:root {
  --blue: #06417c;
  --blue-dark: #022b54;
  --blue-soft: #e9f0f7;
  --orange: #ef6800;
  --ink: #17212b;
  --muted: #5f6c78;
  --paper: #f7f5f0;
  --white: #ffffff;
  --line: #dce3e8;
  --gold: #d8b34c;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.55;
}
a { color: inherit; }
img { display: block; max-width: 100%; }
button, a { -webkit-tap-highlight-color: transparent; }

.skip-link {
  position: absolute;
  left: 1rem;
  top: -5rem;
  z-index: 100;
  padding: .8rem 1rem;
  background: var(--white);
  color: var(--blue-dark);
}
.skip-link:focus { top: 1rem; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: 86px;
  padding: .85rem clamp(1.25rem, 4vw, 4.5rem);
  background: rgba(255,255,255,.94);
  border-bottom: 1px solid rgba(6,65,124,.1);
  backdrop-filter: blur(14px);
}
.brand img { width: 132px; height: auto; }
nav { display: flex; align-items: center; gap: clamp(1rem, 2.4vw, 2.2rem); }
nav a { text-decoration: none; font-size: .92rem; font-weight: 650; color: var(--blue-dark); }
.nav-contact { border-bottom: 2px solid var(--orange); padding-bottom: .25rem; }

.hero {
  min-height: calc(100vh - 86px);
  display: grid;
  grid-template-columns: minmax(0, 1.08fr) minmax(340px, .92fr);
  align-items: center;
  gap: clamp(3rem, 7vw, 8rem);
  padding: clamp(4rem, 7vw, 7.5rem) clamp(1.25rem, 6vw, 7.5rem);
  background:
    radial-gradient(circle at 8% 4%, rgba(239,104,0,.10), transparent 28%),
    linear-gradient(125deg, #fbfaf7 0%, #edf3f7 100%);
  overflow: hidden;
}
.hero-copy { max-width: 760px; }
.eyebrow {
  margin: 0 0 1rem;
  color: var(--orange);
  font-size: .76rem;
  font-weight: 800;
  letter-spacing: .13em;
  text-transform: uppercase;
}
h1, h2, h3 { margin-top: 0; line-height: 1.08; color: var(--blue-dark); }
h1 { max-width: 820px; margin-bottom: 1.5rem; font-family: Georgia, "Times New Roman", serif; font-size: clamp(3.1rem, 6.5vw, 6.4rem); font-weight: 500; letter-spacing: -.045em; }
.hero-lead { max-width: 680px; margin: 0; font-size: clamp(1.12rem, 1.7vw, 1.45rem); color: #3c4c59; }
.hero-actions { display: flex; flex-wrap: wrap; gap: .9rem; margin-top: 2.1rem; }
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 50px;
  padding: .8rem 1.35rem;
  border: 1px solid transparent;
  text-decoration: none;
  font-weight: 750;
  transition: transform .2s ease, background .2s ease, color .2s ease;
}
.button:hover { transform: translateY(-2px); }
.button-primary { background: var(--blue); color: var(--white); }
.button-primary:hover { background: var(--blue-dark); }
.button-secondary { border-color: rgba(6,65,124,.3); color: var(--blue); background: rgba(255,255,255,.55); }
.hero-proof { display: flex; flex-wrap: wrap; gap: 1.3rem; margin-top: 2.5rem; color: var(--muted); font-size: .85rem; font-weight: 650; }
.hero-proof span { display: flex; align-items: center; gap: .45rem; }
.hero-proof span::before { content: ""; width: 7px; height: 7px; background: var(--orange); border-radius: 50%; }

.hero-visual { position: relative; justify-self: end; width: min(100%, 520px); }
.portrait-frame { position: relative; aspect-ratio: .72; overflow: hidden; background: #d9d9d9; box-shadow: 30px 34px 0 var(--blue); }
.portrait-frame::after { content: ""; position: absolute; inset: 0; border: 1px solid rgba(255,255,255,.42); pointer-events: none; }
.portrait-frame img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 36%; }
.portrait-caption { position: absolute; left: -2.2rem; bottom: 1.6rem; display: grid; gap: .1rem; width: min(350px, 78%); padding: 1rem 1.2rem; background: rgba(255,255,255,.94); box-shadow: 0 18px 50px rgba(2,43,84,.16); }
.portrait-caption strong { color: var(--blue-dark); }
.portrait-caption span { color: var(--muted); font-size: .82rem; }

.listings-section { padding: clamp(5rem, 9vw, 9rem) clamp(1.25rem, 6vw, 7.5rem); background: var(--white); }
.section-heading { display: grid; grid-template-columns: minmax(0, 1fr) minmax(280px, .65fr); gap: 3rem; align-items: end; max-width: 1400px; margin: 0 auto 2.4rem; }
.section-heading h2, .approach h2, .contact-section h2 { margin-bottom: 0; font-family: Georgia, "Times New Roman", serif; font-size: clamp(2.3rem, 4vw, 4.3rem); font-weight: 500; letter-spacing: -.035em; }
.section-heading > p { margin: 0; color: var(--muted); font-size: 1rem; }
.filters { display: flex; flex-wrap: wrap; gap: .6rem; max-width: 1400px; margin: 0 auto 2rem; }
.filter { border: 1px solid var(--line); background: var(--white); color: var(--blue-dark); padding: .65rem .95rem; font: inherit; font-size: .88rem; font-weight: 700; cursor: pointer; }
.filter span { color: var(--orange); margin-left: .3rem; }
.filter.is-active, .filter:hover { background: var(--blue); border-color: var(--blue); color: var(--white); }
.listings-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1px; max-width: 1400px; margin: 0 auto; background: var(--line); border: 1px solid var(--line); }
.property-card { position: relative; min-height: 495px; display: flex; flex-direction: column; background: #fcfcfb; overflow: hidden; transition: background .25s ease, transform .25s ease; }
.property-card:hover { position: relative; z-index: 2; transform: translateY(-4px); background: var(--blue-soft); }
.property-card[hidden] { display: none; }
.property-media { aspect-ratio: 1.6; overflow: hidden; background: #dfe6eb; }
.property-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .45s ease; }
.property-card:hover .property-media img { transform: scale(1.035); }
.property-number { position: absolute; top: 1rem; left: 1rem; z-index: 2; display: grid; place-items: center; width: 2.3rem; height: 2.3rem; color: var(--blue-dark); background: rgba(255,255,255,.94); font-family: Georgia, serif; font-size: .9rem; box-shadow: 0 8px 22px rgba(2,43,84,.16); }
.property-body { flex: 1; display: flex; flex-direction: column; padding: 1.45rem 1.55rem 1.6rem; }
.property-type { margin: 0 0 .75rem; color: var(--orange); font-size: .73rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.property-card h3 { margin-bottom: .8rem; font-family: Georgia, serif; font-size: 2.15rem; font-weight: 500; }
.property-card p:not(.property-type) { min-height: 4.7rem; margin: 0 0 1.6rem; color: var(--muted); }
.property-card a { display: inline-flex; align-items: center; justify-content: space-between; width: 100%; margin-top: auto; padding-top: .8rem; border-top: 1px solid var(--line); color: var(--blue); font-weight: 800; text-decoration: none; }
.property-card-featured { background: var(--blue-dark); }
.property-card-featured h3, .property-card-featured a { color: var(--white); }
.property-card-featured p:not(.property-type) { color: #bfd0df; }
.property-card-featured a { border-color: rgba(255,255,255,.25); }
.property-card-featured:hover { background: var(--blue); }
.listing-note { max-width: 1400px; margin: 1rem auto 0; color: var(--muted); font-size: .82rem; }

.video-feature { padding: clamp(4.5rem, 8vw, 8rem) clamp(1.25rem, 6vw, 7.5rem); background: var(--blue-dark); color: var(--white); }
.video-feature-heading { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(260px, .8fr); gap: 3rem; align-items: end; max-width: 1400px; margin: 0 auto 2rem; }
.video-feature h2 { max-width: 850px; margin: 0; color: var(--white); font-family: Georgia, "Times New Roman", serif; font-size: clamp(2.3rem, 4vw, 4.3rem); font-weight: 500; letter-spacing: -.035em; }
.video-feature-copy p { margin: 0 0 1rem; color: #c4d2de; font-size: 1.05rem; }
.video-feature-copy .video-feature-price { margin: 0 0 1.2rem; color: var(--white); font-size: clamp(1.1rem, 2vw, 1.5rem); font-weight: 750; }
.video-feature-copy a { color: var(--white); font-weight: 750; text-decoration-color: var(--orange); text-underline-offset: .3em; }
.video-feature-player { max-width: 1400px; margin: 0 auto; background: #071d33; }
.video-feature video { display: block; width: 100%; aspect-ratio: 16 / 9; height: auto; }

.approach { display: grid; grid-template-columns: minmax(300px, .75fr) minmax(0, 1.25fr); gap: clamp(3rem, 8vw, 8rem); align-items: center; padding: clamp(5rem, 9vw, 9rem) clamp(1.25rem, 7vw, 9rem); background: var(--paper); }
.approach-photo { max-width: 520px; aspect-ratio: .78; overflow: hidden; box-shadow: -28px 28px 0 var(--orange); }
.approach-photo img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 30%; }
.approach-copy > p:not(.eyebrow) { max-width: 760px; color: var(--muted); font-size: 1.05rem; }
.steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; margin-top: 2.5rem; }
.steps > div { padding-top: 1rem; border-top: 2px solid var(--blue); }
.steps span { display: block; margin-bottom: .8rem; color: var(--orange); font-size: .76rem; font-weight: 800; }
.steps strong { color: var(--blue-dark); }
.steps p { margin-bottom: 0; color: var(--muted); font-size: .88rem; }

.reviews-section {
  padding: clamp(5rem, 9vw, 8rem) clamp(1.25rem, 7vw, 9rem);
  background: var(--white);
}
.reviews-heading { max-width: 980px; margin-bottom: 2.5rem; }
.reviews-heading h2 {
  max-width: 850px;
  margin-bottom: 1.2rem;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.3rem, 4vw, 4.3rem);
  font-weight: 500;
  letter-spacing: -.035em;
}
.reviews-heading > p:not(.eyebrow) { max-width: 720px; margin: 0; color: var(--muted); font-size: 1.05rem; }
.reviews-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1rem;
  max-width: 1400px;
}
.review-card {
  position: relative;
  min-height: 230px;
  display: flex;
  flex-direction: column;
  padding: clamp(1.6rem, 3vw, 2.4rem);
  background: var(--blue-soft);
  border-top: 4px solid var(--orange);
}
.review-card::before {
  content: "“";
  position: absolute;
  right: 1.2rem;
  top: .1rem;
  color: rgba(6,65,124,.09);
  font-family: Georgia, serif;
  font-size: 6rem;
  line-height: 1;
}
.review-card-highlight { color: var(--white); background: var(--blue-dark); }
.review-card-highlight::before { color: rgba(255,255,255,.1); }
.reviews-stars {
  position: relative;
  color: #e4a928;
  font-size: 1.25rem;
  letter-spacing: .12em;
}
.review-card blockquote {
  position: relative;
  margin: 1.35rem 0 1.8rem;
  color: var(--blue-dark);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.35rem, 2vw, 1.8rem);
  line-height: 1.25;
}
.review-card-highlight blockquote { color: var(--white); }
.review-card p {
  display: grid;
  gap: .15rem;
  margin: auto 0 0;
  color: var(--muted);
  font-size: .82rem;
}
.review-card p strong { color: var(--blue-dark); font-size: .94rem; }
.review-card p span { font-weight: 650; }
.review-card-highlight p { color: #bfd0df; }
.review-card-highlight p strong { color: var(--white); }
.reviews-action {
  max-width: 1400px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  margin-top: 1.5rem;
  padding: 1.4rem 0 0;
}
.reviews-action p { margin: 0; color: var(--muted); }
.reviews-action .button { flex: 0 0 auto; gap: .7rem; }

.contact-section { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(320px, .75fr); gap: 4rem; align-items: center; padding: clamp(4.5rem, 8vw, 8rem) clamp(1.25rem, 7vw, 9rem); background: var(--blue-dark); color: var(--white); }
.contact-section .eyebrow { color: #ff8a31; }
.contact-section h2 { color: var(--white); max-width: 900px; }
.contact-copy > p:not(.eyebrow) { max-width: 720px; color: #c4d2de; }
.contact-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 1.4rem; margin-top: 2rem; }
.button-light { background: var(--white); color: var(--blue-dark); }
.text-link { color: var(--white); font-weight: 750; text-decoration: none; border-bottom: 1px solid rgba(255,255,255,.35); padding-bottom: .2rem; }
.signature-block { text-align: center; padding: 1rem; border-left: 1px solid rgba(255,255,255,.18); }
.signature-block img { width: min(100%, 360px); margin: 0 auto -1.4rem; }
.signature-block p { margin: 0; font-weight: 750; }
.signature-block span { color: #b9cbd9; font-size: .9rem; }

footer { display: grid; grid-template-columns: 160px repeat(3, 1fr); gap: 2rem; align-items: center; padding: 2.2rem clamp(1.25rem, 4vw, 4.5rem); background: #fff; color: var(--muted); font-size: .76rem; }
footer img { width: 130px; }
footer p { margin: 0; }
.footer-note { text-align: right; }

@media (max-width: 1050px) {
  .hero { grid-template-columns: 1fr .76fr; gap: 3rem; }
  h1 { font-size: clamp(3rem, 6vw, 4.7rem); }
  .listings-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .approach { gap: 4rem; }
  .steps { grid-template-columns: 1fr; }
  footer { grid-template-columns: 140px 1fr 1fr; }
  .footer-note { grid-column: 2 / -1; text-align: left; }
}

@media (max-width: 760px) {
  .site-header { min-height: 72px; }
  .brand img { width: 105px; }
  nav a:not(.nav-contact) { display: none; }
  .hero { min-height: auto; grid-template-columns: 1fr; padding-top: 3.5rem; }
  .hero-visual { justify-self: center; width: min(88%, 460px); margin-top: 1rem; }
  .portrait-frame { box-shadow: 18px 20px 0 var(--blue); }
  .portrait-caption { left: -1rem; }
  h1 { font-size: clamp(2.85rem, 13vw, 4.4rem); }
  .section-heading, .video-feature-heading, .approach, .contact-section { grid-template-columns: 1fr; }
  .section-heading { gap: 1.5rem; }
  .video-feature-heading { gap: 1.5rem; }
  .listings-grid { grid-template-columns: 1fr; }
  .property-card { min-height: 480px; }
  .approach-photo { width: min(90%, 440px); margin: 0 auto; box-shadow: -18px 18px 0 var(--orange); }
  .reviews-grid { grid-template-columns: 1fr; }
  .reviews-action { align-items: flex-start; flex-direction: column; }
  .contact-section { gap: 2.5rem; }
  .signature-block { border-left: 0; border-top: 1px solid rgba(255,255,255,.18); }
  footer { grid-template-columns: 1fr; gap: 1rem; }
  .footer-note { grid-column: auto; }
}

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