:root {
  --navy: #173b62;
  --deep-navy: #0c223c;
  --ink: #152033;
  --muted: #667487;
  --line: #dfe5ec;
  --paper: #f7f5f0;
  --white: #ffffff;
  --shadow: 0 22px 60px rgba(12, 34, 60, 0.16);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: Inter, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

body::before {
  content: "";
  position: fixed;
  inset: 0;
  z-index: -2;
  background: var(--paper);
}

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

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

a,
button {
  transition: color 180ms ease, background-color 180ms ease, border-color 180ms ease, box-shadow 180ms ease,
    transform 180ms ease;
}

:focus-visible {
  outline: 3px solid var(--navy);
  outline-offset: 4px;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 10;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 22px;
  padding: 14px clamp(18px, 4vw, 54px);
  border-bottom: 1px solid rgba(223, 229, 236, 0.9);
  background: rgba(247, 245, 240, 0.92);
  backdrop-filter: blur(18px);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  min-width: 210px;
}

.brand img {
  width: 46px;
  height: 46px;
  object-fit: cover;
  border: 1px solid rgba(23, 59, 98, 0.16);
}

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

.brand strong {
  color: var(--deep-navy);
  font-weight: 700;
  line-height: 1.1;
}

.brand small {
  margin-top: 3px;
  color: var(--muted);
  font-size: 0.78rem;
  font-weight: 600;
  text-transform: uppercase;
}

.nav-links {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: clamp(14px, 2vw, 28px);
  color: var(--deep-navy);
  font-size: 0.94rem;
  font-weight: 600;
}

.nav-links a {
  padding: 8px 0;
}

.nav-links a:hover,
.site-footer a:hover {
  color: var(--navy);
}

.header-actions {
  display: flex;
  align-items: center;
  justify-content: flex-end;
  gap: 10px;
  min-width: 210px;
}

.language-toggle {
  display: inline-grid;
  grid-template-columns: 1fr 1fr;
  width: 82px;
  height: 38px;
  padding: 3px;
  border: 1px solid rgba(23, 59, 98, 0.22);
  border-radius: 8px;
  background: var(--white);
  color: var(--deep-navy);
  cursor: pointer;
}

.lang-option {
  display: grid;
  place-items: center;
  border-radius: 6px;
  font-size: 0.78rem;
  font-weight: 800;
}

.lang-option.active {
  background: var(--navy);
  color: var(--white);
}

.nav-cta,
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 42px;
  border-radius: 8px;
  font-weight: 700;
}

.nav-cta {
  padding: 0 16px;
  background: var(--navy);
  color: var(--white);
  box-shadow: 0 10px 24px rgba(23, 59, 98, 0.16);
}

.hero {
  position: relative;
  display: grid;
  min-height: min(760px, calc(100vh - 75px));
  grid-template-columns: minmax(0, 1fr);
  align-items: center;
  overflow: hidden;
  padding: clamp(58px, 7vw, 88px) clamp(18px, 5vw, 70px);
  isolation: isolate;
}

.hero::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: -2;
  background: var(--paper);
}

.hero-media {
  position: absolute;
  inset: 0;
  z-index: -1;
  overflow: hidden;
}

.hero-eagle {
  position: absolute;
  right: 11vw;
  bottom: clamp(200px, 21vw, 275px);
  width: min(850px, 66vw);
  max-width: none;
  opacity: 0.18;
  filter: grayscale(1);
  mix-blend-mode: multiply;
  -webkit-mask-image: linear-gradient(to bottom, transparent 7%, #000 20%, #000 72%, transparent 90%);
  mask-image: linear-gradient(to bottom, transparent 7%, #000 20%, #000 72%, transparent 90%);
  pointer-events: none;
}

.hero-portrait {
  position: absolute;
  z-index: 1;
  right: clamp(20px, 6vw, 110px);
  bottom: clamp(42px, 7vw, 92px);
  width: min(430px, 34vw);
  height: min(430px, 34vw);
  aspect-ratio: 1;
  border: 10px solid rgba(255, 255, 255, 0.9);
  border-radius: 50%;
  object-fit: cover;
  object-position: center 10%;
  box-shadow: 0 28px 70px rgba(12, 34, 60, 0.12);
}

.photo-placeholder {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 8px;
  background: linear-gradient(145deg, #e8e7e2, #dce4e9);
  color: var(--navy);
  text-align: center;
}

.photo-placeholder-initials {
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(4rem, 9vw, 7rem);
  font-weight: 400;
  line-height: 1;
  opacity: 0.5;
}

.photo-placeholder-label {
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  opacity: 0.8;
}

.hero-content {
  max-width: min(680px, 56vw);
  color: var(--deep-navy);
}

.eyebrow {
  margin: 0 0 14px;
  color: var(--navy);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0;
  text-transform: uppercase;
}

.hero h1,
.section-heading h2,
.mls-panel h2,
.about-copy h2,
.contact-copy h2 {
  margin: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 400;
  letter-spacing: 0;
}

.hero h1 {
  max-width: 680px;
  font-size: clamp(2.9rem, 4.5vw, 4.9rem);
  line-height: 1.06;
  text-wrap: balance;
}

.hero-copy {
  max-width: 620px;
  margin: 24px 0 0;
  color: var(--muted);
  font-size: clamp(1rem, 1.3vw, 1.1rem);
  line-height: 1.7;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 32px;
}

.button {
  min-width: 178px;
  padding: 0 22px;
  border: 1px solid transparent;
}

.button.primary {
  background: var(--navy);
  color: var(--white);
  box-shadow: 0 16px 30px rgba(23, 59, 98, 0.18);
}

.button.secondary {
  border-color: rgba(23, 59, 98, 0.3);
  background: transparent;
  color: var(--navy);
}

.button:hover,
.nav-cta:hover {
  transform: translateY(-1px);
}

.button.primary:hover,
.nav-cta:hover {
  box-shadow: 0 20px 34px rgba(23, 59, 98, 0.24);
}

.intro-strip,
.section,
.mls-panel,
.custom-search-panel,
.about-section,
.contact-section {
  width: min(1120px, calc(100% - 36px));
  margin: 0 auto;
}

.intro-strip {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  transform: translateY(-50%);
  overflow: hidden;
  border-radius: 8px;
  background: var(--white);
  box-shadow: var(--shadow);
}

.intro-strip a {
  min-width: 0;
  padding: 22px;
  border-right: 1px solid var(--line);
}

.intro-strip a:last-child {
  border-right: 0;
}

.intro-strip span,
.contact-link span {
  display: block;
  color: var(--muted);
  font-size: 0.78rem;
  font-weight: 700;
  text-transform: uppercase;
}

.intro-strip strong,
.contact-link strong {
  display: block;
  margin-top: 7px;
  overflow-wrap: anywhere;
  color: var(--deep-navy);
}

.section {
  padding: 30px 0 82px;
}

.section-heading {
  display: grid;
  grid-template-columns: minmax(220px, 0.5fr) minmax(0, 1fr);
  gap: clamp(24px, 5vw, 70px);
  align-items: end;
  margin-bottom: 32px;
}

.section-heading.compact {
  align-items: start;
}

.section-heading h2,
.mls-panel h2,
.about-copy h2,
.contact-copy h2 {
  color: var(--deep-navy);
  font-size: clamp(1.9rem, 3.3vw, 3.35rem);
  line-height: 1.1;
}

.service-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
}

.service-card {
  min-height: 260px;
  padding: 26px;
  border: 1px solid rgba(23, 59, 98, 0.14);
  border-radius: 8px;
  background: var(--white);
}

.service-number {
  color: var(--navy);
  font-size: 0.82rem;
  font-weight: 700;
}

.service-card h3 {
  margin: 58px 0 12px;
  color: var(--deep-navy);
  font-size: 1.25rem;
}

.service-card p,
.mls-panel p,
.about-copy p,
.contact-copy p {
  margin: 0;
  color: var(--muted);
  font-size: 1rem;
  line-height: 1.72;
}

.mls-panel {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 28px;
  align-items: center;
  padding: clamp(28px, 5vw, 48px);
  border: 1px solid var(--navy);
  border-radius: 8px;
  background: var(--navy);
  box-shadow: var(--shadow);
}

.custom-search-panel {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 28px;
  align-items: center;
  margin-top: 18px;
  padding: clamp(28px, 5vw, 48px);
  border: 1px solid rgba(23, 59, 98, 0.16);
  border-radius: 8px;
  background: var(--white);
  box-shadow: var(--shadow);
}

.custom-search-panel h2 {
  max-width: 760px;
  margin: 0;
  color: var(--deep-navy);
  font-size: clamp(1.9rem, 3.3vw, 3.35rem);
  line-height: 1.1;
}

.custom-search-panel p:not(.eyebrow) {
  max-width: 720px;
  margin: 16px 0 0;
  color: var(--muted);
  font-size: 1rem;
  line-height: 1.72;
}

.custom-search-panel .button {
  white-space: nowrap;
}

.mls-panel h2 {
  max-width: 760px;
  color: var(--white);
}

.mls-panel p {
  max-width: 720px;
  margin-top: 16px;
  color: rgba(255, 255, 255, 0.82);
}

.mls-panel .eyebrow {
  margin-top: 0;
  color: #c9d9eb;
}

.mls-panel .button {
  white-space: nowrap;
  border-color: #bd1f2d;
  background: #bd1f2d;
  color: var(--white);
  box-shadow: 0 12px 24px rgba(12, 34, 60, 0.22);
}

.mls-panel .button:hover {
  border-color: #a71926;
  background: #a71926;
  box-shadow: 0 16px 28px rgba(12, 34, 60, 0.28);
}

.mls-actions {
  display: grid;
  gap: 12px;
  width: min(100%, 260px);
}

.mls-panel .app-download {
  border-color: rgba(255, 255, 255, 0.7);
  background: transparent;
  color: var(--white);
  box-shadow: none;
  white-space: normal;
  text-align: center;
}

.mls-panel .app-download:hover {
  border-color: var(--white);
  background: rgba(255, 255, 255, 0.12);
  box-shadow: none;
}

.areas-section {
  padding-top: 86px;
}

.area-list {
  display: grid;
  grid-template-columns: repeat(5, minmax(0, 1fr));
  gap: 10px;
}

.area-list span {
  display: grid;
  min-height: 78px;
  place-items: center;
  border: 1px solid rgba(23, 59, 98, 0.16);
  border-radius: 8px;
  background: var(--white);
  color: var(--deep-navy);
  font-weight: 700;
  text-align: center;
}

.about-section {
  display: grid;
  grid-template-columns: minmax(280px, 0.42fr) minmax(0, 1fr);
  gap: clamp(28px, 5vw, 70px);
  align-items: center;
  padding: 28px 0 88px;
}

.about-image {
  overflow: hidden;
  border-radius: 8px;
  background: var(--paper);
  box-shadow: var(--shadow);
}

.about-portrait {
  display: block;
  width: 100%;
  height: auto;
}

.about-copy p {
  max-width: 680px;
  margin-top: 18px;
}

.signature-block {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  margin-top: 28px;
  padding: 10px 14px 10px 10px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  color: var(--deep-navy);
  font-weight: 700;
}

.signature-block img {
  width: 42px;
  height: 42px;
  object-fit: cover;
}

.contact-section {
  display: grid;
  grid-template-columns: minmax(0, 0.85fr) minmax(300px, 0.65fr);
  gap: clamp(28px, 5vw, 70px);
  padding: clamp(34px, 5vw, 58px);
  border-radius: 8px;
  border: 1px solid rgba(23, 59, 98, 0.16);
  background: var(--white);
  box-shadow: var(--shadow);
}

.contact-copy p {
  max-width: 620px;
  margin-top: 18px;
}

.contact-actions {
  display: grid;
  gap: 10px;
}

.brokerage-contact-name {
  margin: 0 0 2px;
  padding: 0 4px;
  color: var(--deep-navy);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.contact-link {
  padding: 17px 18px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: #fbfcfd;
}

.contact-link:hover {
  border-color: rgba(23, 59, 98, 0.45);
}

.social-contact {
  background: var(--deep-navy);
}

.social-contact span,
.social-contact strong {
  color: var(--white);
}

.site-footer {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  width: min(1120px, calc(100% - 36px));
  margin: 34px auto 0;
  padding: 28px 0 36px;
  color: var(--muted);
  font-size: 0.92rem;
}

.site-footer p {
  margin: 0;
}

.site-footer a {
  color: var(--deep-navy);
  font-weight: 800;
}

@media (max-width: 980px) {
  .site-header {
    align-items: flex-start;
    flex-wrap: wrap;
  }

  .brand,
  .header-actions {
    min-width: 0;
  }

  .nav-links {
    order: 3;
    width: 100%;
    justify-content: flex-start;
    overflow-x: auto;
    padding-bottom: 2px;
  }

  .hero {
    min-height: auto;
    padding-top: 64px;
  }

  .hero::before {
    background: var(--paper);
  }

  .hero-content {
    max-width: none;
    padding-bottom: min(58vw, 430px);
  }

  .hero-portrait {
    right: 50%;
    bottom: 36px;
    width: min(360px, 72vw);
    height: min(360px, 72vw);
    transform: translateX(50%);
  }

  .hero-eagle {
    right: 64%;
    bottom: 235px;
    width: min(680px, 105vw);
    transform: translateX(50%);
  }

  .intro-strip,
  .service-grid,
  .area-list,
  .about-section,
  .contact-section,
  .mls-panel,
  .custom-search-panel,
  .section-heading {
    grid-template-columns: 1fr;
  }

  .intro-strip {
    transform: translateY(-24px);
  }

  .intro-strip a {
    border-right: 0;
    border-bottom: 1px solid var(--line);
  }

  .intro-strip a:last-child {
    border-bottom: 0;
  }

  .mls-panel .button {
    justify-self: start;
  }

  .custom-search-panel .button {
    justify-self: start;
  }

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

@media (max-width: 620px) {
  .site-header {
    padding-inline: 16px;
  }

  .brand span {
    max-width: 150px;
  }

  .brand strong {
    font-size: 0.94rem;
  }

  .nav-cta {
    display: none;
  }

  .hero {
    padding-inline: 18px;
  }

  .hero-content {
    padding-bottom: clamp(360px, 112vw, 440px);
  }

  .hero-eagle {
    bottom: 305px;
    -webkit-mask-image: linear-gradient(to bottom, transparent 24%, #000 48%, #000 75%, transparent 94%);
    mask-image: linear-gradient(to bottom, transparent 24%, #000 48%, #000 75%, transparent 94%);
  }

  .hero h1 {
    font-size: clamp(2.5rem, 11vw, 3.3rem);
    line-height: 1.04;
  }

  .hero-actions,
  .site-footer {
    flex-direction: column;
  }

  .button {
    width: 100%;
  }

  .section,
  .areas-section,
  .about-section {
    padding-bottom: 58px;
  }

  .area-list {
    grid-template-columns: 1fr;
  }

  .contact-section {
    width: min(100% - 28px, 1120px);
    padding: 26px 18px;
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  *,
  *::before,
  *::after {
    transition-duration: 0.01ms !important;
  }
}