/* ===== Reset & base ===== */
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0; background:#fffefb; color:#16273a; font-family:'Jost',sans-serif}
a{text-decoration:none; color:inherit}
img{max-width:100%}
button{font-family:inherit}

/* ===== Palette ===== */
:root{
  --navy:#16273a;
  --navy-deep:#0f1d2e;
  --navy-media-1:#22384f;
  --gold:#c6a15a;
  --gold-light:#d9bd80;
  --gold-hover:#d4af66;
  --cream:#f5f0e6;
  --off-white:#fffefb;
  --grey-1:#5a6675;
  --grey-2:#8095aa;
  --grey-3:#aeb9c6;
  --grey-4:#cdd4dd;
  --label-gold:#b8923f;
  --label-brown:#8a8268;
  --body-grey:#4f5b6a;
  --cream-text:#e7decd;
  --border-navy:#51637a;
  --card-border:#e6dcc8;
  --card-border-2:#ece3d2;
  --input-border:#d8d0bf;
  --placeholder-grey:#9aa6b3;
  --divider:#f0e9da;
  --pill-border:#3c5067;
  --pill-text:#d4dae2;
  --footer-copy:#5a6f86;
  --serif:'Cormorant Garamond',serif;
  --sans:'Jost',sans-serif;
}

/* ===== Buttons ===== */
.btn{display:inline-block; font:600 13px var(--sans); letter-spacing:.16em; text-transform:uppercase; padding:16px 32px; border-radius:2px; transition:background .2s; border:none; cursor:pointer}
.btn-gold{background:var(--gold); color:var(--navy)}
.btn-gold:hover{background:var(--gold-hover)}
.btn-ghost{border:1px solid var(--border-navy); color:var(--cream-text); background:transparent}
.btn-ghost:hover{background:rgba(198,161,90,.12)}

/* ===== Nav ===== */
.site-nav{background:var(--navy); position:sticky; top:0; z-index:50; border-bottom:1px solid rgba(198,161,90,.22)}
.site-nav__inner{max-width:1280px; margin:0 auto; padding:18px 40px; display:flex; align-items:center; justify-content:space-between; position:relative}
.site-nav__logo{display:flex; align-items:center; gap:14px}
.site-nav__logo img{height:30px; width:auto; display:block}
.site-nav__logo span{font:600 20px var(--serif); letter-spacing:.34em; color:#f5f0e6}
.nav-links{display:flex; align-items:center; gap:36px; font:500 14px var(--sans); letter-spacing:.05em; color:var(--grey-4)}
.navlink{position:relative; transition:color .2s}
.navlink:hover{color:var(--gold-light)}
.navlink.active{color:#f5f0e6}
.nav-cta{border:1px solid var(--gold); color:var(--gold-light); padding:10px 22px; border-radius:2px; letter-spacing:.16em; text-transform:uppercase; font-size:12px}
.nav-toggle{display:none; background:none; border:none; cursor:pointer; padding:8px; flex-direction:column; justify-content:center; gap:5px; z-index:60}
.nav-toggle span{display:block; width:24px; height:2px; background:var(--cream-text)}

/* ===== Page sections generic ===== */
.section{padding:90px 40px}
.section-inner{max-width:1280px; margin:0 auto}
.section-inner--narrow{max-width:1080px; margin:0 auto}
.section-header{text-align:center; margin-bottom:58px}
.eyebrow{font:500 13px var(--sans); letter-spacing:.32em; text-transform:uppercase; color:var(--label-gold)}
.eyebrow--gold{color:var(--gold)}
.section-title{font:600 48px var(--serif); color:var(--navy); margin-top:12px}

/* ===== Hero (Home) ===== */
.hero{background:var(--navy); padding:84px 40px 96px; text-align:center}
.hero__mark{width:230px; max-width:60%; height:auto; display:block; margin:0 auto; opacity:.96}
.hero__title{font:600 92px var(--serif); letter-spacing:.14em; color:#f5f0e6; line-height:1; margin-top:26px}
.hero__divider{display:flex; align-items:center; justify-content:center; gap:20px; margin-top:18px}
.hero__divider span.line{width:64px; height:1px; background:var(--gold); opacity:.7}
.hero__divider span.word{font:500 18px var(--sans); letter-spacing:.5em; color:var(--gold); text-transform:uppercase; padding-left:.5em}
.hero__tagline{font:italic 500 32px var(--serif); color:var(--cream-text); margin-top:34px}
.hero__subtitle{font:400 13px var(--sans); letter-spacing:.28em; text-transform:uppercase; color:var(--grey-2); margin-top:16px}
.hero__ctas{display:flex; gap:16px; justify-content:center; margin-top:42px; flex-wrap:wrap}

/* ===== Scenic band (Home) ===== */
.scenic{position:relative; height:420px; overflow:hidden; border-top:1px solid rgba(198,161,90,.25); border-bottom:1px solid rgba(198,161,90,.25)}
.scenic svg{position:absolute; inset:0; width:100%; height:100%; display:block}
.scenic__caption{position:absolute; left:0; right:0; bottom:22px; text-align:center; font:400 12px var(--sans); letter-spacing:.28em; text-transform:uppercase; color:rgba(231,222,205,.6)}

/* ===== Services grid (Home) ===== */
.services-grid{display:grid; grid-template-columns:repeat(5,1fr); gap:22px}
.svc{background:#fff; border:1px solid var(--card-border); padding:32px 24px; transition:transform .25s, box-shadow .25s}
.svc:hover{transform:translateY(-4px); box-shadow:0 14px 34px rgba(15,29,46,.12)}
.svc__num{font:600 30px var(--serif); color:var(--gold)}
.svc__title{font:600 18px var(--serif); color:var(--navy); margin-top:12px; letter-spacing:.02em}
.svc__desc{font:300 13px var(--sans); color:var(--grey-1); line-height:1.7; margin-top:10px}

/* ===== Split sections (About Split on Home, Bio Split on About) ===== */
.split{display:grid; grid-template-columns:1fr 1fr}
.split--bio{grid-template-columns:.9fr 1.1fr; align-items:stretch}
.split__media{background:linear-gradient(160deg,var(--navy-media-1),var(--navy)); min-height:540px; display:flex; align-items:flex-end; justify-content:center; overflow:hidden}
.split--bio .split__media{min-height:600px}
.split__media img{height:96%; width:auto; max-width:100%; object-fit:contain; display:block}
.split--bio .split__media img{height:97%}
.split__content{background:var(--navy); padding:84px 64px; display:flex; flex-direction:column; justify-content:center}
.split__content--light{background:var(--off-white); padding:84px 72px}
.split__name{font:600 46px var(--serif); color:#f5f0e6; margin-top:14px; line-height:1.1}
.split__bio{font:300 16px var(--sans); color:var(--grey-3); line-height:1.9; margin-top:22px; max-width:460px}
.split__link{display:inline-block; font:600 13px var(--sans); letter-spacing:.16em; text-transform:uppercase; color:var(--gold-light); margin-top:32px; border-bottom:1px solid var(--gold); padding-bottom:6px; align-self:flex-start; transition:color .2s}
.split__link:hover{color:var(--navy)}

/* About bio split specifics */
.bio-heading{font:600 38px var(--serif); color:var(--navy); line-height:1.2}
.bio-para{font:300 16px var(--sans); color:var(--body-grey); line-height:1.95; margin-top:24px}
.bio-para + .bio-para{margin-top:18px}
.bio-stats{display:flex; gap:48px; margin-top:36px; flex-wrap:wrap}
.bio-stat__value{font:600 36px var(--serif); color:var(--gold)}
.bio-stat__label{font:400 12px var(--sans); letter-spacing:.12em; text-transform:uppercase; color:var(--label-brown); margin-top:2px}

/* ===== Quote (Home) ===== */
.quote{background:var(--cream); padding:88px 40px; text-align:center}
.quote__inner{max-width:880px; margin:0 auto}
.quote__mark{font:600 40px var(--serif); color:var(--gold); line-height:1}
.quote__text{font:italic 500 30px var(--serif); color:var(--navy); line-height:1.5; margin-top:8px}
.quote__attr{font:500 13px var(--sans); letter-spacing:.2em; text-transform:uppercase; color:var(--label-brown); margin-top:24px}

/* ===== Footer ===== */
.site-footer-wrap{background:var(--navy-deep); padding:44px 40px 28px}
.site-footer-wrap.has-cta{padding:80px 40px 0}

.footer-cta{max-width:1280px; margin:0 auto; text-align:center; padding-bottom:64px; border-bottom:1px solid rgba(198,161,90,.2)}
.footer-cta__title{font:600 44px var(--serif); color:#f5f0e6}
.footer-cta__desc{font:300 16px var(--sans); color:var(--grey-2); margin-top:14px; max-width:520px; margin-left:auto; margin-right:auto; line-height:1.7}
.footer-cta .btn{margin-top:30px}

.site-footer-bar{max-width:1280px; margin:0 auto; display:flex; align-items:center; justify-content:space-between; flex-wrap:wrap; gap:24px}
.site-footer-wrap:not(.has-cta) .site-footer-bar{padding-bottom:28px; border-bottom:1px solid rgba(255,255,255,.06)}
.site-footer-wrap.has-cta .site-footer-bar{padding:44px 0}

.site-footer-brand{display:flex; align-items:center; gap:14px}
.site-footer-brand img{height:26px; width:auto}
.site-footer-brand span{font:600 17px var(--serif); letter-spacing:.3em; color:#f5f0e6}
.site-footer-contact{font:300 14px var(--sans); color:var(--grey-2); letter-spacing:.04em}
.site-footer-links{display:flex; align-items:center; gap:26px; font:500 13px var(--sans); letter-spacing:.06em; color:var(--grey-4); flex-wrap:wrap}
.social-link{display:inline-flex; align-items:center; color:var(--grey-4); transition:color .2s}
.social-link:hover{color:var(--gold-light)}

.site-footer-bottom{max-width:1280px; margin:0 auto; font:300 12px var(--sans); color:var(--footer-copy); letter-spacing:.04em; text-align:center}
.site-footer-wrap:not(.has-cta) .site-footer-bottom{padding-top:18px}
.site-footer-wrap.has-cta .site-footer-bottom{padding:18px 0 28px; border-top:1px solid rgba(255,255,255,.06)}

.footer-badges{max-width:1280px; margin:0 auto; display:flex; align-items:center; justify-content:center; gap:12px; flex-wrap:wrap; padding-top:22px}
.footer-badge{background:#fff; border-radius:4px; padding:6px 10px; display:inline-flex; align-items:center; line-height:0}
.footer-badge img{height:20px; width:auto; display:block}
.footer-badge__caption{font:300 12px var(--sans); color:var(--footer-copy); letter-spacing:.02em}

/* ===== Page header (About / Listings / Contact) ===== */
.page-header{background:var(--navy); padding:72px 40px 80px; text-align:center}
.page-header__title{font:600 72px var(--serif); color:#f5f0e6; margin-top:14px; line-height:1.05}
.page-header__subtitle{font:400 14px var(--sans); letter-spacing:.24em; text-transform:uppercase; color:var(--grey-2); margin-top:14px}
.page-header__desc{font:300 16px var(--sans); color:var(--grey-3); line-height:1.7; margin-top:16px; max-width:560px; margin-left:auto; margin-right:auto}

/* ===== Values grid (About) ===== */
.values-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:28px}
.value-card{background:#fff; border:1px solid var(--card-border); padding:44px 38px}
.value-card__title{font:600 28px var(--serif); color:var(--gold)}
.value-card__desc{font:300 15px var(--sans); color:var(--grey-1); line-height:1.8; margin-top:14px}

/* ===== Areas served (About) ===== */
.areas{background:var(--navy); padding:88px 40px}
.areas__inner{max-width:1100px; margin:0 auto; text-align:center}
.areas__title{font:600 46px var(--serif); color:#f5f0e6; margin-top:12px}
.areas__desc{font:300 16px var(--sans); color:var(--grey-3); line-height:1.8; margin-top:18px; max-width:620px; margin-left:auto; margin-right:auto}
.pills{display:flex; flex-wrap:wrap; justify-content:center; gap:14px; margin-top:36px}
.pill{border:1px solid var(--pill-border); color:var(--pill-text); font:400 14px var(--sans); letter-spacing:.06em; padding:11px 22px; border-radius:40px}

/* ===== Simple CTA sections (About / Listings) ===== */
.cta-simple{padding:84px 40px; text-align:center}
.cta-simple--cream{background:var(--cream)}
.cta-simple--navy{background:var(--navy)}
.cta-simple__quote{font:italic 500 30px var(--serif); color:var(--navy)}
.cta-simple__title{font:600 42px var(--serif); color:#f5f0e6}
.cta-simple__desc{font:300 16px var(--sans); color:var(--grey-3); margin-top:14px; max-width:520px; margin-left:auto; margin-right:auto; line-height:1.7}
.cta-simple .btn{margin-top:26px}
.cta-simple--navy .btn{margin-top:30px}

/* ===== Search portals (Listings) ===== */
.portals-section{background:var(--cream); padding:64px 40px}
.portals-label{text-align:center; font:500 13px var(--sans); letter-spacing:.3em; text-transform:uppercase; color:var(--label-gold); margin-bottom:30px}
.portals-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:22px}
.listings-grid{display:grid; grid-template-columns:repeat(auto-fill, minmax(260px,1fr)); gap:22px}
.portal{display:block; background:#fff; border:1px solid var(--card-border); padding:38px 32px; text-align:center; transition:transform .25s, border-color .25s}
.portal:hover{transform:translateY(-4px); border-color:var(--gold)}
.portal__title{font:600 26px var(--serif); color:var(--navy)}
.portal__desc{font:300 14px var(--sans); color:var(--grey-1); line-height:1.7; margin-top:10px}
.portal__link{font:600 12px var(--sans); letter-spacing:.16em; text-transform:uppercase; color:var(--gold); margin-top:18px}
.portals-note{text-align:center; font:300 13px var(--sans); color:var(--label-brown); margin-top:24px; font-style:italic}

.listing-card{padding:0; text-align:left; overflow:hidden}
.listing-card__media{height:200px}
.listing-card__media img{width:100%; height:100%; object-fit:cover; display:block}
.listing-card__body{padding:22px 24px}
.listing-card .portal__title{font-size:22px}

/* ===== Featured listings (Listings) ===== */
.featured-section{background:var(--off-white); padding:88px 40px}
.featured-header{display:flex; align-items:flex-end; justify-content:space-between; margin-bottom:44px; flex-wrap:wrap; gap:16px}
.featured-header__note{font:300 14px var(--sans); color:var(--label-brown); font-style:italic; max-width:320px; text-align:right}
.cards-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:28px}
.card{background:#fff; border:1px solid var(--card-border-2); overflow:hidden; transition:transform .25s, box-shadow .25s}
.card:hover{transform:translateY(-5px); box-shadow:0 18px 40px rgba(15,29,46,.16)}
.card__media{height:230px; position:relative}
.card__badge{position:absolute; top:16px; left:16px; font:600 11px var(--sans); letter-spacing:.14em; text-transform:uppercase; padding:7px 14px; border-radius:2px}
.card__badge--sale{background:var(--navy); color:#f5f0e6}
.card__badge--land{background:var(--gold); color:var(--navy)}
.card__badge--pending{background:#7d8a5e; color:#f5f0e6}
.card__body{padding:24px}
.card__price{font:600 26px var(--serif); color:var(--navy)}
.card__addr{font:500 15px var(--sans); color:var(--navy); margin-top:6px}
.card__city{font:300 14px var(--sans); color:var(--grey-1); margin-top:2px}
.card__meta{display:flex; gap:18px; margin-top:16px; padding-top:16px; border-top:1px solid var(--divider); font:400 13px var(--sans); color:var(--grey-1); flex-wrap:wrap}

/* ===== Contact methods ===== */
.methods-section{background:var(--cream); padding:56px 40px}
.methods-grid{max-width:1080px; margin:0 auto; display:grid; grid-template-columns:repeat(3,1fr); gap:22px}
.method{display:block; background:#fff; border:1px solid var(--card-border); padding:36px 30px; text-align:center; transition:transform .25s, border-color .25s}
.method:hover{transform:translateY(-4px); border-color:var(--gold)}
.method__label{font:500 12px var(--sans); letter-spacing:.2em; text-transform:uppercase; color:var(--label-gold)}
.method__value{font:600 28px var(--serif); color:var(--navy); margin-top:10px}
.method__value--sm{font:600 22px var(--serif); color:var(--navy); margin-top:10px; word-break:break-all}
.method__note{font:300 13px var(--sans); color:var(--grey-1); margin-top:8px}

/* ===== Contact form ===== */
.form-section{background:var(--off-white); padding:84px 40px}
.form-section__inner{max-width:760px; margin:0 auto}
.form-header{text-align:center; margin-bottom:40px}
.form-header .section-title{font-size:44px}
.contact-form input, .contact-form select, .contact-form textarea{font-family:var(--sans)}
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus{outline:none; border-color:var(--gold) !important}
.contact-form input::placeholder, .contact-form textarea::placeholder{color:var(--placeholder-grey)}
.form-row{display:grid; grid-template-columns:1fr 1fr; gap:18px}
.form-group{margin-top:18px}
.form-row .form-group{margin-top:0}
.form-group label{font:500 12px var(--sans); letter-spacing:.1em; text-transform:uppercase; color:var(--grey-1)}
.form-group input, .form-group select, .form-group textarea{width:100%; margin-top:8px; padding:14px 16px; border:1px solid var(--input-border); background:#fff; font-size:15px; color:var(--navy); border-radius:2px}
.form-group textarea{resize:vertical}
.contact-form .btn-gold{width:100%; margin-top:24px; padding:18px}
.form-honeypot{position:absolute; left:-9999px; width:1px; height:1px; overflow:hidden}
.form-note{font:300 12px var(--sans); color:var(--label-brown); text-align:center; margin-top:16px; font-style:italic}
.form-error{display:none; font:400 13px var(--sans); color:#a6392f; text-align:center; margin-top:14px}
.thanks{display:none; text-align:center; padding:48px 20px; background:var(--cream); border:1px solid var(--card-border); border-radius:3px}
.thanks__title{font:600 36px var(--serif); color:var(--navy)}
.thanks__desc{font:300 16px var(--sans); color:var(--grey-1); margin-top:12px; line-height:1.7}

/* =========================================================
   RESPONSIVE
   ========================================================= */
@media (max-width:1024px){
  .services-grid{grid-template-columns:repeat(2,1fr)}
  .cards-grid{grid-template-columns:repeat(2,1fr)}
  .hero__title{font-size:clamp(52px, 9vw, 92px)}
  .page-header__title{font-size:clamp(44px, 8vw, 72px)}
  .section-title{font-size:clamp(32px, 5vw, 48px)}
}

@media (max-width:860px){
  .nav-links{display:none; position:absolute; top:100%; left:0; right:0; background:var(--navy); flex-direction:column; align-items:flex-start; padding:20px 40px 28px; gap:20px; border-bottom:1px solid rgba(198,161,90,.22)}
  .nav-links.open{display:flex}
  .nav-cta{align-self:flex-start}
  .nav-toggle{display:flex}
}

@media (max-width:900px){
  .split, .split--bio{grid-template-columns:1fr}
  .split__media, .split--bio .split__media{min-height:360px}
  .split__content, .split__content--light{padding:56px 32px}
}

@media (max-width:768px){
  .section{padding:56px 24px}
  .hero{padding:56px 24px 64px}
  .scenic{height:260px}
  .services-grid{grid-template-columns:1fr}
  .values-grid{grid-template-columns:1fr}
  .portals-grid{grid-template-columns:1fr}
  .methods-grid{grid-template-columns:1fr}
  .cards-grid{grid-template-columns:1fr}
  .page-header{padding:48px 24px 56px}
  .areas{padding:56px 24px}
  .cta-simple{padding:56px 24px}
  .form-section, .portals-section, .featured-section, .methods-section{padding:48px 24px}
  .site-footer-bar{flex-direction:column; align-items:flex-start; text-align:left}
  .site-footer-links{gap:18px}
  .form-row{grid-template-columns:1fr}
  .bio-stats{gap:28px}
  .quote__text{font-size:24px}
  .featured-header__note{text-align:left; max-width:none}
}

@media (max-width:480px){
  .hero__divider span.word{letter-spacing:.3em}
  .hero__ctas{flex-direction:column; width:100%}
  .hero__ctas .btn{width:100%; text-align:center}
  .pills{gap:10px}
  .pill{padding:9px 16px; font-size:13px}
  .quote__text{font-size:20px}
  .page-header__title{letter-spacing:0}
}