:root {
  --font-body: "Avenir Next", "Avenir", "Helvetica Neue", sans-serif;
  --font-heading: "Iowan Old Style", "Baskerville", "Times New Roman", serif;
  --font-ui: "Avenir Next", "Avenir", "Helvetica Neue", sans-serif;
  --bg: #fbf8f6;
  --white: #fffdfb;
  --tint: #f3eceb;
  --tint-soft: #f8f2f1;
  --text: #241d21;
  --muted: #655a60;
  --accent: #b58699;
  --accent-deep: #8e6678;
  --line: rgba(36, 29, 33, 0.12);
  --line-strong: rgba(36, 29, 33, 0.2);
  --footer: #201b1f;
  --footer-line: rgba(255, 251, 247, 0.14);
  --container: min(1180px, calc(100% - 2.5rem));
  --reading: min(720px, calc(100% - 2.5rem));
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.72;
  color: var(--text);
  background: var(--bg);
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

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

a {
  color: inherit;
}

p {
  margin: 0 0 1.1rem;
}

h1,
h2,
h3 {
  margin: 0 0 1rem;
  font-family: var(--font-heading);
  font-weight: 400;
  letter-spacing: -0.03em;
  line-height: 0.98;
  color: var(--text);
}

h1 {
  font-size: clamp(3.4rem, 8vw, 6.6rem);
}

h2 {
  font-size: clamp(2.2rem, 5vw, 3.7rem);
}

h3 {
  font-size: clamp(1.55rem, 3vw, 2rem);
}

input,
textarea,
button {
  font: inherit;
}

.container {
  width: var(--container);
  margin: 0 auto;
}

.narrow-center,
.narrow-reading {
  margin: 0 auto;
}

.narrow-center {
  max-width: 700px;
  text-align: center;
}

.narrow-reading {
  max-width: 760px;
}

.section {
  padding: 110px 0;
}

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

.section-tint {
  background: var(--tint);
}

.section-label,
.eyebrow,
.footer-heading {
  margin-bottom: 1rem;
  font-family: var(--font-ui);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(36, 29, 33, 0.82);
}

.section-label-centered {
  text-align: center;
}

.lead-statement {
  font-size: 1.15rem;
  line-height: 1.85;
  color: var(--muted);
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(255, 253, 251, 0.9);
  backdrop-filter: blur(16px);
  border-bottom: 1px solid rgba(36, 29, 33, 0.06);
}

.nav-shell {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2.5rem;
  min-height: 92px;
}

.brand {
  display: inline-grid;
  gap: 0.35rem;
  text-decoration: none;
  min-width: 0;
}

.brand-mark {
  width: min(370px, 64vw);
}

.brand-tag {
  font-family: var(--font-ui);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 1.6rem;
}

.site-nav a {
  position: relative;
  padding: 0.15rem 0;
  font-family: var(--font-ui);
  font-size: 0.94rem;
  font-weight: 500;
  letter-spacing: 0.07em;
  text-decoration: none;
  color: var(--muted);
  transition: color 160ms ease;
}

.site-nav a::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: -0.3rem;
  width: 100%;
  height: 1px;
  background: rgba(181, 134, 153, 0.45);
  transform: scaleX(0);
  transform-origin: left center;
  transition: transform 160ms ease;
}

.site-nav a:hover {
  color: var(--text);
}

.site-nav a:hover::after,
.site-nav a.is-active::after {
  transform: scaleX(1);
}

.site-nav a.is-active {
  color: var(--muted);
}

.nav-toggle {
  display: none;
  width: 2.75rem;
  height: 2.75rem;
  padding: 0;
  border: 0;
  background: transparent;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 0.28rem;
}

.nav-toggle span {
  display: block;
  width: 1.2rem;
  height: 1px;
  background: var(--text);
}

.hero {
  padding: 0;
}

.hero-home-image {
  min-height: min(92vh, 900px);
  background:
    linear-gradient(180deg, rgba(34, 26, 30, 0.2), rgba(34, 26, 30, 0.36)),
    radial-gradient(circle at 20% 18%, rgba(255, 230, 219, 0.42), transparent 28%),
    radial-gradient(circle at 78% 24%, rgba(255, 244, 236, 0.22), transparent 26%),
    url("assets/images/Luxury photo.png"),
    linear-gradient(140deg, #d9c1ba 0%, #c6aba6 28%, #a48580 55%, #705a59 100%);
  background-position: center, center, center, center;
  background-repeat: no-repeat, no-repeat, no-repeat, no-repeat;
  background-size: auto, auto, cover, cover;
}

.hero-home-backdrop {
  min-height: inherit;
  display: flex;
  align-items: end;
  padding: 9rem 0 6rem;
}

.hero-home-content {
  max-width: 700px;
  color: #fffaf7;
}

.hero-home-content h1,
.hero-home-content .eyebrow,
.hero-home-content .hero-kicker,
.hero-home-content .hero-role,
.hero-home-content .hero-tagline {
  color: inherit;
}

.hero-home-content .eyebrow,
.hero-home-content .hero-kicker {
  color: rgba(255, 250, 247, 0.78);
}

.hero-home-content h1 {
  max-width: 9.5ch;
  margin-bottom: 1.25rem;
  font-size: clamp(3rem, 6vw, 5rem);
  line-height: 1.02;
}

.hero-kicker {
  font-family: var(--font-ui);
  font-size: 0.78rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.hero-kicker {
  margin-bottom: 1rem;
}

.hero-role {
  max-width: 30rem;
  margin-bottom: 0;
  font-size: 1rem;
  letter-spacing: 0.05em;
}

.hero-actions {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
  margin-top: 2.2rem;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 3.2rem;
  padding: 0.9rem 1.45rem;
  border: 1px solid transparent;
  font-family: var(--font-ui);
  font-size: 0.83rem;
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  text-decoration: none;
  transition: transform 160ms ease, background-color 160ms ease, border-color 160ms ease, color 160ms ease;
}

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

.button-primary {
  background: var(--footer);
  color: #fffdfb;
}

.button-primary:hover,
.button-dark:hover {
  background: #151114;
}

.button-secondary {
  border-color: rgba(255, 250, 247, 0.5);
  color: #fffdfb;
  background: rgba(255, 255, 255, 0.05);
}

.section-white .button-secondary,
.section-tint .button-secondary,
.feature-copy .button-secondary {
  border-color: rgba(36, 29, 33, 0.18);
  color: var(--text);
  background: transparent;
}

.button-dark {
  background: var(--footer);
  color: #fffdfb;
}

.button-full {
  width: 100%;
}

.stats-row {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 2rem;
}

.stats-row-two {
  grid-template-columns: repeat(2, minmax(0, 1fr));
  max-width: 760px;
  margin: 0 auto;
}

.stat-item {
  text-align: center;
}

.stat-item strong,
.glance-strip span,
.credentials-grid span {
  display: block;
  font-family: var(--font-heading);
  font-size: clamp(1.7rem, 3vw, 2.35rem);
  font-weight: 400;
  letter-spacing: -0.03em;
  line-height: 1.1;
  color: var(--text);
}

.stat-item span,
.portfolio-meta,
.portfolio-tag {
  display: block;
  margin-top: 0.65rem;
  font-family: var(--font-ui);
  font-size: 0.76rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}

.split-feature {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(320px, 0.95fr);
  gap: 4.5rem;
  align-items: center;
}

.feature-copy {
  max-width: 520px;
}

.feature-copy p:not(.section-label) {
  color: var(--muted);
}

.feature-image {
  min-height: 480px;
  border: 1px solid var(--line);
  background:
    radial-gradient(circle at 30% 20%, rgba(255, 255, 255, 0.55), transparent 26%),
    linear-gradient(160deg, #ddd0cc 0%, #cab9b4 36%, #af9892 100%);
}

.feature-placeholder,
.placeholder-image,
.contact-visual {
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
}

.feature-placeholder span,
.placeholder-image span {
  padding: 0 1.5rem;
  font-family: var(--font-ui);
  font-size: 0.78rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(255, 253, 251, 0.86);
}

.testimonial-shell {
  position: relative;
}

.testimonial-shell::before {
  content: "“";
  display: block;
  margin-bottom: 0.4rem;
  font-family: var(--font-heading);
  font-size: clamp(4rem, 9vw, 7.5rem);
  line-height: 0.7;
  color: rgba(181, 134, 153, 0.55);
}

.editorial-quote {
  margin: 0 auto 1.5rem;
  max-width: 860px;
  font-family: var(--font-heading);
  font-size: clamp(1.7rem, 3vw, 2.4rem);
  font-style: italic;
  line-height: 1.4;
  color: var(--text);
}

.quote-credit {
  margin-bottom: 0;
  font-family: var(--font-ui);
  font-size: 0.78rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}

.cta-center p {
  max-width: 640px;
  margin: 0 auto 2rem;
  font-size: 1.12rem;
  color: var(--muted);
}

.about-hero {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(320px, 0.88fr);
  gap: 5rem;
  align-items: center;
}

.about-bio {
  max-width: 620px;
}

.about-bio p {
  color: var(--muted);
}

.about-photo {
  justify-self: end;
  width: 100%;
  max-width: 470px;
}

.about-photo img,
.contact-visual img {
  width: 100%;
  height: auto;
  object-fit: cover;
}

.glance-strip {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 2rem;
  text-align: center;
}

.glance-strip span,
.credentials-grid span {
  position: relative;
  padding-top: 1.3rem;
  font-size: clamp(1.15rem, 2vw, 1.5rem);
}

.glance-strip span::before,
.credentials-grid span::before {
  content: "";
  position: absolute;
  top: 0;
  left: 50%;
  width: 58px;
  height: 1px;
  transform: translateX(-50%);
  background: rgba(181, 134, 153, 0.7);
}

.commitment-quote {
  margin: 0;
  padding-left: 1.5rem;
  border-left: 1px solid rgba(181, 134, 153, 0.7);
  font-family: var(--font-heading);
  font-size: clamp(1.6rem, 3vw, 2.3rem);
  line-height: 1.45;
  color: var(--text);
}

.credentials-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 2.5rem 2rem;
  text-align: center;
}

.credentials-grid span {
  color: var(--text);
}

.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 4rem 2.25rem;
}

.portfolio-card {
  display: grid;
  gap: 1.35rem;
  color: inherit;
  text-decoration: none;
}

.portfolio-card:hover .portfolio-image {
  transform: translateY(-2px);
}

.portfolio-image {
  min-height: 340px;
  border: 1px solid var(--line);
  background:
    linear-gradient(180deg, rgba(255, 255, 255, 0.25), rgba(255, 255, 255, 0.08)),
    linear-gradient(160deg, #d7cac6 0%, #c2b0ac 42%, #9e8c88 100%);
  transition: transform 180ms ease;
}

.portfolio-copy h2 {
  margin-bottom: 0.35rem;
  font-size: clamp(1.9rem, 3vw, 2.45rem);
}

.portfolio-copy p {
  margin-bottom: 0.35rem;
  color: var(--muted);
}

.portfolio-tag {
  margin-top: 0.8rem;
  color: var(--text);
}

.hero-development {
  padding: 8rem 0 6rem;
  background:
    radial-gradient(circle at top, rgba(255, 241, 236, 0.55), transparent 30%),
    linear-gradient(160deg, #f0e6e4 0%, #e5d9d7 55%, #d7c7c4 100%);
}

.hero-subheadline {
  max-width: 520px;
  margin: 0 auto;
  font-size: 1.1rem;
  line-height: 1.8;
  color: var(--muted);
}

.contact-hero {
  padding: 90px 0;
}

.development-interest {
  align-items: start;
}

.interest-form,
.editorial-form {
  width: 100%;
}

.form-field {
  margin-bottom: 1.65rem;
}

.form-field label {
  display: block;
  margin-bottom: 0.55rem;
  font-family: var(--font-ui);
  font-size: 0.72rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(36, 29, 33, 0.74);
}

.editorial-form .form-field label {
  display: none;
}

.form-field label span {
  letter-spacing: 0.08em;
}

.form-field input,
.form-field textarea,
.newsletter-form input {
  width: 100%;
  padding: 0 0 0.9rem;
  border: 0;
  border-bottom: 1px solid rgba(36, 29, 33, 0.18);
  background: transparent;
  color: var(--text);
  appearance: none;
}

.form-field textarea {
  resize: vertical;
  min-height: 7.5rem;
}

.form-field input::placeholder,
.form-field textarea::placeholder,
.newsletter-form input::placeholder {
  color: rgba(101, 90, 96, 0.86);
  opacity: 1;
  font-family: var(--font-ui);
  font-size: 0.76rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.form-field input:focus,
.form-field textarea:focus,
.newsletter-form input:focus {
  outline: none;
  border-bottom-color: rgba(181, 134, 153, 0.85);
}

.development-disclaimer,
.footer-note,
.footer-disclosure,
.footer-disclosure-dark {
  font-size: 0.88rem;
  line-height: 1.7;
  color: var(--muted);
}

.contact-shell {
  display: grid;
  grid-template-columns: minmax(300px, 0.9fr) minmax(0, 1fr);
  gap: 4.5rem;
  align-items: start;
}

.contact-visual {
  min-height: 680px;
  overflow: hidden;
  border: 1px solid var(--line);
  background: linear-gradient(160deg, #efe4e2 0%, #e3d5d3 100%);
}

.contact-direct-section p {
  max-width: 820px;
  margin: 0 auto 0.75rem;
}

.disclosure-inline {
  padding-top: 0;
}

.site-footer {
  padding: 4.2rem 0 3rem;
  background: var(--footer);
  color: rgba(255, 251, 247, 0.82);
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.15fr 1fr 0.9fr;
  gap: 2.5rem;
  align-items: start;
}

.footer-grid > div > p {
  margin-bottom: 0.45rem;
}

.footer-mark {
  width: min(320px, 68vw);
  margin-bottom: 1.25rem;
  filter: brightness(0) invert(1) saturate(0);
}

.footer-heading {
  margin-bottom: 0.8rem;
  color: rgba(255, 251, 247, 0.86);
}

.footer-heading-spaced {
  margin-top: 1.5rem;
}

.footer-grid a {
  text-decoration: none;
}

.footer-grid a:hover {
  color: #fffdfb;
}

.social-link {
  display: inline-flex;
  align-items: center;
  gap: 0.7rem;
}

.social-link::before {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 1.75rem;
  height: 1.75rem;
  border: 1px solid rgba(255, 251, 247, 0.18);
  color: rgba(255, 251, 247, 0.86);
  font-family: var(--font-ui);
  font-size: 0.72rem;
  letter-spacing: 0.02em;
  text-transform: uppercase;
}

.social-facebook::before {
  content: "f";
}

.social-linkedin::before {
  content: "in";
}

.newsletter-form {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 1rem;
  margin-top: 1rem;
}

.newsletter-form input {
  color: #fffdfb;
  border-bottom-color: rgba(255, 251, 247, 0.24);
}

.newsletter-form input::placeholder {
  color: rgba(255, 251, 247, 0.66);
}

.newsletter-form button {
  min-height: 3rem;
  padding: 0 1.2rem;
  border: 1px solid rgba(255, 251, 247, 0.18);
  background: transparent;
  color: #fffdfb;
  font-family: var(--font-ui);
  font-size: 0.76rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.brokerage-logo-footer {
  width: 130px;
  margin-bottom: 1rem;
}

.footer-disclosure {
  color: rgba(255, 251, 247, 0.68);
}

.footer-disclosure-dark {
  color: var(--muted);
}

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

@media (max-width: 960px) {
  .section {
    padding: 88px 0;
  }

  .split-feature,
  .about-hero,
  .contact-shell,
  .footer-grid {
    grid-template-columns: 1fr;
  }

  .feature-copy,
  .about-bio,
  .about-photo,
  .contact-visual {
    max-width: none;
  }

  .about-photo,
  .contact-visual {
    justify-self: stretch;
  }

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

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

@media (max-width: 760px) {
  body {
    font-size: 15px;
    line-height: 1.68;
  }

  h1 {
    font-size: clamp(2.7rem, 14vw, 4rem);
  }

  h2 {
    font-size: clamp(2rem, 8vw, 2.8rem);
  }

  .section {
    padding: 72px 0;
  }

  .contact-hero {
    padding: 72px 0;
  }

  .nav-shell {
    min-height: 84px;
    gap: 1rem;
  }

  .brand-mark {
    width: min(290px, 62vw);
  }

  .brand-tag {
    display: none;
  }

  .nav-toggle {
    display: inline-flex;
  }

  .site-nav {
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    display: none;
    padding: 1.25rem;
    flex-direction: column;
    align-items: flex-start;
    gap: 1rem;
    background: rgba(255, 253, 251, 0.98);
    border-bottom: 1px solid rgba(36, 29, 33, 0.08);
  }

  .site-nav.is-open {
    display: flex;
  }

  .hero-home-backdrop {
    align-items: end;
    padding: 7rem 0 4.5rem;
  }

  .hero-home-content h1 {
    max-width: 11ch;
    font-size: clamp(2.45rem, 10vw, 3.5rem);
  }

  .hero-actions {
    flex-direction: column;
    align-items: stretch;
  }

  .button {
    width: 100%;
  }

  .stats-row,
  .stats-row-two,
  .glance-strip,
  .portfolio-grid,
  .credentials-grid,
  .newsletter-form {
    grid-template-columns: 1fr;
  }

  .feature-image,
  .portfolio-image,
  .contact-visual {
    min-height: 300px;
  }

  .editorial-quote {
    font-size: 1.55rem;
  }

  .commitment-quote {
    padding-left: 1rem;
    font-size: 1.45rem;
  }
}