:root {
  --blue: #4682b4;
  --deep-blue: #1f5f8d;
  --ink: #26333b;
  --muted: #667883;
  --line: #d9e2e7;
  --sand: #f6f0e6;
  --shell: #fbf8f2;
  --white: #ffffff;
  --coral: #b85f4a;
  --gray: #929292;
  font-family: "Open Sans", Arial, sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  background: var(--shell);
  color: var(--ink);
  margin: 0;
}

body.nav-open {
  overflow: hidden;
}

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

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

.site-header {
  align-items: center;
  background: rgba(251, 248, 242, 0.96);
  border-bottom: 1px solid var(--line);
  display: flex;
  justify-content: space-between;
  left: 0;
  padding: 14px clamp(18px, 4vw, 52px);
  position: fixed;
  right: 0;
  top: 0;
  z-index: 20;
}

.brand {
  align-items: center;
  display: inline-flex;
  gap: 14px;
  min-width: 0;
}

.brand img {
  height: 34px;
  width: auto;
}

.brand-copy {
  border-left: 1px solid var(--line);
  color: var(--ink);
  display: block;
  padding-left: 18px;
}

.brand-copy small {
  color: var(--muted);
  display: block;
  font-size: 0.88rem;
  font-weight: 800;
  line-height: 1.25;
}

.site-nav {
  align-items: center;
  display: flex;
  gap: 26px;
  font-size: 0.86rem;
  font-weight: 800;
  text-transform: uppercase;
}

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

.site-nav a:hover,
.site-nav a:focus-visible,
.site-nav a[aria-current="page"] {
  color: var(--deep-blue);
}

.nav-toggle {
  background: transparent;
  border: 0;
  display: none;
  height: 42px;
  padding: 8px;
  width: 42px;
}

.nav-toggle span {
  background: var(--ink);
  display: block;
  height: 2px;
  margin: 8px 0;
}

.hero {
  align-items: center;
  color: var(--white);
  display: grid;
  gap: clamp(28px, 5vw, 72px);
  grid-template-columns: minmax(0, 1.05fr) minmax(280px, 0.7fr);
  min-height: 660px;
  overflow: hidden;
  padding: 140px clamp(20px, 6vw, 78px) 72px;
  position: relative;
}

.hero-image,
.hero-shade {
  inset: 0;
  position: absolute;
}

.hero-image {
  height: 100%;
  object-fit: cover;
  width: 100%;
}

.hero-shade {
  background:
    linear-gradient(90deg, rgba(27, 57, 74, 0.82), rgba(27, 57, 74, 0.38) 56%, rgba(27, 57, 74, 0.16)),
    linear-gradient(0deg, rgba(27, 57, 74, 0.46), rgba(27, 57, 74, 0));
}

.hero-content {
  max-width: 740px;
  position: relative;
  z-index: 1;
}

.hero-portrait {
  align-self: end;
  background: rgba(251, 248, 242, 0.88);
  border: 1px solid rgba(255, 255, 255, 0.54);
  margin: 0;
  max-width: 390px;
  overflow: hidden;
  padding: 20px 20px 0;
  position: relative;
  width: 100%;
  z-index: 1;
}

.hero-portrait img {
  height: auto;
  margin: 0 auto;
  width: min(100%, 340px);
}

.hero-portrait figcaption {
  background: var(--white);
  color: var(--ink);
  font-size: 0.88rem;
  font-weight: 800;
  margin: 0 -20px;
  padding: 12px 18px;
  text-align: center;
}

.eyebrow {
  color: #d9eef8;
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.08em;
  margin: 0 0 14px;
  text-transform: uppercase;
}

.eyebrow.blue {
  color: var(--deep-blue);
}

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

h1 {
  font-size: clamp(2.35rem, 5vw, 4.45rem);
  font-weight: 800;
  letter-spacing: 0;
  line-height: 1.02;
  margin-bottom: 22px;
}

h2 {
  font-size: clamp(1.9rem, 4vw, 3.3rem);
  font-weight: 800;
  letter-spacing: 0;
  line-height: 1.08;
  margin-bottom: 16px;
}

h3 {
  font-size: 1.3rem;
  line-height: 1.2;
  margin-bottom: 10px;
}

.hero p:not(.eyebrow) {
  font-size: clamp(1.02rem, 2vw, 1.2rem);
  line-height: 1.65;
  max-width: 660px;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
  margin-top: 32px;
}

.button {
  align-items: center;
  border: 2px solid transparent;
  display: inline-flex;
  font-weight: 800;
  justify-content: center;
  min-height: 50px;
  padding: 0 22px;
}

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

.button.secondary {
  border-color: rgba(255, 255, 255, 0.72);
  color: var(--white);
}

.button:hover,
.button:focus-visible {
  background: var(--deep-blue);
  border-color: var(--deep-blue);
  color: var(--white);
}

.section-inner {
  margin: 0 auto;
  max-width: 1120px;
  padding: 78px clamp(18px, 4vw, 42px);
}

.notice {
  background: var(--blue);
  color: var(--white);
}

.notice-inner {
  align-items: center;
  display: flex;
  gap: 18px;
  justify-content: space-between;
  padding-bottom: 24px;
  padding-top: 24px;
}

.notice strong {
  font-size: 1.05rem;
  white-space: nowrap;
}

.notice span {
  line-height: 1.5;
}

.intro,
.listings {
  align-items: center;
  display: grid;
  gap: clamp(28px, 6vw, 74px);
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
}

.intro > p,
.experience p,
.service-grid p,
.area-grid p,
.listings p,
.contact p {
  color: var(--muted);
  line-height: 1.72;
}

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

.section-heading {
  max-width: 680px;
  margin-bottom: 34px;
}

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

.area-grid article,
.service-grid article,
.experience-card,
.lead-form {
  background: var(--shell);
  border: 1px solid var(--line);
}

.area-grid article,
.service-grid article {
  padding: 26px;
}

.area-grid article.featured {
  border-color: var(--blue);
  box-shadow: 0 16px 36px rgba(70, 130, 180, 0.14);
}

.area-grid span {
  color: var(--coral);
  display: block;
  font-size: 0.78rem;
  font-weight: 800;
  margin-bottom: 14px;
  text-transform: uppercase;
}

.area-grid strong {
  display: block;
  font-size: 1.18rem;
  margin-bottom: 12px;
}

.experience-card {
  display: grid;
  gap: clamp(28px, 5vw, 64px);
  grid-template-columns: minmax(0, 1.1fr) minmax(320px, 0.9fr);
  padding: clamp(28px, 5vw, 46px);
}

dl {
  display: grid;
  gap: 14px;
  margin: 0;
}

dl div {
  background: var(--white);
  border-left: 4px solid var(--blue);
  padding: 18px;
}

dt {
  color: var(--gray);
  font-size: 0.75rem;
  font-weight: 800;
  margin-bottom: 8px;
  text-transform: uppercase;
}

dd {
  font-size: 1.05rem;
  font-weight: 800;
  margin: 0;
}

.listings img {
  aspect-ratio: 1.25 / 1;
  height: auto;
  object-fit: cover;
  width: 100%;
}

.contact-grid {
  display: grid;
  gap: clamp(28px, 6vw, 76px);
  grid-template-columns: minmax(0, 0.95fr) minmax(0, 1.05fr);
}

.contact-links {
  display: grid;
  gap: 12px;
  margin-top: 28px;
}

.contact-links strong,
.contact-links a {
  color: var(--deep-blue);
  font-weight: 800;
}

.contact-links span {
  color: var(--ink);
  font-weight: 700;
}

.text-link {
  color: var(--deep-blue);
  display: inline-flex;
  font-weight: 800;
  margin-top: 12px;
  text-decoration: underline;
  text-decoration-thickness: 2px;
  text-underline-offset: 5px;
}

.page-hero {
  background: var(--white);
  padding-top: 76px;
}

.page-hero.compact {
  border-bottom: 1px solid var(--line);
}

.page-hero .section-inner {
  padding-bottom: 66px;
  padding-top: 96px;
}

.page-hero-grid,
.about-grid {
  align-items: center;
  display: grid;
  gap: clamp(28px, 6vw, 76px);
  grid-template-columns: minmax(0, 1.08fr) minmax(280px, 0.72fr);
}

.page-hero p:not(.eyebrow),
.about-grid p {
  color: var(--muted);
  line-height: 1.72;
}

.about-portrait {
  background: var(--shell);
  border: 1px solid var(--line);
  margin: 0;
  overflow: hidden;
  padding: 20px 20px 0;
}

.about-portrait img {
  margin: 0 auto;
  width: min(100%, 340px);
}

.about-portrait figcaption {
  background: var(--white);
  color: var(--ink);
  font-size: 0.9rem;
  font-weight: 800;
  margin: 0 -20px;
  padding: 13px 18px;
  text-align: center;
}

.broker-card {
  background: var(--white);
  border: 2px solid var(--blue);
  color: var(--ink);
  display: grid;
  gap: 12px;
  padding: 26px;
}

.broker-card.large {
  background: var(--shell);
}

.broker-card strong {
  color: var(--deep-blue);
  font-size: 1.45rem;
}

.broker-card a {
  color: var(--deep-blue);
  font-weight: 800;
}

.broker-card span {
  font-weight: 750;
  line-height: 1.45;
}

.broker-card img {
  border: 1px solid var(--line);
  margin-top: 12px;
  width: 96px;
}

.lead-form {
  display: grid;
  gap: 16px;
  padding: clamp(22px, 4vw, 34px);
}

label {
  color: var(--muted);
  display: grid;
  font-size: 0.82rem;
  font-weight: 800;
  gap: 8px;
  text-transform: uppercase;
}

input,
select,
textarea {
  background: var(--white);
  border: 1px solid var(--line);
  color: var(--ink);
  font: inherit;
  min-height: 48px;
  padding: 12px 13px;
  width: 100%;
}

textarea {
  min-height: 126px;
  resize: vertical;
}

input:focus,
select:focus,
textarea:focus {
  border-color: var(--blue);
  outline: 3px solid rgba(70, 130, 180, 0.18);
}

.form-status {
  color: var(--deep-blue);
  font-weight: 800;
  margin: 0;
  min-height: 24px;
}

.site-footer {
  background: var(--ink);
  color: var(--white);
}

.footer-inner {
  align-items: start;
  display: grid;
  gap: 28px;
  grid-template-columns: 240px 1fr;
  justify-content: space-between;
  padding-bottom: 34px;
  padding-top: 34px;
}

.footer-logo {
  align-items: center;
  display: flex;
  gap: 14px;
}

.footer-logo img {
  background: var(--white);
  height: 58px;
  padding: 4px;
  width: 72px;
}

.footer-logo strong {
  font-size: 0.95rem;
  line-height: 1.35;
}

.footer-compliance {
  display: grid;
  gap: 8px 22px;
  grid-template-columns: repeat(2, minmax(0, 1fr));
}

.footer-compliance strong {
  color: var(--white);
  font-size: 1.25rem;
}

.footer-compliance a,
.footer-compliance span {
  color: rgba(255, 255, 255, 0.88);
  font-size: 0.98rem;
  font-weight: 750;
  line-height: 1.4;
}

.footer-compliance a {
  text-decoration: underline;
  text-decoration-thickness: 2px;
  text-underline-offset: 4px;
}

@media (max-width: 850px) {
  .nav-toggle {
    display: block;
    position: relative;
    z-index: 22;
  }

  .site-nav {
    align-items: flex-start;
    background: var(--shell);
    border-left: 1px solid var(--line);
    bottom: 0;
    box-shadow: 0 24px 54px rgba(38, 51, 59, 0.18);
    flex-direction: column;
    justify-content: center;
    padding: 32px;
    position: fixed;
    right: 0;
    top: 0;
    transform: translateX(100%);
    transition: transform 180ms ease;
    width: min(330px, 84vw);
    z-index: 21;
  }

  .site-nav.is-open {
    transform: translateX(0);
  }

  .intro,
  .listings,
  .contact-grid,
  .experience-card,
  .page-hero-grid,
  .about-grid,
  .footer-inner {
    grid-template-columns: 1fr;
  }

  .hero {
    grid-template-columns: 1fr;
  }

  .hero-portrait {
    max-width: 320px;
  }

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

  .notice-inner {
    align-items: flex-start;
    display: grid;
  }

  .notice strong {
    white-space: normal;
  }

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

@media (max-width: 560px) {
  .brand {
    gap: 12px;
  }

  .brand img {
    height: 26px;
  }

  .brand-copy {
    padding-left: 12px;
  }

  .brand-copy small {
    font-size: 0.72rem;
  }

  .hero {
    min-height: 690px;
    padding-left: 18px;
    padding-right: 18px;
  }

  .hero-portrait {
    max-width: 260px;
    padding: 14px 14px 0;
  }

  .hero-portrait figcaption {
    margin: 0 -14px;
  }

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

  .button {
    width: 100%;
  }

  .section-inner {
    padding: 58px 18px;
  }

  .notice-inner,
  .footer-inner {
    padding-bottom: 22px;
    padding-top: 22px;
  }
}