:root {
  --ink: #11120f;
  --cream: #f4f0e7;
  --paper: #faf8f3;
  --gold: #b79a61;
  --gold-light: #d8c69f;
  --muted: #6f706a;
  --line: rgba(17, 18, 15, 0.14);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: "DM Sans", sans-serif;
  line-height: 1.6;
}
a { color: inherit; text-decoration: none; }
img { max-width: 100%; }

.site-header {
  position: absolute;
  z-index: 20;
  top: 0;
  left: 0;
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 24px 5vw;
  color: white;
  border-bottom: 1px solid rgba(255,255,255,.18);
}
.brand { display: flex; gap: 14px; align-items: center; }
.brand-mark {
  width: 44px; height: 44px; display: grid; place-items: center;
  border: 1px solid rgba(255,255,255,.65);
  font-family: "Playfair Display", serif;
  letter-spacing: .04em;
}
.brand-copy { display: grid; line-height: 1.1; }
.brand-copy strong { letter-spacing: .18em; font-size: .85rem; }
.brand-copy small { margin-top: 6px; opacity: .7; font-size: .68rem; }
.main-nav { display: flex; align-items: center; gap: 28px; font-size: .83rem; }
.main-nav > a:not(.nav-cta) { opacity: .84; }
.main-nav > a:hover { opacity: 1; }
.nav-cta { border: 1px solid rgba(255,255,255,.7); padding: 11px 18px; }
.menu-toggle { display: none; background: none; border: 0; width: 38px; }
.menu-toggle span { display:block; height:1px; background:#fff; margin:8px 0; }

.hero {
  min-height: 94vh;
  position: relative;
  display: flex;
  align-items: center;
  padding: 150px 8vw 80px;
  color: white;
  background-image: url('hero-home.jpg');
  background-size: cover;
  background-position: center;
}
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(90deg, rgba(10,11,9,.86) 0%, rgba(10,11,9,.55) 46%, rgba(10,11,9,.12) 100%);
}
.hero-content { position: relative; z-index: 2; max-width: 760px; }
.eyebrow {
  margin: 0 0 22px;
  text-transform: uppercase;
  letter-spacing: .22em;
  font-size: .72rem;
  font-weight: 600;
  color: var(--gold-light);
}
.eyebrow.dark { color: #8c7449; }
h1, h2, h3 { font-family: "Playfair Display", serif; font-weight: 500; margin-top: 0; }
h1 { font-size: clamp(3.6rem, 7.5vw, 7.2rem); line-height: .96; letter-spacing: -.04em; margin-bottom: 28px; }
h1 em { font-weight: 500; color: var(--gold-light); }
.hero-copy { max-width: 650px; font-size: 1.08rem; color: rgba(255,255,255,.78); }
.hero-actions { display: flex; gap: 14px; margin-top: 34px; flex-wrap: wrap; }
.button {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 51px; padding: 0 25px;
  border: 1px solid transparent;
  font: inherit; font-size: .82rem; font-weight: 600; letter-spacing: .05em;
  cursor: pointer;
}
.button-primary { background: var(--gold); color: #111; }
.button-primary:hover { background: #c6a96e; }
.button-ghost { border-color: rgba(255,255,255,.65); color: white; }
.hero-note { position: absolute; z-index:2; right:5vw; bottom:35px; display:flex; align-items:center; gap:14px; font-size:.72rem; letter-spacing:.17em; text-transform:uppercase; }
.hero-note i { width:45px; height:1px; background:rgba(255,255,255,.5); }

.section-shell { width: min(1180px, 88vw); margin: 0 auto; }
.intro { display:grid; grid-template-columns: .8fr 2fr; gap:9vw; padding: 130px 0; align-items:start; }
.intro-stat { border-top: 1px solid var(--line); padding-top:22px; }
.stat-number { font-family:"Playfair Display",serif; font-size:4.7rem; line-height:1; }
.intro-stat p { color:var(--muted); max-width:180px; }
.intro-copy h2, .section-heading h2, .about-content h2, .contact h2 { font-size:clamp(2.5rem,4.6vw,4.8rem); line-height:1.06; letter-spacing:-.035em; margin-bottom:25px; }
.intro-copy > p:last-child { max-width:720px; color:var(--muted); font-size:1.05rem; }

.services { background:var(--ink); color:white; padding:130px 0; }
.section-heading { max-width:760px; margin-bottom:55px; }
.section-heading > p:last-child { color:var(--muted); max-width:650px; }
.service-grid { display:grid; grid-template-columns:repeat(4,1fr); border-top:1px solid rgba(255,255,255,.18); }
.service-card { min-height:355px; padding:30px 28px 28px 0; border-right:1px solid rgba(255,255,255,.14); display:flex; flex-direction:column; }
.service-card + .service-card { padding-left:28px; }
.service-card:last-child { border-right:0; }
.service-card > span { color:var(--gold); font-size:.72rem; letter-spacing:.15em; }
.service-card h3 { font-size:2.6rem; margin:45px 0 18px; }
.service-card p { color:rgba(255,255,255,.62); }
.service-card a { margin-top:auto; color:var(--gold-light); font-size:.82rem; }

.about { display:grid; grid-template-columns:1.05fr 1fr; min-height:760px; padding:130px 0; gap:8vw; align-items:center; }
.about-image { height:680px; background:#d9d2c6; position:relative; }
.about-image::after { content:""; position:absolute; inset:18px; border:1px solid rgba(255,255,255,.45); }
.about-content .lead { font-family:"Playfair Display",serif; font-size:1.45rem; line-height:1.45; }
.about-content p:not(.eyebrow):not(.lead) { color:var(--muted); }
.signature { font-family:"Playfair Display",serif; font-style:italic; font-size:3.2rem; color:#8e7548; margin:20px 0; }
.about-meta { border-top:1px solid var(--line); padding-top:18px; display:grid; gap:5px; font-size:.82rem; color:var(--muted); }

.quote-band { background:#d9ceb8; padding:100px 0; }
.quote-band p { font-family:"Playfair Display",serif; font-size:clamp(2rem,4vw,4rem); line-height:1.25; max-width:1050px; margin:0; }

.areas { padding:130px 0; }
.area-list { display:grid; grid-template-columns:repeat(4,1fr); border-top:1px solid var(--line); }
.area-list span { padding:26px 10px 26px 0; border-bottom:1px solid var(--line); color:#40413c; }

.contact { background:#1a1c18; color:white; padding:130px 0; }
.contact-grid { display:grid; grid-template-columns:1fr 1fr; gap:10vw; }
.contact-copy > p:not(.eyebrow) { color:rgba(255,255,255,.64); max-width:550px; }
.contact-detail { margin-top:45px; display:grid; gap:6px; }
.contact-detail span { color:rgba(255,255,255,.6); font-size:.88rem; }
.contact-form { display:grid; gap:20px; }
.contact-form label { display:grid; gap:8px; color:rgba(255,255,255,.68); font-size:.78rem; letter-spacing:.04em; }
.contact-form input, .contact-form select, .contact-form textarea {
  width:100%; background:transparent; color:white; border:0; border-bottom:1px solid rgba(255,255,255,.25); padding:12px 0; font:inherit; outline:none;
}
.contact-form select option { color:#111; }
.contact-form textarea { resize:vertical; }
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { border-color:var(--gold); }
.contact-form .button { justify-self:start; margin-top:10px; }
.form-note { font-size:.72rem; color:rgba(255,255,255,.38); margin:0; }

footer { background:#0e0f0d; color:white; padding:45px 6vw 22px; }
.footer-inner { display:flex; align-items:end; justify-content:space-between; gap:30px; padding-bottom:35px; border-bottom:1px solid rgba(255,255,255,.12); }
.footer-inner > div { display:grid; }
.footer-inner strong { letter-spacing:.18em; }
.footer-inner span, .footer-inner p, .footer-inner a, .legal { color:rgba(255,255,255,.45); font-size:.78rem; }
.legal { padding-top:18px; }

.reveal { opacity:0; transform:translateY(22px); transition:opacity .8s ease, transform .8s ease; }
.reveal.visible { opacity:1; transform:none; }
.delay-1 { transition-delay:.12s; }.delay-2 { transition-delay:.2s; }.delay-3 { transition-delay:.28s; }

@media (max-width: 920px) {
  .main-nav { position:fixed; inset:0; background:#12130f; display:none; flex-direction:column; justify-content:center; font-size:1.2rem; }
  .main-nav.open { display:flex; }
  .menu-toggle { display:block; z-index:2; }
  .hero { min-height:88vh; background-position:62% center; }
  .hero-overlay { background:linear-gradient(90deg,rgba(10,11,9,.9),rgba(10,11,9,.48)); }
  .intro, .about, .contact-grid { grid-template-columns:1fr; }
  .intro { gap:60px; }
  .service-grid { grid-template-columns:1fr 1fr; }
  .service-card:nth-child(2) { border-right:0; }
  .service-card:nth-child(3),.service-card:nth-child(4){ border-top:1px solid rgba(255,255,255,.14); }
  .about-image { height:520px; }
  .area-list { grid-template-columns:1fr 1fr; }
}

@media (max-width: 600px) {
  .site-header { padding:18px 5vw; }
  .brand-copy small { display:none; }
  .hero { padding-left:6vw; padding-right:6vw; }
  h1 { font-size:3.55rem; }
  .hero-note { display:none; }
  .intro, .services, .about, .areas, .contact { padding-top:90px; padding-bottom:90px; }
  .service-grid, .area-list { grid-template-columns:1fr; }
  .service-card, .service-card + .service-card { border-right:0; border-top:1px solid rgba(255,255,255,.14); padding:28px 0; min-height:280px; }
  .service-card:first-child { border-top:0; }
  .about-image { height:430px; }
  .footer-inner { align-items:flex-start; flex-direction:column; }
}


/* TREC and advertising compliance */
.trec-notices {
  position: absolute;
  z-index: 19;
  top: 94px;
  left: 0;
  width: 100%;
  display: flex;
  justify-content: center;
  gap: 28px;
  padding: 10px 5vw;
  background: rgba(8, 9, 8, .72);
  color: rgba(255,255,255,.9);
  backdrop-filter: blur(8px);
  font-size: 12pt;
}
.trec-notices a { text-decoration: underline; text-underline-offset: 3px; }
.brand-copy small { font-size: .72rem; }
.contact-detail a:hover, .footer-links a:hover { color: var(--gold-light); }
.consent-row {
  grid-template-columns: 18px 1fr !important;
  align-items: start;
  gap: 11px !important;
  line-height: 1.45;
}
.consent-row input { width: 16px !important; margin-top: 3px; accent-color: var(--gold); }
.footer-links { display: flex; gap: 18px; flex-wrap: wrap; }
.legal { display: grid; gap: 5px; }

@media (max-width: 600px) {
  .trec-notices {
    top: 80px;
    gap: 8px;
    justify-content: flex-start;
    overflow-x: auto;
    white-space: nowrap;
    font-size: 12pt;
  }
  .hero { padding-top: 190px; }
}

/* Personalized agent imagery and contact tools */
.about-image { height: 680px; background: #e9e4da; overflow: hidden; position: relative; }
.about-image img { width: 100%; height: 100%; object-fit: cover; object-position: center 18%; display: block; }
.about-image::after { content:""; position:absolute; inset:18px; border:1px solid rgba(255,255,255,.58); pointer-events:none; }
.quick-contact { display:grid; gap:10px; margin:36px 0 22px; }
.quick-contact a { display:grid; grid-template-columns:75px 1fr; align-items:center; gap:16px; border-top:1px solid rgba(255,255,255,.16); padding-top:12px; }
.quick-contact strong { color:var(--gold-light); text-transform:uppercase; letter-spacing:.15em; font-size:.7rem; }
.quick-contact span { color:white; font-size:.95rem; }
.footer-brand { min-width:260px; }
.footer-brand img { width:250px; max-height:90px; object-fit:contain; object-position:left center; display:block; margin-bottom:8px; }
.contact-form .consent-row a { color:var(--gold-light); text-decoration:underline; }

/* Privacy policy */
.policy-page { background:var(--paper); }
.policy-header { display:flex; justify-content:space-between; align-items:center; padding:24px 5vw; background:#11120f; color:#fff; border-bottom:1px solid rgba(255,255,255,.14); }
.policy-shell { width:min(850px,88vw); margin:0 auto; padding:100px 0 130px; }
.policy-shell h1 { color:var(--ink); font-size:clamp(3.2rem,7vw,6rem); margin-bottom:35px; }
.policy-shell h2 { font-size:1.7rem; margin-top:45px; margin-bottom:10px; }
.policy-shell p { color:#55574f; }
.policy-shell a { color:#7f673c; text-decoration:underline; text-underline-offset:3px; }
.policy-notes { display:grid; gap:12px; margin-top:55px; padding-top:28px; border-top:1px solid var(--line); }

@media (max-width: 700px) {
  .footer-brand img { width:210px; }
  .policy-header { align-items:flex-start; gap:25px; }
  .policy-header > a:last-child { font-size:.75rem; }
}

.language-switch { display:flex; align-items:center; gap:7px; font-size:.72rem; letter-spacing:.12em; }
.language-switch a { opacity:.62; }
.language-switch a.active, .language-switch a:hover { opacity:1; color:var(--gold-light); }
.hero-note a { color:inherit; opacity:.72; }
.hero-note a[aria-current="page"], .hero-note a:hover { opacity:1; color:var(--gold-light); }
@media (max-width:920px){ .language-switch{font-size:1rem;} }

.hidden-field { position:absolute !important; left:-9999px !important; width:1px !important; height:1px !important; overflow:hidden !important; }