:root {
  --navy: #0b2242;
  --navy-deep: #07182f;
  --navy-soft: #183453;
  --ink: #17202b;
  --muted: #68727d;
  --paper: #f7f5f0;
  --white: #fff;
  --line: #d9d8d3;
  --gold: #b49157;
  --gold-light: #d9c29a;
  --sans: "Segoe UI", Arial, sans-serif;
  --display: Georgia, "Times New Roman", serif;
  --container: 1200px;
  --section-space: clamp(5.5rem, 10vw, 9rem);
  --shadow: 0 24px 70px rgb(5 20 40 / 14%);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
[id] { scroll-margin-top: 80px; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: var(--sans); line-height: 1.6; -webkit-font-smoothing: antialiased; }
body.nav-open { overflow: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input, textarea { font: inherit; }
button { color: inherit; }

.container { width: min(calc(100% - 3rem), var(--container)); margin-inline: auto; }
.section { padding-block: var(--section-space); }
.skip-link { position: fixed; z-index: 200; top: 1rem; left: 1rem; padding: .8rem 1rem; color: var(--white); background: var(--navy); transform: translateY(-180%); transition: transform .2s ease; }
.skip-link:focus { transform: translateY(0); }
:focus-visible { outline: 3px solid var(--gold); outline-offset: 4px; }

.eyebrow { display: flex; align-items: center; gap: .8rem; margin: 0 0 1.25rem; color: var(--navy); font-size: .75rem; font-weight: 600; letter-spacing: .17em; line-height: 1; text-transform: uppercase; }
.eyebrow::before { width: 2.25rem; height: 1px; background: var(--gold); content: ""; }
.eyebrow-light { color: rgb(255 255 255 / 78%); }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { font-family: var(--display); font-weight: 400; letter-spacing: -.035em; }
h1 { max-width: 800px; margin-bottom: 1.5rem; font-size: clamp(2.65rem, 5.6vw, 5.25rem); line-height: 1.03; }
h2 { margin-bottom: 1.5rem; color: var(--navy); font-size: clamp(2.15rem, 4vw, 3.8rem); line-height: 1.1; }
h3 { font-size: 1.35rem; }
.lead { color: var(--ink); font-family: var(--display); font-size: clamp(1.35rem, 2.1vw, 1.8rem); line-height: 1.45; letter-spacing: -.02em; }

.button { display: inline-flex; min-height: 3.25rem; align-items: center; justify-content: center; padding: .9rem 1.45rem; border: 1px solid var(--navy); color: var(--white); background: var(--navy); font-size: .8rem; font-weight: 600; letter-spacing: .08em; line-height: 1; text-decoration: none; text-transform: uppercase; transition: background-color .2s ease, border-color .2s ease, color .2s ease, transform .2s ease; cursor: pointer; }
.button:hover { background: var(--navy-soft); border-color: var(--navy-soft); transform: translateY(-1px); }
.button-small { min-height: 2.75rem; padding: .75rem 1.15rem; }
.button-light { color: var(--navy); background: var(--white); border-color: var(--white); }
.button-light:hover { color: var(--navy); background: var(--gold-light); border-color: var(--gold-light); }
.button-gold { color: var(--navy-deep); background: var(--gold-light); border-color: var(--gold-light); }
.button-gold:hover { color: var(--white); background: var(--gold); border-color: var(--gold); }
.text-link { display: inline-flex; align-items: center; gap: .65rem; font-size: .8rem; font-weight: 600; letter-spacing: .08em; text-underline-offset: .35rem; text-transform: uppercase; }
.text-link span { font-size: 1.15rem; transition: transform .2s ease; }
.text-link:hover span { transform: translateX(4px); }
.text-link-light { color: var(--white); }

.site-header { position: fixed; z-index: 100; top: 0; right: 0; left: 0; height: 82px; color: var(--navy); background: rgb(247 245 240 / 96%); border-bottom: 1px solid transparent; transition: height .25s ease, border-color .25s ease, box-shadow .25s ease; }
.site-header.scrolled { height: 70px; border-color: rgb(11 34 66 / 12%); box-shadow: 0 8px 32px rgb(7 24 47 / 7%); }
.header-inner { display: flex; height: 100%; align-items: center; justify-content: space-between; }
.brand { display: inline-flex; align-items: center; gap: .75rem; text-decoration: none; }
.brand img { width: 46px; height: 46px; object-fit: contain; }
.brand-name { font-family: var(--sans); font-size: .92rem; font-weight: 600; letter-spacing: .13em; line-height: 1.15; text-transform: uppercase; }
.brand-name span { display: block; color: #646b74; font-size: .61rem; font-weight: 500; letter-spacing: .25em; }
.primary-nav { display: flex; align-items: center; gap: 2.25rem; }
.primary-nav > a:not(.button) { position: relative; font-size: .8rem; font-weight: 500; letter-spacing: .05em; text-decoration: none; }
.primary-nav > a:not(.button)::after { position: absolute; right: 0; bottom: -.45rem; left: 0; height: 1px; background: var(--gold); transform: scaleX(0); transform-origin: left; transition: transform .2s ease; content: ""; }
.primary-nav > a:not(.button):hover::after { transform: scaleX(1); }
.nav-toggle { display: none; width: 46px; height: 46px; align-items: center; justify-content: center; padding: 0; border: 0; background: transparent; cursor: pointer; }
.nav-toggle span { position: absolute; width: 24px; height: 1px; background: var(--navy); transition: transform .25s ease; }
.nav-toggle span:first-child { transform: translateY(-4px); }
.nav-toggle span:last-child { transform: translateY(4px); }

.hero { position: relative; display: flex; min-height: max(700px, 92vh); align-items: center; overflow: hidden; padding: 150px 0 90px; color: var(--white); background: var(--navy-deep); }
.hero-image, .hero-overlay { position: absolute; inset: 0; width: 100%; height: 100%; }
.hero-image { object-fit: cover; object-position: center; }
.hero-overlay { background: linear-gradient(90deg, rgb(5 20 40 / 94%) 0%, rgb(5 20 40 / 80%) 38%, rgb(5 20 40 / 28%) 70%, rgb(5 20 40 / 8%) 100%), linear-gradient(0deg, rgb(4 16 32 / 40%), transparent 45%); }
.hero-content { position: relative; z-index: 1; }
.hero-copy { max-width: 625px; margin-bottom: 2.25rem; color: rgb(255 255 255 / 82%); font-size: clamp(1.05rem, 1.5vw, 1.2rem); line-height: 1.75; }
.hero-actions { display: flex; align-items: center; gap: 2rem; }
.hero-scroll { position: absolute; z-index: 1; right: clamp(2rem, 5vw, 5rem); bottom: 2.25rem; display: flex; align-items: center; gap: .85rem; color: rgb(255 255 255 / 70%); font-size: .68rem; font-weight: 600; letter-spacing: .16em; text-decoration: none; text-transform: uppercase; }
.hero-scroll i { width: 3.5rem; height: 1px; background: rgb(255 255 255 / 50%); transition: width .2s ease; }
.hero-scroll:hover i { width: 4.25rem; }

.about-grid { display: grid; grid-template-columns: .95fr 1.05fr; gap: clamp(3rem, 9vw, 8rem); align-items: start; }
.section-heading h2 { margin-bottom: 0; }
.about-copy { max-width: 600px; padding-top: 2.75rem; }
.about-copy > p:not(.lead) { max-width: 520px; color: var(--muted); font-size: 1.05rem; }
.owner-line { display: grid; grid-template-columns: 4rem 1fr; gap: 1.2rem; align-items: start; margin-top: 3rem; padding-top: 1.5rem; border-top: 1px solid var(--line); }
.owner-line span { height: 2px; margin-top: .65rem; background: var(--gold); }
.owner-line p { margin-bottom: 0; color: var(--navy); font-size: .76rem; font-weight: 600; letter-spacing: .1em; line-height: 1.65; text-transform: uppercase; }

.approach { color: var(--white); background: var(--navy-deep); }
.approach h2 { color: var(--white); }
.approach-intro { display: grid; grid-template-columns: 1.15fr .7fr; gap: clamp(3rem, 10vw, 9rem); align-items: end; margin-bottom: clamp(3rem, 7vw, 6rem); }
.approach-intro > p { max-width: 445px; margin-bottom: .5rem; color: rgb(255 255 255 / 63%); font-size: 1.05rem; }
.pillars { margin: 0; padding: 0; list-style: none; border-top: 1px solid rgb(255 255 255 / 18%); }
.pillar { display: grid; grid-template-columns: 110px 1fr; gap: 1.5rem; align-items: start; padding: 2.2rem 0; border-bottom: 1px solid rgb(255 255 255 / 18%); }
.pillar-number { color: var(--gold-light); font-family: var(--display); font-size: .76rem; letter-spacing: .12em; }
.pillar > div { display: grid; grid-template-columns: minmax(220px, .65fr) 1fr; gap: clamp(2rem, 9vw, 8rem); }
.pillar h3 { margin-bottom: 0; color: var(--white); font-size: clamp(1.25rem, 2vw, 1.7rem); }
.pillar p { max-width: 520px; margin-bottom: 0; color: rgb(255 255 255 / 62%); }

.focus-intro { display: grid; grid-template-columns: .9fr .8fr; gap: 4rem; align-items: end; margin-bottom: 3.75rem; }
.focus-intro > p { max-width: 540px; margin-bottom: .25rem; color: var(--muted); font-size: 1.05rem; }
.focus-grid { display: grid; grid-template-columns: 1.15fr .85fr; grid-template-rows: 300px 300px; gap: 1rem; }
.focus-card { position: relative; display: flex; min-height: 260px; flex-direction: column; justify-content: space-between; overflow: hidden; padding: 2rem; color: var(--white); background: var(--navy); }
.focus-card::after { position: absolute; inset: 0; pointer-events: none; content: ""; }
.focus-card > * { position: relative; z-index: 1; }
.focus-card h3 { margin-bottom: .5rem; color: var(--white); font-size: clamp(1.4rem, 2.2vw, 2rem); }
.focus-card p { max-width: 450px; margin-bottom: 0; color: rgb(255 255 255 / 72%); font-size: .92rem; }
.focus-index { font-size: .7rem; font-weight: 600; letter-spacing: .14em; }
.focus-card-image { background: linear-gradient(0deg, rgb(4 18 36 / 80%), rgb(4 18 36 / 5%) 62%), url("assets/images/hero-property.jpg") center / cover; }
.focus-card-land { background: linear-gradient(140deg, #82735b, #c5b38e); }
.focus-card-land::after { background: linear-gradient(168deg, transparent 0 46%, rgb(24 52 83 / 45%) 46.4% 50%, transparent 50.4%), linear-gradient(172deg, transparent 0 61%, rgb(7 24 47 / 55%) 61.4% 75%, transparent 75.4%); }
.focus-card-lines { background: #ded9ce; color: var(--navy); }
.focus-card-lines h3, .focus-card-lines p { color: var(--navy); }
.focus-card-lines::after { opacity: .28; background: repeating-linear-gradient(90deg, transparent 0 62px, var(--navy) 63px 64px), repeating-linear-gradient(0deg, transparent 0 62px, var(--navy) 63px 64px); }
.focus-card-navy { background: var(--navy); }
.focus-note { margin: 1rem 0 0; color: var(--muted); font-size: .72rem; }

.principles { padding-block: clamp(4.5rem, 8vw, 7rem); background: var(--white); border-block: 1px solid var(--line); }
.principles-grid { display: grid; grid-template-columns: .75fr 1.25fr; gap: 5rem; align-items: start; }
.principles-list { display: grid; grid-template-columns: 1fr 1fr; margin: 0; border-top: 1px solid var(--line); }
.principles-list div { padding: 1.75rem 1.5rem 1.75rem 0; border-bottom: 1px solid var(--line); }
.principles-list div:nth-child(odd) { border-right: 1px solid var(--line); }
.principles-list div:nth-child(even) { padding-left: 1.5rem; }
.principles-list dt { margin-bottom: .35rem; color: var(--navy); font-family: var(--display); font-size: 1.1rem; font-weight: 600; }
.principles-list dd { margin: 0; color: var(--muted); font-size: .9rem; }

.contact { color: var(--white); background: var(--navy); }
.contact-grid { display: grid; grid-template-columns: 1fr; max-width: 600px; margin-inline:auto;}
.contact h2 { color: var(--white); }
.contact-lead { max-width: 460px; color: rgb(255 255 255 / 68%); font-size: 1.08rem; }
.contact-details { display: grid; gap: 1.35rem; margin-top: 3rem; }
.contact-details div { display: grid; gap: .2rem; }
.contact-details span { color: var(--gold-light); font-size: .65rem; font-weight: 600; letter-spacing: .15em; text-transform: uppercase; }
.contact-details a, .contact-details p { width: fit-content; margin: 0; color: var(--white); font-size: .95rem; text-underline-offset: .3rem; }
.placeholder-note { margin-top: 1.2rem; color: rgb(255 255 255 / 44%); font-size: .7rem; }
.contact-form { padding: clamp(2rem, 5vw, 3.75rem); color: var(--ink); background: var(--paper); box-shadow: var(--shadow); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.25rem; }
.field { margin-bottom: 1.35rem; }
.field label { display: block; margin-bottom: .5rem; color: var(--navy); font-size: .72rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.field label span { color: var(--muted); font-weight: 400; letter-spacing: 0; text-transform: none; }
.field input, .field textarea { width: 100%; border: 0; border-bottom: 1px solid #aeb1b3; border-radius: 0; color: var(--ink); background: transparent; transition: border-color .2s ease; }
.field input { height: 2.9rem; }
.field textarea { min-height: 7rem; padding: .7rem 0; resize: vertical; }
.field input:hover, .field textarea:hover, .field input:focus, .field textarea:focus { border-color: var(--navy); outline: none; }
.field input:focus-visible, .field textarea:focus-visible { box-shadow: 0 2px 0 var(--gold); }
.form-footer { display: flex; align-items: center; gap: 1.25rem; margin-top: 2rem; }
.form-note { max-width: 190px; margin: 0; color: var(--muted); font-size: .7rem; line-height: 1.4; }
.form-status { min-height: 1.5em; margin: 1rem 0 0; color: var(--navy); font-size: .8rem; }

.site-footer { padding-block: 2rem; color: rgb(255 255 255 / 62%); background: var(--navy-deep); }
.footer-inner { display: grid; grid-template-columns: 1fr auto 1fr; align-items: center; gap: 2rem; font-size: .72rem; }
.footer-brand { display: flex; align-items: center; gap: .7rem; color: var(--white); font-family: var(--display); font-size: .78rem; font-weight: 600; letter-spacing: .1em; text-decoration: none; text-transform: uppercase; }
.footer-brand img { width: 38px; height: 38px; object-fit: contain; filter: brightness(0) invert(1); opacity: .95; }
.footer-inner p { margin: 0; text-align: center; }
.footer-inner > a:last-child { justify-self: end; text-underline-offset: .25rem; }

@media (max-width: 780px) {
  .container { width: min(calc(100% - 2rem), var(--container)); }
  .site-header { height: 70px; }
  .brand img { width: 40px; height: 40px; }
  .nav-toggle { position: relative; z-index: 2; display: flex; }
  .nav-toggle[aria-expanded="true"] span:first-child { transform: rotate(45deg); }
  .nav-toggle[aria-expanded="true"] span:last-child { transform: rotate(-45deg); }
  .primary-nav { position: fixed; inset: 0; display: flex; visibility: hidden; flex-direction: column; align-items: flex-start; justify-content: center; gap: 1.75rem; padding: 6rem 2rem 3rem; color: var(--white); background: var(--navy-deep); opacity: 0; pointer-events: none; transform: translateY(-1rem); transition: visibility 0s linear .22s, opacity .22s ease, transform .22s ease; }
  .primary-nav.open { visibility: visible; opacity: 1; pointer-events: auto; transform: translateY(0); transition-delay: 0s; }
  .primary-nav > a:not(.button) { font-family: var(--display); font-size: 2rem; letter-spacing: -.03em; }
  .primary-nav .button { margin-top: .5rem; color: var(--navy); background: var(--white); border-color: var(--white); }
  .hero { min-height: 720px; padding-top: 122px; }
  .hero-image { object-position: 61% center; }
  .hero-overlay { background: linear-gradient(90deg, rgb(5 20 40 / 92%) 0%, rgb(5 20 40 / 66%) 100%), linear-gradient(0deg, rgb(4 16 32 / 50%), transparent); }
  h1 br { display: none; }
  .hero-copy { line-height: 1.6; }
  .hero-scroll { display: none; }
  .about-grid, .approach-intro, .focus-intro, .principles-grid, .contact-grid { grid-template-columns: 1fr; }
  .about-copy { padding-top: 0; }
  .approach-intro { gap: 1.5rem; }
  .pillar { grid-template-columns: 56px 1fr; }
  .pillar > div { grid-template-columns: 1fr; gap: .65rem; }
  .focus-intro { gap: 1.5rem; }
  .focus-grid { grid-template-columns: 1fr 1fr; grid-template-rows: 370px 270px 270px; }
  .focus-card-image { grid-column: span 2; grid-row: auto; }
  .focus-card-navy { grid-column: span 2; }
  .contact-grid { gap: 3.5rem; }
  .footer-inner { grid-template-columns: 1fr; justify-items: center; gap: 1rem; text-align: center; }
  .footer-inner > a:last-child { justify-self: center; }
}

@media (max-width: 520px) {
  .brand-name { font-size: .82rem; }
  .brand-name span { font-size: .55rem; }
  .hero { min-height: 700px; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 1.4rem; }
  .hero .button { width: 100%; }
  .owner-line { grid-template-columns: 2.5rem 1fr; }
  .pillar { grid-template-columns: 1fr; gap: .7rem; }
  .focus-grid { display: grid; grid-template-columns: 1fr; grid-template-rows: 350px repeat(3, 240px); }
  .focus-card-image { grid-column: auto; }
  .focus-card-navy { grid-column: auto; }
  .principles-list { grid-template-columns: 1fr; }
  .principles-list div:nth-child(odd) { border-right: 0; }
  .principles-list div:nth-child(even) { padding-left: 0; }
  .form-row { grid-template-columns: 1fr; gap: 0; }
  .contact-form { padding-inline: 1.3rem; }
  .form-footer { align-items: stretch; flex-direction: column; }
  .form-note { max-width: none; }
}

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