:root {
  --navy: #17366d;
  --navy-2: #214985;
  --navy-3: #092a58;
  --gold: #ffc512;
  --gold-2: #b89343;
  --cream: #fff7e3;
  --cream-2: #fffbf1;
  --stone: #e7e1d3;
  --ink: #1e3a72;
  --muted: #4a5578;
  --shadow: 0 26px 60px rgba(30, 58, 114, .16);
  --shadow-dark: 0 34px 78px rgba(5, 16, 42, .42);
}

* {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}

html {
  scroll-behavior: smooth;
  -webkit-font-smoothing: antialiased;
}

body {
  min-width: 320px;
  background: var(--cream);
  color: var(--ink);
  font-family: "Hanken Grotesk", Arial, sans-serif;
}

body.menu-open {
  overflow: hidden;
}

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

a {
  color: inherit;
}

button,
input,
select,
textarea {
  font: inherit;
}

::selection {
  background: var(--gold);
  color: var(--navy);
}

.container {
  width: min(100% - 44px, 1200px);
  margin-inline: auto;
}

.site-header {
  position: fixed;
  z-index: 1000;
  top: 0;
  left: 0;
  right: 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: 76px;
  padding: 0 clamp(20px, 5vw, 64px);
  background: rgba(9, 42, 88, .94);
  border-bottom: 1px solid rgba(255, 197, 18, .34);
  backdrop-filter: blur(18px);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  text-decoration: none;
}

.brand__mark {
  width: auto;
  height: 46px;
}

.brand__name {
  color: var(--cream);
  font-family: "Cormorant Garamond", serif;
  font-size: clamp(17px, 2vw, 23px);
  font-weight: 600;
  letter-spacing: .04em;
  white-space: nowrap;
}

.brand__name span {
  color: var(--gold);
}

.nav-links {
  display: flex;
  align-items: center;
  gap: clamp(14px, 1.6vw, 28px);
}

.nav-links a {
  color: rgba(255, 247, 227, .82);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: .08em;
  text-decoration: none;
  text-transform: uppercase;
  white-space: nowrap;
  transition: color .25s ease;
}

.nav-links a:hover {
  color: var(--gold);
}

.nav-links .nav-cta {
  padding: 11px 22px;
  border-radius: 999px;
  background: var(--gold);
  color: var(--navy);
  font-weight: 700;
}

.menu-toggle {
  display: none;
  width: 44px;
  height: 44px;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 5px;
  border: 0;
  background: transparent;
  cursor: pointer;
}

.menu-toggle span {
  width: 26px;
  height: 2px;
  border-radius: 2px;
  background: var(--cream);
}

.mobile-menu {
  position: fixed;
  z-index: 1300;
  inset: 0;
  display: grid;
  place-content: center;
  gap: 22px;
  padding: 34px;
  background: rgba(4, 36, 78, .98);
  opacity: 0;
  visibility: hidden;
  transition: opacity .25s ease, visibility .25s ease;
}

.menu-open .mobile-menu {
  opacity: 1;
  visibility: visible;
}

.mobile-menu a {
  color: var(--cream);
  font-family: "Cormorant Garamond", serif;
  font-size: 31px;
  font-weight: 600;
  text-align: center;
  text-decoration: none;
}

.mobile-menu__cta {
  justify-self: center;
  margin-top: 6px;
  padding: 14px 32px;
  border-radius: 999px;
  background: var(--gold);
  color: var(--navy) !important;
  font-family: "Hanken Grotesk", Arial, sans-serif !important;
  font-size: 13px !important;
  letter-spacing: .15em;
  text-transform: uppercase;
}

.mobile-menu__close {
  position: absolute;
  top: 20px;
  right: 24px;
  width: 44px;
  height: 44px;
  border: 0;
  background: transparent;
  color: var(--cream);
  font-size: 38px;
  line-height: 1;
  cursor: pointer;
}

.hero {
  position: relative;
  display: grid;
  min-height: clamp(760px, 100svh, 980px);
  align-content: end;
  overflow: hidden;
  padding-top: 92px;
  background:
    radial-gradient(72% 70% at 72% 42%, rgba(255, 197, 18, .12), transparent 62%),
    radial-gradient(120% 90% at 20% 0%, rgba(56, 111, 190, .58), transparent 62%),
    linear-gradient(135deg, #082a57 0%, #113b74 58%, #092a58 100%);
}

.hero .container {
  width: min(100% - 44px, 1420px);
}

.hero__media {
  position: absolute;
  inset: 0;
  overflow: hidden;
}

.hero__media img {
  position: absolute;
  right: clamp(-170px, -7vw, -54px);
  bottom: 0;
  width: clamp(460px, 42vw, 720px);
  opacity: .72;
  filter: drop-shadow(-24px 24px 58px rgba(7, 18, 48, .48));
}

.hero__veil {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(8, 42, 87, .98) 0%, rgba(8, 42, 87, .9) 38%, rgba(8, 42, 87, .42) 66%, rgba(8, 42, 87, .08) 100%),
    linear-gradient(180deg, rgba(6, 22, 48, .12), rgba(6, 22, 48, .34));
}

.hero__content {
  position: relative;
  z-index: 2;
  display: grid;
  align-content: center;
  min-height: clamp(500px, 68svh, 710px);
  padding-block: clamp(84px, 10vw, 130px) clamp(34px, 4vw, 54px);
}

.hero h1,
.page-hero h1 {
  max-width: 13ch;
  color: var(--cream);
  font-family: "Cormorant Garamond", serif;
  font-size: clamp(50px, 6.1vw, 92px);
  font-weight: 600;
  line-height: .96;
  letter-spacing: 0;
}

.hero h1 em,
.page-hero h1 em,
h2 em {
  color: var(--gold);
  font-style: italic;
}

.hero p {
  max-width: 650px;
  margin-top: 24px;
  color: rgba(255, 247, 227, .86);
  font-size: clamp(16px, 1.4vw, 19px);
  font-weight: 300;
  line-height: 1.68;
}

.hero__address {
  max-width: 560px !important;
  margin-top: 18px !important;
  color: rgba(255, 247, 227, .74) !important;
  font-size: 14px !important;
  text-transform: uppercase;
  letter-spacing: .06em;
}

.hero__address a {
  color: var(--cream);
  font-weight: 600;
  text-decoration-color: rgba(255, 197, 18, .55);
}

.button-row,
.center-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
  margin-top: 36px;
}

.center-actions {
  justify-content: center;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 50px;
  padding: 15px 28px;
  border: 1px solid transparent;
  border-radius: 3px;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: .14em;
  text-decoration: none;
  text-transform: uppercase;
  transition: transform .25s ease, box-shadow .25s ease, background .25s ease;
  cursor: pointer;
}

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

.button--gold {
  background: var(--gold);
  color: var(--navy);
  box-shadow: 0 14px 32px rgba(255, 197, 18, .28);
}

.button--ghost {
  border-color: rgba(255, 247, 227, .56);
  color: var(--cream);
  background: rgba(255, 247, 227, .06);
}

.button--outline {
  border-color: rgba(30, 58, 114, .24);
  color: var(--ink);
  background: transparent;
}

.hero__stats {
  position: relative;
  z-index: 2;
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
  padding: 18px 0 34px;
  border-top: 1px solid rgba(255, 197, 18, .3);
}

.hero__stats div {
  min-height: 118px;
  padding: 24px 26px;
  border: 1px solid rgba(255, 197, 18, .18);
  border-radius: 8px;
  background: rgba(255, 247, 227, .055);
  backdrop-filter: blur(10px);
}

.hero__stats strong,
.stats-row strong {
  display: block;
  color: var(--cream);
  font-family: "Cormorant Garamond", serif;
  font-size: clamp(36px, 4vw, 56px);
  font-weight: 500;
  line-height: 1;
}

.hero__stats span,
.stats-row strong {
  color: var(--gold);
}

.hero__stats small,
.stats-row span {
  display: block;
  margin-top: 9px;
  color: rgba(255, 247, 227, .64);
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
}

.eyebrow {
  display: flex;
  align-items: center;
  gap: 14px;
  margin-bottom: 22px;
  color: var(--gold-2);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: .24em;
  text-transform: uppercase;
}

.eyebrow span {
  width: 34px;
  height: 2px;
  background: currentColor;
}

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

.section,
.split-section,
.legacy-section {
  padding: clamp(82px, 10vw, 152px) 0;
}

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

.section--cream {
  background: var(--cream-2);
}

.section--blue,
.section--blue-deep,
.founder-section,
.cta-band {
  background: var(--navy);
  color: var(--cream);
}

.section--blue-deep {
  background: #16346a;
}

.legacy-section {
  background: var(--stone);
}

.split-grid {
  display: grid;
  grid-template-columns: minmax(280px, .86fr) minmax(0, 1fr);
  gap: clamp(38px, 7vw, 90px);
  align-items: center;
}

.split-grid--reverse {
  grid-template-columns: minmax(0, 1fr) minmax(280px, .88fr);
}

h2 {
  color: var(--ink);
  font-family: "Cormorant Garamond", serif;
  font-size: clamp(36px, 5vw, 66px);
  font-weight: 600;
  line-height: 1.05;
  letter-spacing: 0;
}

.section--blue h2,
.section--blue-deep h2,
.founder-section h2,
.cta-band h2 {
  color: var(--cream);
}

p {
  color: var(--muted);
  font-size: 16px;
  font-weight: 300;
  line-height: 1.8;
}

.section--blue p,
.section--blue-deep p,
.founder-section p,
.cta-band p {
  color: rgba(255, 247, 227, .84);
}

h2 + p,
p + p {
  margin-top: 18px;
}

.portrait-card {
  position: relative;
  max-width: 450px;
}

.portrait-card img {
  width: 100%;
  aspect-ratio: 41 / 54;
  object-fit: cover;
  border-radius: 220px 220px 10px 10px;
  box-shadow: var(--shadow);
}

.portrait-card__badge {
  position: absolute;
  left: -10px;
  bottom: -18px;
  max-width: 170px;
  padding: 16px 20px;
  border: 1px solid rgba(255, 197, 18, .54);
  border-radius: 4px;
  background: var(--navy-2);
  color: var(--gold);
  font-weight: 700;
  box-shadow: var(--shadow);
}

.pill-list {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 30px;
}

.pill-list span {
  padding: 10px 16px;
  border: 1px solid rgba(30, 58, 114, .22);
  border-radius: 999px;
  color: var(--ink);
  font-size: 12px;
  font-weight: 600;
  letter-spacing: .13em;
  text-transform: uppercase;
}

.founder-note {
  margin-top: 24px;
  color: var(--ink);
  font-weight: 700;
  text-transform: uppercase;
}

.text-link {
  display: inline-flex;
  margin-top: 28px;
  color: var(--ink);
  font-size: 13px;
  font-weight: 800;
  letter-spacing: .14em;
  text-decoration: none;
  text-transform: uppercase;
  border-bottom: 2px solid var(--gold);
}

.image-panel {
  position: relative;
  overflow: hidden;
  border-radius: 8px;
  box-shadow: var(--shadow);
}

.image-panel img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
}

.image-panel figcaption {
  position: absolute;
  left: 22px;
  bottom: 20px;
  color: var(--gold);
  font-size: 11px;
  font-weight: 800;
  letter-spacing: .22em;
  text-transform: uppercase;
}

.feature-band {
  position: relative;
  min-height: clamp(500px, 70vh, 720px);
  overflow: hidden;
  background: var(--navy);
}

.feature-band > img {
  width: 100%;
  height: 100%;
  min-height: inherit;
  object-fit: cover;
}

.feature-band::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(9, 42, 88, .78), rgba(9, 42, 88, .18));
}

.feature-card {
  position: absolute;
  z-index: 2;
  left: clamp(22px, 5vw, 64px);
  bottom: clamp(36px, 7vw, 74px);
  width: min(460px, calc(100% - 44px));
  padding: clamp(26px, 4vw, 38px);
  border: 1px solid rgba(255, 197, 18, .36);
  border-radius: 6px;
  background: rgba(23, 54, 109, .92);
}

.feature-card h2 {
  color: var(--cream);
  font-size: clamp(30px, 4vw, 42px);
}

.feature-card p {
  margin-top: 12px;
  color: rgba(255, 247, 227, .82);
}

.section-heading {
  max-width: 680px;
  margin-bottom: clamp(38px, 5vw, 66px);
}

.section-heading--center {
  margin-inline: auto;
  text-align: center;
}

.section-heading--center .eyebrow {
  justify-content: center;
}

.section-heading p {
  margin-top: 18px;
}

.card-grid {
  display: grid;
  gap: 20px;
}

.card-grid--three {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.service-card {
  min-height: 300px;
  padding: clamp(28px, 3vw, 42px);
  border: 1px solid rgba(30, 58, 114, .14);
  border-radius: 8px;
  background: var(--cream);
  transition: transform .25s ease, box-shadow .25s ease;
}

.service-card:hover {
  transform: translateY(-6px);
  box-shadow: var(--shadow);
}

.service-card > span {
  color: var(--gold-2);
  font-family: "Cormorant Garamond", serif;
  font-size: 31px;
  font-style: italic;
  font-weight: 600;
}

.service-card h3 {
  margin-top: 18px;
  color: var(--ink);
  font-family: "Cormorant Garamond", serif;
  font-size: 30px;
  line-height: 1.1;
}

.service-card p {
  margin-top: 14px;
  font-size: 15px;
}

.service-card a {
  display: inline-flex;
  margin-top: 22px;
  color: var(--navy-2);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: .14em;
  text-decoration: none;
  text-transform: uppercase;
}

.service-card--dark {
  border-color: rgba(255, 197, 18, .35);
  background: var(--navy-2);
}

.service-card--dark > span,
.service-card--dark a {
  color: var(--gold);
}

.service-card--dark h3 {
  color: var(--cream);
}

.service-card--dark p {
  color: rgba(255, 247, 227, .84);
}

.services-section {
  position: relative;
  overflow: hidden;
  isolation: isolate;
  scroll-margin-top: 76px;
  padding-block: clamp(76px, 8vw, 128px);
  background:
    linear-gradient(90deg, var(--cream-2) 0%, var(--cream-2) 72%, var(--cream) 72%, var(--cream) 100%);
}

.services-section::before {
  content: "";
  position: absolute;
  z-index: -1;
  top: 0;
  right: 0;
  bottom: 0;
  width: min(36vw, 560px);
  background:
    linear-gradient(180deg, rgba(30, 58, 114, .08), transparent 38%),
    radial-gradient(circle at 70% 18%, rgba(255, 197, 18, .18), transparent 34%);
  border-left: 1px solid rgba(184, 147, 67, .18);
}

.services-container {
  width: min(100% - 44px, 1500px);
}

.services-section .section-heading {
  display: block;
  max-width: 760px;
  margin-bottom: clamp(34px, 4vw, 54px);
}

.services-section .section-heading h2 {
  max-width: 12ch;
}

.services-section .section-heading::after {
  content: "";
  display: block;
  height: 1px;
  width: min(100%, 660px);
  margin-top: 28px;
  background: linear-gradient(90deg, rgba(184, 147, 67, .65), rgba(184, 147, 67, 0));
}

.services-section .card-grid--three {
  grid-template-columns: repeat(3, minmax(260px, 1fr));
  gap: clamp(18px, 2vw, 32px);
}

.services-section .service-card {
  display: flex;
  min-height: clamp(330px, 27vw, 410px);
  flex-direction: column;
  justify-content: flex-start;
  padding: clamp(30px, 3.2vw, 54px);
  border-color: rgba(30, 58, 114, .16);
  background: rgba(255, 247, 227, .72);
  box-shadow: 0 18px 46px rgba(30, 58, 114, .08);
}

.services-section .service-card--dark {
  border-color: rgba(255, 197, 18, .38);
  background: linear-gradient(155deg, #2c5298, var(--navy-2) 62%, #17366d);
  box-shadow: 0 22px 54px rgba(23, 54, 109, .26);
}

.services-section .service-card p {
  max-width: 32ch;
}

.services-section .service-card a {
  margin-top: auto;
  padding-top: 26px;
  text-decoration: none;
}

.services-section .service-card a::after {
  content: "→";
  margin-left: 8px;
}

.gallery-grid,
.property-teaser-grid,
.listing-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 22px;
}

.gallery-card,
.project-feature,
.property-teaser,
.listing-card {
  overflow: hidden;
  border-radius: 10px;
  box-shadow: var(--shadow);
}

.gallery-card {
  position: relative;
  min-height: 320px;
}

.gallery-card--large {
  grid-column: span 2;
  aspect-ratio: 16 / 9;
  min-height: auto;
}

.gallery-card img,
.property-teaser img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.gallery-card::after,
.project-feature::after,
.property-teaser::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 42%, rgba(18, 32, 72, .82));
}

.gallery-card figcaption {
  position: absolute;
  z-index: 2;
  left: 24px;
  right: 24px;
  bottom: 22px;
  color: var(--cream);
  font-family: "Cormorant Garamond", serif;
  font-size: 28px;
  line-height: 1.1;
}

.project-feature {
  position: relative;
  margin-bottom: 20px;
}

.project-feature img {
  width: 100%;
  height: clamp(320px, 48vh, 520px);
  object-fit: cover;
}

.project-feature figcaption {
  position: absolute;
  z-index: 2;
  left: clamp(22px, 4vw, 42px);
  right: 22px;
  bottom: clamp(22px, 4vw, 38px);
  color: var(--cream);
}

.project-feature span {
  display: inline-flex;
  padding: 7px 12px;
  border-radius: 3px;
  background: var(--gold);
  color: var(--navy);
  font-size: 10px;
  font-weight: 800;
  letter-spacing: .18em;
  text-transform: uppercase;
}

.project-feature strong {
  display: block;
  margin-top: 15px;
  font-family: "Cormorant Garamond", serif;
  font-size: clamp(30px, 4vw, 48px);
  font-weight: 600;
  line-height: 1.04;
  text-transform: uppercase;
}

.project-feature small {
  display: block;
  margin-top: 8px;
  color: rgba(255, 247, 227, .82);
  font-size: 14px;
  letter-spacing: .16em;
  text-transform: uppercase;
}

.image-strip {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 18px;
}

.image-strip img {
  width: 100%;
  aspect-ratio: 4 / 3;
  border-radius: 8px;
  object-fit: cover;
  box-shadow: 0 18px 40px rgba(0, 0, 0, .22);
}

.property-teaser {
  position: relative;
  min-height: 300px;
  background: var(--navy);
}

.property-teaser div {
  position: absolute;
  z-index: 2;
  left: 22px;
  right: 22px;
  bottom: 22px;
  color: var(--cream);
}

.property-teaser span,
.listing-card__meta span:first-child {
  display: inline-flex;
  width: fit-content;
  padding: 7px 12px;
  border-radius: 3px;
  background: var(--gold);
  color: var(--navy);
  font-size: 10px;
  font-weight: 800;
  letter-spacing: .18em;
  text-transform: uppercase;
}

.property-teaser h3 {
  margin-top: 12px;
  font-family: "Cormorant Garamond", serif;
  font-size: 28px;
  font-weight: 600;
  line-height: 1.12;
}

.property-teaser p {
  margin-top: 8px;
  color: rgba(255, 247, 227, .82);
  font-size: 14px;
}

.property-teaser strong {
  color: var(--gold);
}

.founder-section {
  padding: clamp(82px, 10vw, 150px) 0;
  background: linear-gradient(170deg, var(--navy-2), var(--navy));
}

.founder-card {
  max-width: 830px;
  text-align: center;
}

.founder-card img {
  width: 116px;
  height: 116px;
  margin: 0 auto 28px;
  border: 1px solid rgba(255, 197, 18, .55);
  border-radius: 50%;
  object-fit: cover;
}

.founder-card .eyebrow {
  justify-content: center;
}

.founder-title {
  margin-top: 12px;
  color: rgba(255, 247, 227, .66) !important;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: .2em;
  text-transform: uppercase;
}

.signature {
  display: inline-flex;
  margin-top: 26px;
  padding-bottom: 5px;
  border-bottom: 2px solid var(--gold);
  color: var(--gold) !important;
  font-family: "Cormorant Garamond", serif;
  font-size: 27px;
  font-style: italic;
}

.facade-band {
  background: var(--navy);
}

.facade-band img {
  width: 100%;
  height: clamp(300px, 38vw, 560px);
  object-fit: cover;
}

.map-card {
  position: relative;
  overflow: hidden;
  border: 1px solid rgba(30, 58, 114, .16);
  border-radius: 10px;
  box-shadow: var(--shadow);
}

.map-card__map {
  height: clamp(380px, 56vh, 560px);
  background: #e8e6de;
}

.map-card__panel {
  position: absolute;
  top: 20px;
  left: 20px;
  z-index: 500;
  width: min(260px, calc(100% - 40px));
  padding: 22px 24px;
  border: 1px solid rgba(255, 197, 18, .48);
  border-radius: 6px;
  background: rgba(255, 251, 241, .96);
  box-shadow: 0 18px 40px rgba(30, 58, 114, .16);
}

.map-card__panel h3 {
  color: var(--gold-2);
  font-size: 11px;
  font-weight: 800;
  letter-spacing: .22em;
  text-transform: uppercase;
}

.map-card__panel ul {
  display: grid;
  gap: 10px;
  margin-top: 14px;
  list-style: none;
}

.map-card__panel li {
  display: flex;
  align-items: center;
  gap: 10px;
  color: var(--ink);
  font-size: 14px;
}

.map-card__panel li::before {
  content: "";
  width: 7px;
  height: 7px;
  flex: 0 0 auto;
  border-radius: 50%;
  background: var(--gold);
}

.contact-grid {
  display: grid;
  grid-template-columns: minmax(0, .88fr) minmax(320px, 1fr);
  gap: clamp(38px, 7vw, 88px);
}

.contact-list {
  display: grid;
  gap: 18px;
  margin-top: 32px;
}

.contact-list div {
  padding-left: 20px;
  border-left: 3px solid var(--gold-2);
}

.contact-list span {
  display: block;
  margin-bottom: 5px;
  color: var(--muted);
  font-size: 11px;
  letter-spacing: .18em;
  text-transform: uppercase;
}

.contact-list a {
  color: var(--ink);
  font-weight: 600;
  text-decoration-color: rgba(184, 147, 67, .4);
}

.contact-form {
  display: grid;
  gap: 18px;
  padding: clamp(26px, 3.4vw, 42px);
  border: 1px solid rgba(30, 58, 114, .14);
  border-radius: 8px;
  background: var(--cream);
  box-shadow: var(--shadow);
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 14px;
}

.contact-form label {
  display: grid;
  gap: 8px;
}

.contact-form label span {
  color: var(--muted);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
}

.contact-form input,
.contact-form select,
.contact-form textarea {
  width: 100%;
  border: 1px solid rgba(30, 58, 114, .22);
  border-radius: 4px;
  background: transparent;
  color: var(--ink);
  outline: none;
  padding: 14px 15px;
  transition: border-color .2s ease, box-shadow .2s ease;
}

.contact-form textarea {
  resize: vertical;
}

.contact-form input:focus,
.contact-form select:focus,
.contact-form textarea:focus {
  border-color: var(--navy-2);
  box-shadow: 0 0 0 3px rgba(33, 73, 133, .12);
}

.form-note {
  display: none;
  color: var(--ink);
  font-weight: 600;
}

.form-note.is-visible {
  display: block;
}

.form-note.is-error {
  color: #b3261e;
}

.site-footer {
  padding: clamp(58px, 7vw, 88px) 0 36px;
  background: var(--navy);
  color: var(--cream);
}

.footer-grid {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 34px;
}

.footer-logo {
  width: auto;
  height: 96px;
  margin-bottom: 16px;
}

.footer-grid p {
  max-width: 390px;
  color: rgba(255, 247, 227, .66);
  font-size: 14px;
}

.back-link {
  padding: 14px 26px;
  border: 1px solid rgba(255, 197, 18, .5);
  border-radius: 999px;
  color: var(--gold);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: .14em;
  text-decoration: none;
  text-transform: uppercase;
}

.footer-bottom {
  display: flex;
  flex-wrap: wrap;
  justify-content: space-between;
  gap: 12px;
  margin-top: 42px;
  padding-top: 22px;
  border-top: 1px solid rgba(255, 197, 18, .22);
  color: rgba(255, 247, 227, .55);
  font-size: 12px;
}

.footer-credit {
  margin-top: 16px;
  text-align: center;
  font-size: 12px;
}

.footer-credit a {
  color: rgba(255, 247, 227, .55);
  text-decoration-color: rgba(255, 197, 18, .5);
  text-underline-offset: 3px;
  transition: color .25s ease;
}

.footer-credit a:hover {
  color: var(--gold);
}

.page-hero {
  padding: calc(76px + clamp(78px, 11vw, 142px)) 0 clamp(68px, 10vw, 118px);
  background: radial-gradient(150% 110% at 16% 4%, rgba(61, 106, 193, .7), transparent 58%), var(--navy-2);
  overflow: hidden;
}

.page-hero__grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(320px, .85fr);
  gap: clamp(36px, 6vw, 74px);
  align-items: center;
}

.page-hero p {
  max-width: 620px;
  margin-top: 26px;
  color: rgba(255, 247, 227, .86);
  font-size: clamp(16px, 1.4vw, 19px);
}

.page-hero img {
  width: 100%;
  max-height: 470px;
  border-radius: 10px;
  object-fit: cover;
  box-shadow: var(--shadow-dark);
}

.page-hero--properties img {
  border-radius: 0;
  box-shadow: none;
  filter: drop-shadow(0 30px 40px rgba(6, 16, 42, .55));
}

.stats-row {
  display: flex;
  flex-wrap: wrap;
  gap: 24px 48px;
  margin-top: 36px;
  padding-top: 26px;
  border-top: 1px solid rgba(255, 197, 18, .3);
}

.stats-row strong {
  font-size: clamp(32px, 4vw, 48px);
}

.gallery-mosaic {
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  gap: 14px;
}

.gallery-mosaic__heading {
  grid-column: span 3;
  padding: clamp(22px, 4vw, 42px);
  border-radius: 8px;
  background: var(--cream-2);
}

.gallery-mosaic__heading h2 {
  font-size: clamp(31px, 4vw, 48px);
}

.gallery-mosaic img {
  width: 100%;
  min-height: 190px;
  height: 100%;
  border-radius: 8px;
  object-fit: cover;
  box-shadow: var(--shadow);
}

.gallery-mosaic img:nth-of-type(1),
.gallery-mosaic img:nth-of-type(4) {
  grid-column: span 2;
}

.gallery-mosaic img:nth-of-type(2) {
  grid-column: 1 / -1;
  height: clamp(220px, 22vw, 340px);
  align-self: stretch;
}

.filter-bar {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 12px;
  margin-bottom: 34px;
}

.filter-bar > span {
  margin-right: 6px;
  color: var(--gold-2);
  font-size: 11px;
  font-weight: 800;
  letter-spacing: .22em;
  text-transform: uppercase;
}

.filter-bar button {
  padding: 11px 20px;
  border: 1px solid rgba(30, 58, 114, .22);
  border-radius: 999px;
  background: transparent;
  color: var(--ink);
  cursor: pointer;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: .1em;
  text-transform: uppercase;
}

.filter-bar button.is-active {
  border-color: var(--navy-2);
  background: var(--navy-2);
  color: var(--cream);
}

.listing-card {
  display: flex;
  flex-direction: column;
  background: var(--cream-2);
  transition: transform .25s ease, box-shadow .25s ease;
}

.listing-card.is-hidden {
  display: none;
}

.listing-card:hover {
  transform: translateY(-6px);
  box-shadow: 0 34px 68px rgba(30, 58, 114, .2);
}

.listing-card img {
  width: 100%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
}

.listing-card__body {
  display: grid;
  gap: 10px;
  padding: 24px;
}

.listing-card__meta {
  display: flex;
  justify-content: space-between;
  gap: 10px;
}

.listing-card__meta span:last-child {
  display: inline-flex;
  align-items: center;
  color: var(--muted);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: .12em;
  text-transform: uppercase;
}

.listing-card small {
  color: var(--gold-2);
  font-size: 11px;
  font-weight: 800;
  letter-spacing: .14em;
  text-transform: uppercase;
}

.listing-card h2 {
  font-size: 29px;
}

.listing-card p {
  font-size: 14px;
}

.listing-card__footer {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 12px;
  margin-top: 10px;
}

.listing-card__footer strong {
  color: var(--ink);
  font-family: "Cormorant Garamond", serif;
  font-size: 28px;
}

.listing-card__footer a {
  padding: 11px 18px;
  border-radius: 3px;
  background: var(--gold);
  color: var(--navy);
  font-size: 11px;
  font-weight: 800;
  letter-spacing: .14em;
  text-decoration: none;
  text-transform: uppercase;
  white-space: nowrap;
}

.cta-band {
  padding: clamp(78px, 10vw, 142px) 0;
  text-align: center;
}

.cta-band .container {
  max-width: 820px;
}

.cta-band p {
  max-width: 600px;
  margin: 22px auto 0;
}

@media (max-width: 1080px) {
  .nav-links {
    display: none;
  }

  .menu-toggle {
    display: flex;
  }

  .hero__media img {
    right: -210px;
    width: 560px;
    opacity: .32;
  }

  .card-grid--three,
  .gallery-grid,
  .property-teaser-grid,
  .listing-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .services-section {
    background: var(--cream-2);
  }

  .services-section::before {
    display: none;
  }

  .services-section .section-heading {
    max-width: 680px;
  }

  .services-section .section-heading::after {
    display: block;
  }

  .services-section .card-grid--three {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .image-strip {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 820px) {
  .container {
    width: min(100% - 34px, 1200px);
  }

  .site-header {
    min-height: 68px;
    padding-inline: 17px;
  }

  .brand__mark {
    height: 40px;
  }

  .brand__name {
    font-size: 16px;
  }

  .hero {
    min-height: auto;
    align-content: start;
  }

  .hero__content {
    min-height: auto;
    padding-top: 118px;
    padding-bottom: 30px;
  }

  .hero h1,
  .page-hero h1 {
    max-width: 11.5ch;
    font-size: clamp(42px, 15vw, 64px);
    line-height: 1;
  }

  .hero p {
    max-width: 100%;
    margin-top: 20px;
    font-size: 16px;
    line-height: 1.65;
  }

  .hero__address {
    font-size: 12px !important;
    line-height: 1.65 !important;
  }

  .hero__stats {
    grid-template-columns: 1fr;
    gap: 10px;
    padding-bottom: 22px;
  }

  .hero__stats div {
    min-height: auto;
    padding: 18px 20px;
  }

  .split-grid,
  .split-grid--reverse,
  .contact-grid,
  .page-hero__grid {
    grid-template-columns: 1fr;
  }

  .portrait-card {
    margin-inline: auto;
  }

  .card-grid--three,
  .gallery-grid,
  .property-teaser-grid,
  .listing-grid,
  .image-strip {
    grid-template-columns: 1fr;
  }

  .gallery-grid .gallery-card--large {
    grid-column: auto;
    aspect-ratio: 3 / 2;
    min-height: 0;
  }

  .services-section .card-grid--three {
    grid-template-columns: 1fr;
  }

  .services-section .service-card {
    min-height: auto;
  }

  .gallery-card {
    min-height: 260px;
  }

  .feature-band {
    min-height: 520px;
  }

  .feature-card {
    left: 17px;
    bottom: 24px;
    width: calc(100% - 34px);
  }

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

  .map-card__panel {
    position: static;
    width: auto;
    border-width: 1px 0 0;
    border-radius: 0;
  }

  .footer-grid {
    align-items: flex-start;
    flex-direction: column;
  }

  .gallery-mosaic {
    grid-template-columns: 1fr 1fr;
  }

  .gallery-mosaic__heading,
  .gallery-mosaic img:nth-of-type(1),
  .gallery-mosaic img:nth-of-type(4) {
    grid-column: 1 / -1;
  }
}

@media (max-width: 520px) {
  .brand__name {
    max-width: 180px;
    white-space: normal;
    line-height: 1;
  }

  .button,
  .listing-card__footer a {
    width: 100%;
  }

  .button-row,
  .center-actions,
  .listing-card__footer {
    align-items: stretch;
    flex-direction: column;
  }

  .mobile-menu a {
    font-size: 28px;
  }

  .page-hero,
  .hero__content {
    padding-top: 118px;
  }

  .section,
  .split-section,
  .legacy-section {
    padding-block: 70px;
  }
}