:root {
  color-scheme: light;
  --blue: #4682b4;
  --blue-deep: #0c2638;
  --blue-mid: #17445e;
  --blue-soft: #eaf2f7;
  --ink: #17242c;
  --muted: #5f6f78;
  --paper: #ffffff;
  --sand: #d8bd78;
  --sand-light: #eee0b9;
  --line: rgba(23, 36, 44, .14);
  --shadow: 0 22px 60px rgba(12, 38, 56, .12);
  --shell: min(1180px, calc(100% - 3rem));
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: 92px;
}

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.6;
  text-rendering: optimizeLegibility;
}

body.nav-open {
  overflow: hidden;
}

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

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

button,
a {
  -webkit-tap-highlight-color: transparent;
}

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

.skip-link {
  position: fixed;
  z-index: 100;
  top: 1rem;
  left: 1rem;
  padding: .8rem 1rem;
  border-radius: .35rem;
  background: var(--paper);
  color: var(--blue-deep);
  transform: translateY(-180%);
}

.skip-link:focus {
  transform: translateY(0);
}

.shell {
  width: var(--shell);
  margin-inline: auto;
}

.site-header {
  position: fixed;
  z-index: 30;
  top: 0;
  right: 0;
  left: 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: 84px;
  padding: 0 max(1.5rem, calc((100vw - 1180px) / 2));
  border-bottom: 1px solid rgba(255, 255, 255, .16);
  color: #fff;
  transition: min-height .25s ease, background .25s ease, box-shadow .25s ease, border-color .25s ease;
}

.site-header.is-scrolled,
.site-header.is-open {
  min-height: 72px;
  border-color: rgba(23, 36, 44, .08);
  background: rgba(255, 255, 255, .97);
  box-shadow: 0 12px 40px rgba(12, 38, 56, .1);
  color: var(--ink);
  backdrop-filter: blur(16px);
}

.brand {
  display: flex;
  align-items: center;
  flex: 0 0 auto;
}

.brand img {
  width: clamp(155px, 14vw, 210px);
  height: auto;
  filter: brightness(0) invert(1);
  transition: filter .25s ease;
}

.site-header.is-scrolled .brand img,
.site-header.is-open .brand img {
  filter: none;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: clamp(.65rem, 1.15vw, 1.2rem);
  font-size: .74rem;
  font-weight: 750;
  letter-spacing: .055em;
  text-transform: uppercase;
}

.site-nav a {
  position: relative;
  padding: .7rem 0;
}

.site-nav a:not(.market-link)::after {
  position: absolute;
  right: 0;
  bottom: .38rem;
  left: 0;
  height: 1px;
  background: currentColor;
  content: "";
  transform: scaleX(0);
  transform-origin: right;
  transition: transform .25s ease;
}

.site-nav a:hover::after,
.site-nav a:focus-visible::after,
.site-nav a[aria-current="page"]::after {
  transform: scaleX(1);
  transform-origin: left;
}

.site-nav .market-link {
  padding: .65rem .9rem;
  border: 1px solid currentColor;
  border-radius: 999px;
}

.nav-toggle {
  display: none;
  width: 46px;
  height: 46px;
  padding: 11px;
  border: 1px solid currentColor;
  border-radius: 50%;
  background: transparent;
  color: inherit;
}

.nav-toggle span {
  display: block;
  width: 100%;
  height: 2px;
  margin: 4px 0;
  background: currentColor;
  transition: transform .25s ease, opacity .25s ease;
}

.hero {
  position: relative;
  isolation: isolate;
  display: grid;
  min-height: min(880px, 92svh);
  align-items: center;
  overflow: hidden;
  background: var(--blue-deep) url("../assets/realevel-background-poster.jpg") center / cover no-repeat;
  color: #fff;
}

.hero-video,
.hero-overlay {
  position: absolute;
  z-index: -2;
  inset: 0;
  width: 100%;
  height: 100%;
}

.hero-video {
  object-fit: cover;
  object-position: 52% center;
}

.hero-overlay {
  z-index: -1;
  background:
    linear-gradient(90deg, rgba(6, 27, 41, .92) 0%, rgba(7, 34, 50, .7) 48%, rgba(7, 31, 46, .36) 100%),
    linear-gradient(180deg, rgba(5, 22, 34, .54), transparent 30%, rgba(5, 22, 34, .56));
}

.hero-content {
  padding-block: 10rem 7rem;
  animation: reveal-up .8s ease .12s both;
}

.eyebrow {
  margin: 0 0 1rem;
  color: var(--sand);
  font-size: .75rem;
  font-weight: 850;
  letter-spacing: .22em;
  text-transform: uppercase;
}

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

h1,
h2,
h3,
p {
  text-wrap: pretty;
}

h1,
h2,
h3 {
  margin-top: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 500;
}

h1 {
  max-width: 12ch;
  margin-bottom: 1.25rem;
  font-size: clamp(3.5rem, 7.5vw, 7.1rem);
  letter-spacing: -.045em;
  line-height: .92;
  text-shadow: 0 18px 50px rgba(0, 0, 0, .3);
}

.hero h1 {
  font-size: clamp(3.25rem, 6.4vw, 6rem);
}

.hero-lede {
  max-width: 780px;
  margin: 0 0 .75rem;
  font-size: clamp(1.25rem, 2.4vw, 1.85rem);
  font-weight: 650;
  line-height: 1.35;
}

.hero-copy {
  max-width: 650px;
  margin: 0;
  color: rgba(255, 255, 255, .8);
  font-size: clamp(1rem, 1.4vw, 1.15rem);
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: .75rem;
  margin-top: 2.25rem;
}

.button {
  display: inline-flex;
  min-height: 52px;
  align-items: center;
  justify-content: center;
  padding: .85rem 1.3rem;
  border: 1px solid transparent;
  border-radius: 999px;
  font-size: .78rem;
  font-weight: 850;
  letter-spacing: .085em;
  line-height: 1.2;
  text-align: center;
  text-transform: uppercase;
  transition: transform .2s ease, background .2s ease, color .2s ease, border-color .2s ease;
}

.button:hover {
  transform: translateY(-2px);
}

.button-primary {
  background: #c2a25b;
  color: #17231f;
}

.button-primary:hover {
  background: #a98945;
}

.button-secondary {
  border-color: rgba(255, 255, 255, .66);
  background: rgba(255, 255, 255, .1);
  color: #fff;
  backdrop-filter: blur(10px);
}

.button-quiet {
  color: #fff;
}

.button-quiet:hover {
  background: rgba(255, 255, 255, .12);
}

.section {
  padding-block: clamp(5rem, 9vw, 8.5rem);
}

.intro-grid {
  display: grid;
  grid-template-columns: .9fr 1.1fr;
  gap: clamp(3rem, 8vw, 8rem);
  align-items: start;
}

.section h2 {
  margin-bottom: 1.25rem;
  font-size: clamp(2.4rem, 4.5vw, 4.5rem);
  letter-spacing: -.035em;
  line-height: 1.02;
}

.prose {
  padding-top: 1.9rem;
  border-top: 1px solid var(--line);
}

.prose p,
.about-copy p,
.section-heading > p {
  color: var(--muted);
  font-size: clamp(1.05rem, 1.5vw, 1.2rem);
}

.prose p:first-child {
  margin-top: 0;
}

.services {
  background: #f4f7f8;
}

.section-heading {
  display: grid;
  grid-template-columns: 1.35fr .65fr;
  gap: 3rem;
  align-items: end;
  margin-bottom: 3rem;
}

.section-heading h2 {
  max-width: 14ch;
  margin-bottom: 0;
}

.section-heading > p {
  margin: 0 0 .45rem;
}

.service-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: 2px;
  background: var(--line);
  box-shadow: var(--shadow);
}

.service-card {
  min-height: 360px;
  padding: clamp(1.75rem, 3vw, 2.6rem);
  background: #fff;
  scroll-margin-top: 100px;
}

.service-card h3 {
  margin-bottom: 1rem;
  font-size: 2.35rem;
}

.service-card p {
  min-height: 7rem;
  margin-bottom: 1.5rem;
  color: var(--muted);
}

.text-link {
  display: inline-flex;
  align-items: center;
  gap: .7rem;
  color: var(--blue);
  font-size: .76rem;
  font-weight: 850;
  letter-spacing: .08em;
  text-transform: uppercase;
}

.text-link span {
  font-size: 1.2rem;
  transition: transform .2s ease;
}

.text-link:hover span {
  transform: translateX(4px);
}

.communities {
  background:
    radial-gradient(circle at 78% 16%, rgba(70, 130, 180, .24), transparent 32%),
    var(--blue-deep);
  color: #fff;
}

.section-heading-light > p {
  color: rgba(255, 255, 255, .65);
}

.community-list {
  border-top: 1px solid rgba(255, 255, 255, .22);
}

.community-list article {
  padding: 2.15rem 0;
  border-bottom: 1px solid rgba(255, 255, 255, .18);
}

.community-list p {
  margin: 0 0 .35rem;
  color: rgba(255, 255, 255, .58);
  font-size: .72rem;
  font-weight: 800;
  letter-spacing: .16em;
  text-transform: uppercase;
}

.community-list h3 {
  margin: 0;
  font-size: clamp(1.65rem, 3vw, 3rem);
  line-height: 1.15;
}

.about-grid {
  display: grid;
  grid-template-columns: minmax(300px, .85fr) 1.15fr;
  gap: clamp(3rem, 9vw, 9rem);
  align-items: center;
}

.portrait {
  margin: 0;
}

.portrait-frame {
  position: relative;
  overflow: hidden;
  aspect-ratio: 4 / 5;
  background: var(--blue-soft);
  box-shadow: var(--shadow);
}

.portrait-frame::before {
  position: absolute;
  z-index: 1;
  inset: 1rem;
  border: 1px solid rgba(255, 255, 255, .48);
  content: "";
  pointer-events: none;
}

.portrait img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 22%;
}

.portrait figcaption {
  margin-top: 1rem;
  color: var(--muted);
  font-size: .72rem;
  font-weight: 800;
  letter-spacing: .12em;
  text-transform: uppercase;
}

.about-copy h2 {
  max-width: 13ch;
}

.about-copy p {
  margin: 0 0 1.2rem;
}

.text-link-dark {
  margin-top: .75rem;
  color: var(--blue-deep);
}

.contact-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.15fr) minmax(300px, .85fr);
  gap: clamp(3rem, 8vw, 7rem);
  align-items: start;
}

.contact-grid h2 {
  max-width: 14ch;
}

.contact-form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.15rem;
  margin-top: 2.5rem;
}

.form-honeypot {
  position: absolute;
  left: -10000px;
  width: 1px;
  height: 1px;
  overflow: hidden;
}

.form-row {
  display: grid;
  gap: .45rem;
}

.form-row-message,
.form-submit {
  grid-column: 1 / -1;
}

.form-row label {
  color: var(--blue-deep);
  font-size: .72rem;
  font-weight: 850;
  letter-spacing: .1em;
  text-transform: uppercase;
}

.form-row input,
.form-row select,
.form-row textarea {
  width: 100%;
  min-height: 52px;
  border: 1px solid var(--line);
  border-radius: 0;
  background: #fff;
  color: var(--ink);
  font: inherit;
  transition: border-color .2s ease, box-shadow .2s ease;
}

.form-row input,
.form-row select {
  padding: .75rem .9rem;
}

.form-row textarea {
  min-height: 150px;
  padding: .85rem .9rem;
  resize: vertical;
}

.form-row input:focus,
.form-row select:focus,
.form-row textarea:focus {
  border-color: var(--blue);
  outline: 0;
  box-shadow: 0 0 0 3px rgba(70, 130, 180, .16);
}

.form-submit {
  display: flex;
  align-items: center;
  gap: 1.25rem;
  margin-top: .4rem;
}

.form-button {
  flex: 0 0 auto;
  border: 0;
  background: var(--blue);
  color: #fff;
  cursor: pointer;
}

.form-button:disabled {
  cursor: wait;
  opacity: .72;
}

.form-submit p {
  max-width: 390px;
  margin: 0;
  color: var(--muted);
  font-size: .82rem;
  line-height: 1.45;
}

.form-status {
  grid-column: 1 / -1;
  margin: 0;
  padding: .85rem 1rem;
  border-left: 4px solid currentColor;
  font-size: .9rem;
  font-weight: 700;
}

.form-status.is-success {
  background: #edf7f0;
  color: #2f6b47;
}

.form-status.is-sending {
  background: var(--blue-soft);
  color: var(--blue-deep);
}

.form-status.is-error {
  background: #fff1f1;
  color: #8a2929;
}

.direct-contact {
  padding: clamp(2rem, 4vw, 3rem);
  background: var(--blue-soft);
  box-shadow: var(--shadow);
}

.direct-contact h3 {
  margin-bottom: .15rem;
  font-size: clamp(2rem, 3.5vw, 3rem);
}

.broker-title {
  margin: 0 0 2rem;
  color: var(--muted);
  font-weight: 650;
}

.contact-actions {
  border-top: 1px solid var(--line);
}

.contact-actions a {
  display: grid;
  grid-template-columns: 80px 1fr;
  gap: 1rem;
  padding: 1.4rem .5rem;
  border-bottom: 1px solid var(--line);
  transition: padding .2s ease, background .2s ease;
}

.contact-actions a:hover {
  padding-inline: 1rem;
  background: var(--blue-soft);
}

.contact-actions span {
  color: var(--blue);
  font-size: .7rem;
  font-weight: 850;
  letter-spacing: .14em;
  text-transform: uppercase;
}

.contact-actions strong {
  font-size: clamp(1rem, 2vw, 1.35rem);
  font-weight: 650;
  overflow-wrap: anywhere;
}

.direct-note {
  margin: 1.8rem 0 0;
  padding-top: 1.35rem;
  border-top: 1px solid var(--line);
  color: var(--blue-deep);
  font-size: .95rem;
  font-weight: 650;
}

.site-footer {
  padding: 4.5rem 0 1.5rem;
  background: #081d2a;
  color: rgba(255, 255, 255, .76);
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.1fr 1fr .55fr;
  gap: 3rem;
  padding-bottom: 3rem;
}

.footer-brand img {
  width: min(220px, 80%);
  height: auto;
  margin-bottom: 1.2rem;
  filter: brightness(0) invert(1);
}

.footer-brand p {
  max-width: 330px;
  margin: 0 0 1.2rem;
}

.footer-market-link {
  color: var(--sand);
  font-size: .72rem;
  font-weight: 800;
  letter-spacing: .1em;
  text-transform: uppercase;
}

.footer-details {
  display: grid;
  align-content: start;
  gap: .3rem;
}

.footer-details strong {
  margin-bottom: .45rem;
  color: #fff;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.5rem;
  font-weight: 500;
}

.footer-details address {
  font-style: normal;
}

.equal-housing {
  display: flex;
  align-items: flex-start;
  gap: 1rem;
}

.equal-housing img {
  width: 64px;
  height: auto;
  padding: .35rem;
  background: #fff;
}

.equal-housing span {
  max-width: 90px;
  font-size: .68rem;
  font-weight: 800;
  letter-spacing: .09em;
  line-height: 1.45;
  text-transform: uppercase;
}

.footer-bottom {
  display: flex;
  justify-content: space-between;
  gap: 2rem;
  padding-top: 1.4rem;
  border-top: 1px solid rgba(255, 255, 255, .13);
  font-size: .72rem;
}

.footer-bottom nav {
  display: flex;
  flex-wrap: wrap;
  gap: 1.2rem;
}

.footer-bottom a:hover {
  color: #fff;
}

@keyframes reveal-up {
  from {
    opacity: 0;
    transform: translate3d(0, 20px, 0);
  }

  to {
    opacity: 1;
    transform: translate3d(0, 0, 0);
  }
}

@media (max-width: 1180px) {
  .site-nav {
    position: absolute;
    top: 100%;
    right: 0;
    left: 0;
    display: grid;
    grid-auto-rows: min-content;
    align-content: start;
    gap: 0;
    height: calc(100svh - 72px);
    padding: 2rem 1.5rem 3rem;
    overflow-y: auto;
    background: rgba(255, 255, 255, .99);
    color: var(--ink);
    font-size: 1rem;
    opacity: 0;
    pointer-events: none;
    transform: translateY(-12px);
    transition: opacity .2s ease, transform .2s ease;
  }

  .site-nav.is-open {
    opacity: 1;
    pointer-events: auto;
    transform: translateY(0);
  }

  .site-nav a {
    padding: 1rem 0;
    border-bottom: 1px solid var(--line);
  }

  .site-nav .market-link {
    width: fit-content;
    margin-top: 1.2rem;
    padding: .8rem 1.1rem;
  }

  .nav-toggle {
    display: block;
  }

  .nav-toggle[aria-expanded="true"] span:nth-child(1) {
    transform: translateY(6px) rotate(45deg);
  }

  .nav-toggle[aria-expanded="true"] span:nth-child(2) {
    opacity: 0;
  }

  .nav-toggle[aria-expanded="true"] span:nth-child(3) {
    transform: translateY(-6px) rotate(-45deg);
  }
}

@media (max-width: 760px) {
  :root {
    --shell: min(100% - 2rem, 1180px);
  }

  .site-header {
    min-height: 72px;
    padding-inline: 1rem;
  }

  .brand img {
    width: 148px;
  }

  .hero {
    min-height: 100svh;
  }

  .hero-content {
    padding-block: 8.5rem 7rem;
  }

  h1 {
    font-size: clamp(3.1rem, 15vw, 5.2rem);
  }

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

  .button {
    width: 100%;
    min-height: 56px;
  }

  .intro-grid,
  .section-heading,
  .about-grid,
  .contact-grid,
  .footer-grid {
    grid-template-columns: 1fr;
  }

  .intro-grid,
  .section-heading,
  .about-grid,
  .contact-grid {
    gap: 2.25rem;
  }

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

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

  .service-card {
    min-height: 0;
  }

  .service-card p {
    min-height: 0;
  }

  .contact-form {
    grid-template-columns: 1fr;
  }

  .form-row,
  .form-row-message,
  .form-submit {
    grid-column: auto;
  }

  .form-submit {
    align-items: stretch;
    flex-direction: column;
  }

  .portrait {
    width: min(100%, 500px);
  }

  .about-copy {
    order: -1;
  }

  .footer-grid {
    gap: 2.5rem;
  }

  .footer-bottom {
    flex-direction: column;
  }
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    animation-duration: .01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .01ms !important;
  }

  .hero-video {
    display: none;
  }
}