:root {
  --paper: #f5f3ee;
  --white: #ffffff;
  --ink: #0f1113;
  --charcoal: #252729;
  --muted: #65635f;
  --line: #d8d6d0;
  --line-strong: #a8a39a;
  --blue: #174c7c;
  --soft-blue: #e9f0f6;
  --gold: #b89b62;
  --max: 1180px;
  --serif: Georgia, "Times New Roman", serif;
  --sans: Inter, "Segoe UI", Arial, sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--white);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
}

html,
body {
  overflow-x: hidden;
}

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

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

a:hover {
  color: var(--blue);
}

button,
input,
select {
  font: inherit;
}

.skip-link {
  position: absolute;
  left: 16px;
  top: -80px;
  z-index: 200;
  background: var(--ink);
  color: var(--white);
  padding: 10px 14px;
}

.skip-link:focus {
  top: 16px;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  border-bottom: 1px solid rgba(17, 17, 17, 0.1);
  background: rgba(255, 255, 255, 0.96);
  backdrop-filter: blur(18px);
}

.header-inner {
  max-width: var(--max);
  margin: 0 auto;
  min-height: 78px;
  padding: 14px 24px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  min-width: 0;
}

.brand-logo {
  width: 172px;
  height: auto;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 24px;
  color: #36322e;
  font-size: 13px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.site-nav a[aria-current="page"] {
  color: var(--ink);
  border-bottom: 1px solid var(--ink);
}

.nav-toggle {
  display: none;
  width: 42px;
  height: 42px;
  border: 1px solid var(--line);
  background: transparent;
  color: var(--ink);
  cursor: pointer;
}

.nav-toggle span,
.nav-toggle::before,
.nav-toggle::after {
  content: "";
  display: block;
  width: 18px;
  height: 1px;
  margin: 5px auto;
  background: currentColor;
}

.call-link {
  border: 1px solid var(--ink);
  padding: 10px 14px;
  color: var(--ink);
}

.call-link:hover {
  background: var(--ink);
  color: var(--white);
}

.section {
  padding: 92px 24px;
  background: var(--paper);
}

.section-tight {
  padding: 68px 24px;
}

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

.wrap {
  max-width: var(--max);
  margin: 0 auto;
}

.eyebrow {
  margin: 0 0 16px;
  color: var(--muted);
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.hero {
  min-height: auto;
  padding: 76px 24px 0;
  background: var(--white);
  border-bottom: 1px solid var(--line);
}

.hero-grid {
  max-width: var(--max);
  width: 100%;
  margin: 0 auto;
  display: grid;
  grid-template-columns: minmax(0, 0.92fr) minmax(360px, 0.82fr);
  gap: 64px;
  align-items: center;
}

.hero h1,
.page-hero h1,
.section-title,
.feature-title {
  font-family: var(--sans);
  font-weight: 650;
  line-height: 1.02;
  letter-spacing: 0;
  overflow-wrap: break-word;
}

.hero h1 {
  max-width: 720px;
  margin: 0;
  font-size: clamp(40px, 4.8vw, 64px);
}

.hero-copy {
  max-width: 590px;
  margin: 24px 0 0;
  color: #3d3935;
  font-size: 18px;
}

.hero-actions,
.cta-row {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 32px;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 46px;
  border: 1px solid var(--ink);
  padding: 12px 18px;
  background: var(--ink);
  color: var(--white);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.button:hover {
  background: transparent;
  color: var(--ink);
}

.button-secondary {
  background: transparent;
  color: var(--ink);
}

.button-secondary:hover {
  background: var(--ink);
  color: var(--white);
}

.hero-photo {
  position: relative;
  border: 1px solid var(--line);
  border-top: 5px solid var(--blue);
  background: var(--paper);
}

.hero-photo img {
  width: 100%;
  aspect-ratio: 1.38;
  object-fit: cover;
}

.hero-proof {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  margin-top: 64px;
  background: var(--line);
  border: 1px solid var(--line);
  border-bottom: 0;
}

.hero-proof div {
  min-width: 0;
  background: var(--paper);
  padding: 22px 24px;
}

.hero-proof strong {
  display: grid;
  color: var(--ink);
  font-size: 20px;
  font-weight: 700;
  line-height: 1.1;
}

.hero-proof span {
  display: block;
  margin-top: 8px;
  color: var(--muted);
  font-size: 11px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.intro-grid {
  display: grid;
  grid-template-columns: minmax(0, 0.72fr) minmax(0, 1fr);
  gap: 72px;
  align-items: start;
}

.section-title {
  margin: 0;
  font-size: clamp(34px, 4.4vw, 56px);
}

.lead {
  margin: 0;
  color: #3d3935;
  font-size: 20px;
  line-height: 1.55;
}

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

.service-tile {
  min-height: 256px;
  padding: 34px 30px;
  background: var(--white);
  border-top: 4px solid transparent;
}

.service-tile:hover {
  border-top-color: var(--blue);
  color: var(--ink);
}

.service-tile h3 {
  margin: 0;
  font-family: var(--sans);
  font-size: 25px;
  font-weight: 650;
  line-height: 1.12;
}

.service-tile p {
  margin: 18px 0 0;
  color: var(--muted);
}

.featured-strip {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.featured-copy {
  padding: 52px 52px 52px 0;
}

.featured-copy h2 {
  margin: 0;
  font-family: var(--sans);
  font-size: clamp(34px, 4.2vw, 56px);
  font-weight: 650;
  line-height: 1.03;
}

.featured-copy p {
  color: var(--muted);
}

.featured-list {
  border-left: 1px solid var(--line);
}

.feature-row {
  display: grid;
  grid-template-columns: 180px 1fr;
  gap: 28px;
  padding: 24px 0 24px 32px;
  border-bottom: 1px solid var(--line);
}

.feature-row:last-child {
  border-bottom: 0;
}

.feature-row img {
  width: 180px;
  aspect-ratio: 1.35;
  object-fit: cover;
  border: 1px solid var(--line);
}

.feature-title {
  margin: 0;
  font-size: 28px;
}

.meta {
  color: var(--muted);
  font-size: 13px;
}

.badge-row {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  margin-top: 12px;
}

.badge {
  display: inline-flex;
  align-items: center;
  min-height: 26px;
  border: 1px solid var(--line-strong);
  padding: 4px 9px;
  color: #514c45;
  background: rgba(255, 255, 255, 0.6);
  font-size: 11px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.badge-dark {
  border-color: var(--ink);
  background: var(--ink);
  color: var(--white);
}

.page-hero {
  padding: 78px 24px 58px;
  border-bottom: 1px solid var(--line);
}

.page-hero-grid {
  display: grid;
  grid-template-columns: minmax(0, 0.95fr) minmax(280px, 0.55fr);
  gap: 64px;
  align-items: end;
}

.page-hero h1 {
  margin: 0;
  font-size: clamp(38px, 4.8vw, 64px);
}

.page-hero p {
  margin: 22px 0 0;
  color: #3d3935;
  font-size: 18px;
}

.mini-panel {
  border: 1px solid var(--line);
  padding: 28px;
  background: var(--white);
}

.mini-panel strong {
  display: block;
  font-family: var(--sans);
  font-size: 30px;
  font-weight: 650;
  line-height: 1.1;
}

.mini-panel span {
  display: block;
  margin-top: 10px;
  color: var(--muted);
}

.split-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 72px;
  align-items: start;
}

.body-copy p {
  margin: 0 0 18px;
  color: #3d3935;
}

.service-section-grid {
  display: grid;
  grid-template-columns: minmax(260px, 0.58fr) minmax(0, 1.12fr);
  gap: 64px;
  align-items: start;
}

.service-section-copy .lead {
  margin-top: 22px;
  max-width: 430px;
}

.management-service-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1px;
  margin: 0;
  padding: 0;
  border: 1px solid var(--line);
  background: var(--line);
  list-style: none;
}

.management-service-grid li {
  min-height: 58px;
  background: var(--white);
  padding: 16px 18px;
  color: #34363a;
}

.check-list {
  margin: 0;
  padding: 0;
  list-style: none;
  columns: 2;
  column-gap: 42px;
}

.check-list li {
  break-inside: avoid;
  display: flex;
  gap: 10px;
  margin: 0 0 12px;
  color: #3d3935;
}

.check-list li::before {
  content: "";
  width: 6px;
  height: 6px;
  flex: 0 0 6px;
  margin-top: 10px;
  background: var(--gold);
}

.process {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.process-step {
  background: var(--white);
  padding: 28px;
}

.process-step span {
  color: var(--gold);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.16em;
}

.process-step h3 {
  margin: 18px 0 10px;
  font-family: var(--sans);
  font-size: 24px;
  font-weight: 650;
  line-height: 1.1;
}

.process-step p {
  margin: 0;
  color: var(--muted);
}

.property-toolbar {
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding: 22px 0;
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 22px;
  align-items: center;
}

.filter-buttons {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
}

.filter-button {
  min-height: 38px;
  border: 1px solid var(--line-strong);
  background: transparent;
  padding: 8px 12px;
  color: #514c45;
  cursor: pointer;
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.filter-button.is-active,
.filter-button:hover {
  background: var(--ink);
  border-color: var(--ink);
  color: var(--white);
}

.property-controls {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-end;
  gap: 10px;
}

.input,
.select {
  min-height: 42px;
  border: 1px solid var(--line-strong);
  background: var(--white);
  padding: 9px 12px;
  color: var(--ink);
}

.input {
  width: min(260px, 100%);
}

.select {
  min-width: 160px;
}

.property-count {
  margin: 18px 0 0;
  color: var(--muted);
  font-size: 13px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 24px;
  margin-top: 34px;
}

.property-card {
  background: var(--white);
  border: 1px solid var(--line);
  min-width: 0;
  display: flex;
  flex-direction: column;
  height: 100%;
}

.property-card[hidden] {
  display: none;
}

.property-image {
  position: relative;
  overflow: hidden;
  background: #eee9df;
}

.property-image img {
  width: 100%;
  aspect-ratio: 1.42;
  object-fit: cover;
  transition: transform 280ms ease;
}

.property-card:hover .property-image img {
  transform: scale(1.025);
}

.property-image .badge {
  position: absolute;
  left: 12px;
  top: 12px;
}

.property-content {
  padding: 22px;
  min-width: 0;
  display: flex;
  flex: 1;
  flex-direction: column;
}

.property-content h2,
.property-content h3 {
  margin: 0;
  font-family: var(--sans);
  font-size: 24px;
  font-weight: 650;
  line-height: 1.12;
}

.property-address {
  margin: 8px 0 0;
  color: var(--muted);
}

.property-summary {
  margin: 16px 0 0;
  color: #3d3935;
  overflow-wrap: anywhere;
}

.facts {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  margin: auto -22px -22px;
  padding-top: 20px;
  background: linear-gradient(to bottom, var(--white) 0, var(--white) 20px, var(--line) 20px, var(--line) 100%);
  min-width: 0;
}

.fact {
  min-height: 66px;
  padding: 11px 14px;
  background: var(--paper);
  min-width: 0;
}

.fact b {
  display: block;
  font-size: 15px;
  font-weight: 500;
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
  min-width: 0;
}

.fact span {
  color: var(--muted);
  font-size: 11px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.property-link {
  display: inline-flex;
  margin-top: 18px;
  border-bottom: 1px solid var(--ink);
  color: var(--ink);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.empty-state {
  margin-top: 28px;
  border: 1px solid var(--line);
  background: var(--white);
  padding: 28px;
}

.quote-band {
  background: var(--ink);
  color: var(--paper);
}

.quote-band .section-title,
.quote-band .eyebrow {
  color: var(--paper);
}

.quote-band p {
  color: #d8d2c8;
}

.about-grid {
  display: grid;
  grid-template-columns: minmax(260px, 0.48fr) minmax(0, 0.72fr);
  gap: 70px;
  align-items: start;
}

.portrait {
  border: 1px solid var(--line);
  background: var(--white);
  padding: 14px;
}

.portrait img {
  width: 100%;
  aspect-ratio: 0.82;
  object-fit: cover;
}

.license-list {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.license-item {
  background: var(--white);
  padding: 24px;
}

.license-item b {
  display: block;
  font-family: var(--sans);
  font-size: 22px;
  font-weight: 650;
}

.license-item span {
  color: var(--muted);
  font-size: 13px;
}

.contact-panel {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 36px;
  align-items: center;
  border: 1px solid var(--line);
  background: var(--white);
  padding: 42px;
}

.contact-panel h2 {
  margin: 0;
  font-family: var(--sans);
  font-size: clamp(36px, 5vw, 58px);
  font-weight: 650;
  line-height: 1.03;
}

.contact-panel p {
  margin: 16px 0 0;
  color: var(--muted);
}

.site-footer {
  border-top: 1px solid var(--line);
  padding: 52px 24px 34px;
  background: var(--paper);
}

.footer-grid {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: minmax(280px, 1fr) minmax(150px, auto) minmax(230px, auto);
  gap: 40px;
  align-items: start;
}

.footer-logo {
  width: 190px;
}

.footer-col {
  min-width: 0;
}

.footer-col:first-child p {
  max-width: 520px;
}

.footer-col h2,
.footer-col h3 {
  margin: 0 0 14px;
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.footer-col p,
.footer-col a {
  display: block;
  margin: 0 0 8px;
  color: var(--muted);
  overflow-wrap: anywhere;
}

.footer-bottom {
  max-width: var(--max);
  margin: 38px auto 0;
  padding-top: 22px;
  border-top: 1px solid var(--line);
  color: var(--muted);
  font-size: 13px;
}

@media (max-width: 980px) {
  .hero-grid,
  .intro-grid,
  .featured-strip,
  .split-grid,
  .service-section-grid,
  .page-hero-grid,
  .about-grid,
  .contact-panel {
    grid-template-columns: 1fr;
  }

  .hero {
    min-height: auto;
    background: var(--white);
  }

  .hero-proof {
    margin-top: 48px;
  }

  .featured-copy {
    padding-right: 0;
  }

  .featured-list {
    border-left: 0;
    border-top: 1px solid var(--line);
  }

  .feature-row {
    padding-left: 0;
  }

  .service-grid,
  .process,
  .property-grid,
  .license-list {
    grid-template-columns: repeat(2, 1fr);
  }

  .property-toolbar {
    grid-template-columns: 1fr;
  }

  .property-controls {
    justify-content: flex-start;
  }

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

  .footer-col:first-child {
    grid-column: 1 / -1;
  }
}

@media (max-width: 760px) {
  .header-inner {
    min-height: 68px;
    padding: 12px 18px;
  }

  .brand-logo {
    width: 138px;
  }

  .nav-toggle {
    display: block;
  }

  .site-nav {
    position: absolute;
    left: 0;
    right: 0;
    top: 100%;
    display: none;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    border-bottom: 1px solid var(--line);
    background: var(--paper);
    padding: 10px 18px 18px;
  }

  .site-nav.is-open {
    display: flex;
  }

  .site-nav a {
    padding: 13px 0;
    border-bottom: 1px solid var(--line);
  }

  .call-link {
    text-align: center;
    margin-top: 8px;
  }

  .section,
  .section-tight,
  .page-hero {
    padding-left: 18px;
    padding-right: 18px;
  }

  .hero {
    padding: 46px 18px 0;
  }

  .hero-grid {
    grid-template-columns: 1fr;
    gap: 34px;
  }

  .hero h1 {
    font-size: clamp(34px, 10vw, 42px);
  }

  .page-hero h1 {
    font-size: clamp(40px, 13vw, 54px);
  }

  .eyebrow {
    font-size: 11px;
    letter-spacing: 0.13em;
  }

  .hero-proof,
  .service-grid,
  .process,
  .property-grid,
  .license-list,
  .footer-grid {
    grid-template-columns: 1fr;
  }

  .hero-proof {
    margin-top: 34px;
  }

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

  .feature-row {
    grid-template-columns: 1fr;
  }

  .feature-row img {
    width: 100%;
  }

  .check-list {
    columns: 1;
  }

  .property-controls {
    display: grid;
    grid-template-columns: 1fr;
  }

  .input,
  .select {
    width: 100%;
  }

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