width);
}

.contact-pill {
  align-items: center;
  background: rgba(255, 255, 255, 0.08);
  border: 1px solid rgba(255, 255, 255, 0.16);
  color: var(--white);
  display: inline-flex;
  flex: 1 1 150px;
  gap: 12px;
  justify-content: center;
  min-height: 58px;
  padding: 0 18px;
  transition: background 180ms ease, transform 180ms ease;
}

.contact-pill:hover {
  background: rgba(183, 154, 88, 0.24);
  transform: translateY(-2px);
}

.contact-icon {
  align-items: center;
  background: var(--gold);
  color: var(--ink);
  display: inline-flex;
  height: 34px;
  justify-content: center;
  width: 34px;
}

.contact-icon svg {
  display: block;
  fill: currentColor;
  height: 19px;
  width: 19px;
}

.contact-label {
  color: inherit;
  font-weight: 900;
}

.section {
  margin: 0 auto;
  max-width: var(--max-width);
  padding: 104px 24px;
}

.section-heading {
  margin: 0 auto 44px;
  max-width: 780px;
  text-align: center;
}

.section-heading p:not(.eyebrow) {
  color: var(--muted);
  font-size: 1.04rem;
}

.listing-grid {
  display: grid;
  gap: 24px;
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.listing-card {
  background: var(--white);
  border: 1px solid var(--border);
  box-shadow: 0 18px 44px rgba(17, 17, 17, 0.08);
  overflow: hidden;
  transition: box-shadow 220ms ease, transform 220ms ease;
}

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

.listing-media {
  aspect-ratio: 4 / 3;
  background: var(--light-gray);
  overflow: hidden;
  position: relative;
}

.listing-media img {
  height: 100%;
  object-fit: cover;
  transition: transform 420ms ease;
  width: 100%;
}

.listing-card:hover .listing-media img {
  transform: scale(1.04);
}

.badge {
  background: rgba(17, 17, 17, 0.86);
  color: var(--white);
  font-size: 0.72rem;
  font-weight: 800;
  left: 16px;
  letter-spacing: 0.08em;
  padding: 8px 10px;
  position: absolute;
  text-transform: uppercase;
  top: 16px;
}

.listing-body {
  padding: 24px;
}

.price {
  color: var(--gold-dark);
  font-size: 1.45rem;
  font-weight: 800;
  margin-bottom: 8px;
}

.address {
  font-family: var(--serif);
  font-size: 1.7rem;
  font-weight: 700;
  line-height: 1.05;
  margin-bottom: 4px;
}

.city {
  color: var(--muted);
  font-size: 0.92rem;
  margin-bottom: 18px;
}

.facts {
  border-bottom: 1px solid var(--border);
  border-top: 1px solid var(--border);
  color: var(--charcoal);
  display: grid;
  font-size: 0.84rem;
  font-weight: 800;
  gap: 10px;
  grid-template-columns: repeat(3, 1fr);
  margin-bottom: 18px;
  padding: 14px 0;
}

.listing-description {
  color: var(--muted);
  margin-bottom: 20px;
}

.listing-link {
  color: var(--ink);
  display: inline-flex;
  font-size: 0.86rem;
  font-weight: 900;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.listing-link:hover {
  color: var(--gold-dark);
}

.listing-empty {
  background: var(--champagne);
  border: 1px solid rgba(183, 154, 88, 0.26);
  box-shadow: 0 18px 50px rgba(17, 17, 17, 0.06);
  grid-column: 1 / -1;
  margin: 0 auto;
  max-width: 760px;
  padding: 46px;
  text-align: center;
}

.listing-empty h3 {
  font-size: clamp(2.2rem, 5vw, 3.7rem);
  margin-bottom: 16px;
}

.listing-empty p:not(.eyebrow) {
  color: var(--muted);
  margin-left: auto;
  margin-right: auto;
  max-width: 560px;
}

.listing-empty .button {
  margin-top: 10px;
}

.about {
  align-items: center;
  background: var(--champagne);
  padding: 104px max(24px, calc((100vw - var(--max-width)) / 2));
}

.about-content {
  margin: 0 auto;
  max-width: 820px;
  text-align: center;
}

.about-content p:not(.eyebrow) {
  color: #4d493f;
  font-size: 1.04rem;
}

.trust-row {
  justify-content: center;
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 28px;
}

.trust-row span {
  border: 1px solid rgba(183, 154, 88, 0.42);
  color: var(--gold-dark);
  font-size: 0.8rem;
  font-weight: 900;
  padding: 10px 14px;
  text-transform: uppercase;
}

.services {
  background: var(--white);
}

.service-grid {
  display: grid;
  gap: 18px;
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.service-grid article {
  background: var(--white);
  border: 1px solid var(--border);
  min-height: 210px;
  padding: 28px;
  transition: background 220ms ease, border-color 220ms ease, transform 220ms ease;
}

.service-grid article:hover {
  background: var(--champagne);
  border-color: rgba(183, 154, 88, 0.36);
  transform: translateY(-4px);
}

.service-grid span {
  color: var(--gold);
  display: block;
  font-weight: 900;
  margin-bottom: 28px;
}

.service-grid p {
  color: var(--muted);
  margin-bottom: 0;
}

.social-band {
  align-items: center;
  background: var(--ink);
  color: var(--white);
  display: flex;
  gap: 32px;
  justify-content: space-between;
  padding: 82px max(24px, calc((100vw - var(--max-width)) / 2));
}

.social-band h2 {
  color: var(--white);
  max-width: 780px;
}

.social-link {
  align-items: center;
  border: 1px solid rgba(255, 255, 255, 0.2);
  color: var(--white);
  display: inline-flex;
  gap: 10px;
  font-weight: 900;
  height: 58px;
  justify-content: center;
  min-width: 148px;
  padding: 0 18px;
  transition: background 180ms ease, transform 180ms ease;
}

.social-link:hover {
  background: var(--gold);
  color: var(--ink);
  transform: translateY(-3px);
}

.social-icon {
  align-items: center;
  display: inline-flex;
  flex: 0 0 22px;
  height: 22px;
  transition: filter 180ms ease;
  width: 22px;
}

.social-icon svg {
  display: block;
  fill: currentColor;
  height: 22px;
  width: 22px;
}

.social-link:hover .social-icon {
  filter: brightness(0);
}

.contact {
  display: grid;
  gap: 56px;
  grid-template-columns: 0.8fr 1fr;
  margin: 0 auto;
  max-width: var(--max-width);
  padding: 104px 24px;
}

.contact-copy p:not(.eyebrow) {
  color: var(--muted);
  font-size: 1.04rem;
}

.contact-details {
  border-top: 1px solid var(--border);
  display: grid;
  gap: 14px;
  margin-top: 28px;
  padding-top: 26px;
}

.contact-details a,
.footer-contact a {
  color: var(--gold-dark);
  font-weight: 800;
}

.contact-form {
  background: var(--champagne);
  padding: 34px;
}

.contact-form label {
  color: var(--charcoal);
  display: grid;
  font-size: 0.84rem;
  font-weight: 900;
  gap: 8px;
  margin-bottom: 18px;
  text-transform: uppercase;
}

.contact-form input,
.contact-form textarea {
  background: var(--white);
  border: 1px solid rgba(34, 34, 34, 0.14);
  color: var(--charcoal);
  min-height: 52px;
  padding: 14px;
  resize: vertical;
  width: 100%;
}

.contact-form textarea {
  min-height: 150px;
}

.contact-form .button {
  width: 100%;
}

.form-note {
  color: var(--muted);
  font-size: 0.9rem;
  margin: 14px 0 0;
  min-height: 1.4em;
}

.form-note.is-success {
  color: #207245;
}

.form-note.is-error {
  color: #b42318;
}

.site-footer {
  align-items: center;
  background: var(--ink);
  color: rgba(255, 255, 255, 0.72);
  display: grid;
  gap: 14px;
  grid-template-columns: 1fr auto;
  padding: 36px max(24px, calc((100vw - var(--max-width)) / 2));
}

.site-footer strong {
  color: var(--white);
  display: block;
  font-family: var(--serif);
  font-size: 1.9rem;
  line-height: 1;
}

.site-footer span,
.site-footer p {
  margin: 0;
}

.footer-contact {
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
  justify-content: flex-end;
}

.section-reveal {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 700ms ease, transform 700ms ease;
}

.section-reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}

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

@media (max-width: 980px) {
  .hero,
  .contact {
    grid-template-columns: 1fr;
  }

  .hero {
    min-height: auto;
    padding-top: 44px;
  }

  .hero-content {
    padding-bottom: 32px;
  }

  .hero-portrait {
    justify-self: center;
    max-height: none;
    max-width: 470px;
  }

  .hero-portrait img {
    max-height: none;
  }

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

  .social-band {
    align-items: flex-start;
    flex-direction: column;
  }

  .site-footer {
    grid-template-columns: 1fr;
  }

  .footer-contact {
    justify-content: flex-start;
  }
}

@media (max-width: 720px) {
  .nav-shell {
    min-height: 70px;
    padding: 0 18px;
  }

  .brand strong {
    font-size: 1.22rem;
  }

  .menu-toggle {
    display: block;
  }

  .nav-links {
    align-items: stretch;
    background: rgba(255, 255, 255, 0.98);
    border-top: 1px solid var(--border);
    box-shadow: 0 18px 60px rgba(17, 17, 17, 0.12);
    display: grid;
    gap: 0;
    left: 0;
    opacity: 0;
    padding: 14px 24px 26px;
    pointer-events: none;
    position: absolute;
    right: 0;
    top: 70px;
    transform: translateY(-10px);
    transition: opacity 220ms ease, transform 220ms ease;
  }

  .nav-links.is-open {
    opacity: 1;
    pointer-events: auto;
    transform: translateY(0);
  }

  .nav-links a {
    border-bottom: 1px solid var(--border);
    color: var(--charcoal);
    padding: 16px 0;
  }

  .hero {
    background: var(--champagne);
    padding-left: 18px;
    padding-right: 18px;
  }

  h1 {
    font-size: clamp(3.6rem, 18vw, 5.7rem);
  }

  h2 {
    font-size: clamp(2.35rem, 12vw, 3.5rem);
  }

  .hero-actions .button,
  .contact-pill {
    flex: 1 1 100%;
  }

  .quick-contact {
    padding-left: 18px;
    padding-right: 18px;
  }

  .section,
  .about,
  .contact {
    padding: 78px 18px;
  }

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

  .service-grid article {
    min-height: auto;
  }

  .social-band {
    padding: 72px 18px;
  }

  .social-links,
  .social-link {
    width: 100%;
  }

  .social-link {
    min-height: 58px;
  }

  .contact-form {
    padding: 24px;
  }

  .facts {
    font-size: 0.78rem;
  }
}