:root{
  --navy:#0e1e33; --navy2:#16304f; --ink:#1b2430; --muted:#6a7380;
  --gold:#c6a35a; --gold2:#e0c78f; --burgundy:#7a1f2b; --red:#c8102e;
  --cream:#f8f5ef; --line:#e6e0d4;
  --serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;
  --sans:'Montserrat',Arial,Helvetica,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);line-height:1.75;background:#fff;font-size:16px;font-weight:400}
a{color:inherit}
img{max-width:100%;display:block}
.wrap{max-width:1180px;margin:0 auto;padding:0 28px}
h1,h2,h3{font-family:var(--serif);font-weight:500;letter-spacing:.01em;line-height:1.15;margin:0}
.eyebrow{font-family:var(--sans);font-size:12px;letter-spacing:.32em;text-transform:uppercase;color:var(--gold);font-weight:600;display:block;margin-bottom:16px}
.rule{width:64px;height:1px;background:var(--gold);margin:22px 0}
.center .rule{margin:22px auto}
.center{text-align:center}

/* buttons */
.btn{display:inline-block;padding:15px 34px;font-size:12px;letter-spacing:.22em;text-transform:uppercase;font-weight:600;text-decoration:none;border:1px solid transparent;transition:.25s;cursor:pointer;font-family:var(--sans)}
.btn-gold{background:var(--gold);color:var(--navy)}
.btn-gold:hover{background:var(--gold2)}
.btn-line{border-color:#fff;color:#fff}
.btn-line:hover{background:#fff;color:var(--navy)}
.btn-dark{background:var(--navy);color:#fff}
.btn-dark:hover{background:var(--navy2)}
.btn-outline{border-color:var(--navy);color:var(--navy)}
.btn-outline:hover{background:var(--navy);color:#fff}

/* header */
.topbar{background:var(--navy);color:#cfd6df;font-size:12px;letter-spacing:.08em}
.topbar .wrap{display:flex;justify-content:space-between;gap:12px;padding-top:9px;padding-bottom:9px;flex-wrap:wrap}
.topbar a{text-decoration:none;color:#fff}
.topbar a:hover{color:var(--gold2)}
header.site{background:rgba(255,255,255,.97);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:50;backdrop-filter:blur(6px)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-top:12px;padding-bottom:12px}
header.site .logo img{height:66px;width:auto}
header.site nav a{color:var(--navy);text-decoration:none;font-size:12px;letter-spacing:.18em;text-transform:uppercase;font-weight:600;margin-left:26px;padding:6px 0;border-bottom:1px solid transparent}
header.site nav a:hover,header.site nav a.active{border-bottom-color:var(--gold);color:var(--navy)}
header.site nav a.cta{background:var(--navy);color:#fff;padding:11px 20px;border:0}
header.site nav a.cta:hover{background:var(--gold);color:var(--navy)}
.menu-btn{display:none;background:none;border:1px solid var(--navy);color:var(--navy);padding:8px 14px;font:600 12px var(--sans);letter-spacing:.15em;text-transform:uppercase;cursor:pointer}

/* hero */
.hero{position:relative;min-height:88vh;display:flex;align-items:center;color:#fff;background:var(--navy) center/cover no-repeat}
.hero:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(9,20,36,.88) 0%,rgba(9,20,36,.6) 45%,rgba(9,20,36,.15) 100%)}
.hero .wrap{position:relative;z-index:1;width:100%}
.hero h1{font-size:68px;max-width:780px;margin-bottom:22px}
.hero h1 em{font-style:italic;color:var(--gold2)}
.hero p{font-size:18px;max-width:560px;color:#e2e7ee;margin:0 0 36px;font-weight:300}
.hero .btn+.btn{margin-left:12px}
.page-hero{position:relative;padding:150px 0 110px;color:#fff;background:var(--navy) center/cover no-repeat;text-align:center}
.page-hero:before{content:"";position:absolute;inset:0;background:rgba(9,20,36,.66)}
.page-hero .wrap{position:relative}
.page-hero h1{font-size:58px}
.page-hero p{max-width:640px;margin:16px auto 0;color:#e2e7ee;font-weight:300;font-size:17px}

/* stat strip */
.strip{background:var(--navy);color:#fff}
.strip .wrap{display:grid;grid-template-columns:repeat(4,1fr);text-align:center}
.strip div.s{padding:34px 10px;border-right:1px solid rgba(255,255,255,.1)}
.strip div.s:last-child{border-right:0}
.strip strong{display:block;font-family:var(--serif);font-size:40px;font-weight:500;color:var(--gold2);line-height:1.1}
.strip span{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:#aab6c4}

/* sections */
section{padding:110px 0}
section.cream{background:var(--cream)}
section.dark{background:var(--navy);color:#fff}
section.dark p{color:#c9d3de}
h2{font-size:48px;color:var(--navy)}
section.dark h2{color:#fff}
.lead{font-size:18px;color:var(--muted);max-width:700px;font-weight:300}
.center .lead{margin:0 auto}
.split{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.portrait{position:relative}
.portrait img{width:100%;height:640px;object-fit:cover;object-position:center 15%}
.portrait:after{content:"";position:absolute;inset:22px -22px -22px 22px;border:1px solid var(--gold);z-index:-1}
.signature{font-family:var(--serif);font-style:italic;font-size:28px;color:var(--navy);margin-top:12px}
.checks{list-style:none;padding:0;margin:26px 0 34px}
.checks li{padding:10px 0 10px 34px;border-bottom:1px solid var(--line);position:relative}
.checks li:before{content:"";position:absolute;left:0;top:21px;width:16px;height:1px;background:var(--gold)}

/* service cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:56px}
.svc{background:#fff;border:1px solid var(--line);padding:44px 36px;transition:.3s}
.svc:hover{transform:translateY(-6px);box-shadow:0 18px 40px rgba(14,30,51,.10)}
.svc .num{font-family:var(--serif);font-size:44px;color:var(--gold);line-height:1}
.svc h3{font-size:30px;color:var(--navy);margin:14px 0 10px}
.svc p{color:var(--muted);margin:0 0 20px}
.svc a{font-size:12px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;color:var(--navy);text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:3px}

/* listings */
.listings{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:56px}
.listing{background:#fff;text-decoration:none;color:var(--ink);display:block;border:1px solid var(--line);transition:.3s}
.listing:hover{box-shadow:0 20px 44px rgba(14,30,51,.14);transform:translateY(-4px)}
.listing .ph{position:relative;overflow:hidden;aspect-ratio:4/3}
.listing .ph img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.listing:hover .ph img{transform:scale(1.05)}
.listing .tag{position:absolute;top:16px;left:16px;background:var(--navy);color:#fff;font-size:10px;letter-spacing:.22em;text-transform:uppercase;padding:6px 12px;font-weight:600}
.listing .info{padding:24px 26px 26px}
.listing .price{font-family:var(--serif);font-size:30px;color:var(--navy);line-height:1.1}
.listing .addr{margin:6px 0 12px;font-size:14px;color:var(--muted)}
.listing .meta{display:flex;gap:18px;font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--navy);border-top:1px solid var(--line);padding-top:14px;font-weight:600}
.listing .courtesy{font-size:11px;color:#8a929c;margin-top:12px}
.disclaimer{font-size:12px;color:#8a929c;max-width:900px;margin:40px auto 0;text-align:center;line-height:1.6}

/* search */
.searchbox{background:#fff;border:1px solid var(--line);box-shadow:0 24px 60px rgba(14,30,51,.12);padding:46px;max-width:880px;margin:-70px auto 0;position:relative;z-index:2}
.areas-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;margin-top:26px}
.areas-grid a{display:block;text-align:center;padding:16px 10px;border:1px solid var(--line);text-decoration:none;color:var(--navy);font-weight:600;font-size:13px;letter-spacing:.08em;transition:.2s}
.areas-grid a:hover{border-color:var(--gold);background:var(--cream)}

/* areas photo tiles */
.tiles{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin-top:50px}
.tile{position:relative;aspect-ratio:3/4;overflow:hidden;display:block;color:#fff;text-decoration:none}
.tile img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.tile:hover img{transform:scale(1.06)}
.tile:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(9,20,36,.75),transparent 55%)}
.tile span{position:absolute;left:22px;bottom:20px;z-index:1;font-family:var(--serif);font-size:28px}

/* quote */
.quote{max-width:860px;margin:0 auto;text-align:center}
.quote .stars{color:var(--gold);letter-spacing:6px;font-size:18px}
.quote blockquote{font-family:var(--serif);font-style:italic;font-size:38px;line-height:1.35;margin:22px 0;color:#fff}
.quote cite{font-style:normal;font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold2)}

/* steps */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;margin-top:50px;counter-reset:s}
.step{border-top:1px solid var(--gold);padding-top:22px}
.step:before{counter-increment:s;content:"0" counter(s);font-family:var(--serif);font-size:38px;color:var(--gold);display:block;line-height:1}
.step h3{font-size:24px;color:var(--navy);margin:10px 0 8px}
.step p{color:var(--muted);margin:0;font-size:15px}

/* cta band */
.band{position:relative;padding:120px 0;color:#fff;text-align:center;background:var(--navy) center/cover no-repeat}
.band:before{content:"";position:absolute;inset:0;background:rgba(9,20,36,.72)}
.band .wrap{position:relative}
.band h2{color:#fff;font-size:52px}
.band p{color:#dfe5ec;max-width:620px;margin:18px auto 34px;font-weight:300}

/* contact */
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:70px;align-items:start}
.cinfo p{margin:0 0 18px}
.cinfo .label{display:block;font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);font-weight:600}
.cinfo a{text-decoration:none;color:var(--navy);font-size:18px}
form.lead{background:#fff;border:1px solid var(--line);padding:44px;box-shadow:0 24px 60px rgba(14,30,51,.08)}
form.lead .row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
form.lead label{display:block;font-size:11px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;color:var(--navy);margin:16px 0 8px}
form.lead input[type=text],form.lead input[type=email],form.lead input[type=tel],form.lead select,form.lead textarea{width:100%;border:0;border-bottom:1px solid #c9c2b4;padding:10px 2px;font:15px var(--sans);background:transparent;border-radius:0}
form.lead input:focus,form.lead select:focus,form.lead textarea:focus{outline:none;border-bottom-color:var(--gold)}
form.lead textarea{min-height:90px;resize:vertical}
.opt{text-transform:none;letter-spacing:0;color:#9aa1a9;font-weight:400}
.consent{display:flex;gap:12px;align-items:flex-start;background:var(--cream);padding:16px;margin-top:22px;font-size:12.5px;line-height:1.6;color:#4a525c}
.consent input{margin-top:3px;width:18px;height:18px;flex:0 0 auto;accent-color:var(--navy)}
.consent label{all:unset;cursor:pointer}
.consent a{color:var(--navy)}
form.lead button{margin-top:24px;width:100%}
.hp{display:none}

/* legal */
.legal{max-width:820px;margin:0 auto;padding:90px 28px 100px}
.legal h1{font-size:52px;color:var(--navy)}
.legal .sub{color:var(--muted)}
.legal h2{font-size:28px;margin-top:38px}
.legal li{margin-bottom:10px}
.legal a{color:var(--navy)}

/* footer */
footer.site{background:#09162a;color:#9eabba;padding:80px 0 30px;font-size:14px}
footer.site .cols{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:40px}
footer.site h4{font-family:var(--sans);color:#fff;font-size:11px;letter-spacing:.26em;text-transform:uppercase;margin:0 0 18px;font-weight:600}
footer.site a{color:#dfe5ec;text-decoration:none;display:block;margin-bottom:8px}
footer.site a:hover{color:var(--gold2)}
footer.site .flogo{background:#fff;padding:14px;display:inline-block;margin-bottom:18px}
footer.site .flogo img{height:56px;width:auto}
footer.site .fine{border-top:1px solid rgba(255,255,255,.08);margin-top:56px;padding-top:24px;font-size:12px;text-align:center;line-height:1.8}
footer.site .fine a{display:inline;margin:0 6px}

@media(max-width:960px){
  .split,.contact-grid,.cards,.listings,footer.site .cols{grid-template-columns:1fr}
  .tiles,.areas-grid,.steps{grid-template-columns:1fr 1fr}
  .strip .wrap{grid-template-columns:1fr 1fr}
  .hero h1{font-size:44px}
  .page-hero h1,h2,.band h2{font-size:36px}
  .quote blockquote{font-size:27px}
  section{padding:76px 0}
  .portrait img{height:460px}
  .portrait:after{display:none}
  header.site nav{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;padding:12px 28px 20px;border-bottom:1px solid var(--line)}
  header.site nav.open{display:block}
  header.site nav a{display:block;margin:12px 0}
  header.site nav a.cta{display:inline-block}
  .menu-btn{display:block}
  header.site .logo img{height:52px}
  .hero .btn+.btn{margin:12px 0 0}
  .searchbox,form.lead{padding:28px}
  form.lead .row{grid-template-columns:1fr}
}
.portrait img.team{height:auto;object-fit:contain;background:#fff}