:root {
  --ink: #0e1621;
  --ink-soft: #17202c;
  --ink-mid: #243041;
  --paper: #f4f0e8;
  --paper-deep: #ebe4d6;
  --limestone: #d8d0c2;
  --copper: #9a6b45;
  --copper-bright: #c4925a;
  --copper-soft: #e8d3b8;
  --text: #1a212b;
  --muted: #5b6572;
  --line: rgba(14, 22, 33, 0.12);
  --line-light: rgba(244, 240, 232, 0.16);
  --shadow: 0 24px 60px rgba(14, 22, 33, 0.16);
  --font-display: "Fraunces", "Iowan Old Style", "Palatino Linotype", Palatino, serif;
  --font-sans: "Source Sans 3", "Source Sans Pro", "Segoe UI", sans-serif;
  --max: 1180px;
  --wide: 1360px;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--text);
  background: var(--paper);
  font-family: var(--font-sans);
  font-size: 1.0625rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}

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

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

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

.skip-link {
  position: absolute;
  left: 1rem;
  top: -3rem;
  z-index: 100;
  background: var(--copper);
  color: var(--ink);
  padding: 0.6rem 0.9rem;
}

.skip-link:focus {
  top: 1rem;
}

.wrap {
  width: min(var(--max), calc(100% - 2.4rem));
  margin-inline: auto;
}

.wrap-wide {
  width: min(var(--wide), calc(100% - 2.4rem));
  margin-inline: auto;
}

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 0.7rem;
  margin: 0 0 1rem;
  color: var(--copper);
  font-size: 0.78rem;
  font-weight: 650;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.eyebrow::before {
  content: "";
  width: 1.6rem;
  height: 1px;
  background: currentColor;
}

h1,
h2,
h3,
.display {
  font-family: var(--font-display);
  font-optical-sizing: auto;
  font-weight: 520;
  letter-spacing: -0.03em;
  line-height: 1.08;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 40;
  background: color-mix(in srgb, var(--paper) 88%, transparent);
  backdrop-filter: blur(16px);
  border-bottom: 1px solid transparent;
  transition: border-color 0.3s var(--ease), background 0.3s var(--ease);
}

.site-header.is-scrolled {
  border-bottom-color: var(--line);
  background: color-mix(in srgb, var(--paper) 94%, transparent);
}

.nav {
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: 76px;
}

.brand {
  display: flex;
  align-items: center;
  gap: 0.75rem;
}

.brand svg {
  width: 34px;
  height: 34px;
  color: var(--ink);
}

.brand-text {
  display: flex;
  flex-direction: column;
  line-height: 1;
}

.brand-name {
  font-family: var(--font-display);
  font-size: 1.2rem;
  font-weight: 560;
  letter-spacing: -0.03em;
}

.brand-meta {
  margin-top: 0.22rem;
  color: var(--muted);
  font-size: 0.68rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.nav-links {
  display: flex;
  align-items: center;
  gap: 1.7rem;
}

.nav-links a {
  color: var(--muted);
  font-size: 0.95rem;
  transition: color 0.2s;
}

.nav-links a:hover,
.nav-links a:focus-visible {
  color: var(--ink);
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.55rem;
  min-height: 48px;
  padding: 0.7rem 1.15rem;
  border: 1px solid transparent;
  border-radius: 2px;
  cursor: pointer;
  font-size: 0.92rem;
  font-weight: 600;
  letter-spacing: 0.02em;
  transition: transform 0.25s var(--ease), background 0.25s, border-color 0.25s, color 0.25s;
}

.btn:hover {
  transform: translateY(-1px);
}

.btn-primary {
  background: var(--copper);
  color: #fff8ef;
}

.btn-primary:hover {
  background: #875c3b;
}

.btn-ghost {
  border-color: var(--line);
  background: transparent;
  color: var(--ink);
}

.btn-ghost:hover {
  border-color: var(--ink);
}

.btn-on-dark {
  border-color: rgba(244, 240, 232, 0.28);
  background: transparent;
  color: #f4f0e8;
}

.btn-on-dark:hover {
  border-color: #f4f0e8;
}

.btn-light {
  background: var(--paper);
  color: var(--ink);
}

.nav-toggle {
  display: none;
  width: 44px;
  height: 44px;
  border: 0;
  background: transparent;
  cursor: pointer;
}

.nav-toggle span,
.nav-toggle span::before,
.nav-toggle span::after {
  display: block;
  width: 20px;
  height: 1.5px;
  background: var(--ink);
  position: relative;
}

.nav-toggle span::before,
.nav-toggle span::after {
  content: "";
  position: absolute;
}

.nav-toggle span::before { top: -6px; }
.nav-toggle span::after { top: 6px; }

.hero {
  position: relative;
  min-height: min(92vh, 920px);
  display: grid;
  align-items: end;
  color: var(--paper);
  overflow: hidden;
}

.hero-media {
  position: absolute;
  inset: 0;
}

.hero-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 62% 82%;
}

.hero-media::after {
  content: "";
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(14, 22, 33, 0.78) 0%, rgba(14, 22, 33, 0.42) 42%, rgba(14, 22, 33, 0.18) 100%),
    linear-gradient(180deg, rgba(14, 22, 33, 0.12) 0%, rgba(14, 22, 33, 0.22) 48%, rgba(14, 22, 33, 0.78) 100%);
}

.hero-content {
  position: relative;
  z-index: 1;
  padding: 8rem 0 4.5rem;
}

.hero h1 {
  max-width: 14ch;
  margin: 0 0 1.3rem;
  font-size: clamp(2.8rem, 7vw, 5.6rem);
  color: #f7f2e8;
}

.hero-lead {
  max-width: 38rem;
  margin: 0 0 2rem;
  color: rgba(244, 240, 232, 0.82);
  font-size: 1.18rem;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.8rem;
}

.hero-metrics {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  margin-top: 3.5rem;
  background: var(--line-light);
  border: 1px solid var(--line-light);
}

.hero-metrics div {
  padding: 1.15rem 1.2rem;
  background: rgba(14, 22, 33, 0.55);
  backdrop-filter: blur(10px);
}

.hero-metrics strong {
  display: block;
  font-family: var(--font-display);
  font-size: 1.35rem;
  font-weight: 520;
}

.hero-metrics span {
  color: rgba(244, 240, 232, 0.7);
  font-size: 0.9rem;
}

.section {
  padding: 6.5rem 0;
  scroll-margin-top: 76px;
}

.hero {
  scroll-margin-top: 76px;
}

.properties-section {
  padding-top: 0;
}

.section-head {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: 2rem 4rem;
  margin-bottom: 3.2rem;
}

.section-head h2 {
  margin: 0;
  font-size: clamp(2.1rem, 4vw, 3.4rem);
}

.section-head p {
  margin: 0.4rem 0 0;
  color: var(--muted);
  font-size: 1.12rem;
}

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

.intro-grid {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  gap: 3rem;
  align-items: end;
}

.intro h2 {
  margin: 0;
  font-size: clamp(2.2rem, 4.4vw, 3.8rem);
}

.intro p {
  margin: 0;
  color: rgba(244, 240, 232, 0.78);
  font-size: 1.15rem;
}

.services-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1.1rem;
}

.service {
  padding: 1.7rem 1.6rem 1.5rem;
  background: #fffdf8;
  border: 1px solid var(--line);
}

.service-num {
  color: var(--copper);
  font-size: 0.78rem;
  font-weight: 650;
  letter-spacing: 0.14em;
}

.service h3 {
  margin: 0.7rem 0 0.7rem;
  font-size: 1.7rem;
}

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

.properties {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.1rem;
}

.property-card {
  position: relative;
  min-height: 460px;
  overflow: hidden;
  color: var(--paper);
}

.property-card img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.8s var(--ease);
}

.property-card img.pos-left {
  object-position: 12% 80%;
}

.property-card:hover img {
  transform: scale(1.04);
}

.property-card::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(14, 22, 33, 0.08) 20%, rgba(14, 22, 33, 0.78) 100%);
}

.property-copy {
  position: relative;
  z-index: 1;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  height: 100%;
  padding: 2rem;
}

.property-copy h3 {
  margin: 0 0 0.6rem;
  font-size: 2.1rem;
}

.property-copy p {
  margin: 0;
  max-width: 34rem;
  color: rgba(244, 240, 232, 0.82);
}

.audiences {
  background: var(--paper-deep);
}

.audience-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.1rem;
}

.audience {
  padding: 2rem;
  background: var(--paper);
  border: 1px solid var(--line);
}

.audience h3 {
  margin: 0 0 0.8rem;
  font-size: 2rem;
}

.audience ul {
  margin: 1.2rem 0 0;
  padding: 0;
  list-style: none;
}

.audience li {
  position: relative;
  padding: 0.7rem 0 0.7rem 1.3rem;
  border-top: 1px solid var(--line);
  color: var(--muted);
}

.audience li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 1.15rem;
  width: 0.55rem;
  height: 1px;
  background: var(--copper);
}

.process-list {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  border-top: 1px solid var(--line);
}

.process-list article {
  padding: 1.6rem 1.4rem 0 0;
  border-right: 0;
}

.process-list article + article {
  padding-left: 1.4rem;
  border-left: 1px solid var(--line);
}

.process-list span {
  color: var(--copper);
  font-size: 0.78rem;
  font-weight: 650;
  letter-spacing: 0.14em;
}

.process-list h3 {
  margin: 0.8rem 0 0.6rem;
  font-size: 1.55rem;
}

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

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

.contact-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 3rem;
  align-items: start;
}

.contact h2 {
  margin: 0 0 1rem;
  font-size: clamp(2.2rem, 4vw, 3.6rem);
}

.contact .lede {
  color: rgba(244, 240, 232, 0.76);
  font-size: 1.12rem;
}

.contact-meta {
  display: grid;
  gap: 1.1rem;
  margin-top: 2rem;
}

.contact-meta p {
  margin: 0.25rem 0 0;
  color: rgba(244, 240, 232, 0.76);
}

.contact-meta a {
  color: var(--copper-bright);
}

.form {
  display: grid;
  gap: 0.9rem;
  padding: 1.6rem;
  background: var(--ink-soft);
  border: 1px solid var(--line-light);
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.9rem;
}

.field {
  display: grid;
  gap: 0.35rem;
}

.field-full {
  grid-column: 1 / -1;
}

label {
  font-size: 0.82rem;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: rgba(244, 240, 232, 0.62);
}

input,
select,
textarea {
  width: 100%;
  border: 1px solid var(--line-light);
  background: var(--ink);
  color: var(--paper);
  padding: 0.75rem 0.8rem;
  border-radius: 2px;
}

input:focus,
select:focus,
textarea:focus {
  outline: 2px solid var(--copper-bright);
  outline-offset: 1px;
}

textarea {
  min-height: 120px;
  resize: vertical;
}

.hp {
  position: absolute;
  left: -9999px;
  width: 1px;
  height: 1px;
  opacity: 0;
}

.form-note,
.form-success,
.form-error {
  margin: 0;
  color: rgba(244, 240, 232, 0.62);
  font-size: 0.9rem;
}

.form-success,
.form-error {
  display: none;
  padding: 0.9rem 1rem;
}

.form-success {
  background: rgba(196, 146, 90, 0.14);
  border: 1px solid rgba(196, 146, 90, 0.35);
  color: var(--copper-soft);
}

.form-error {
  background: rgba(180, 70, 60, 0.16);
  border: 1px solid rgba(220, 120, 110, 0.35);
  color: #f0c7c2;
}

.form-error a {
  color: #f0c7c2;
  text-decoration: underline;
}

.form.is-sent .form-success {
  display: block;
}

.form.is-error .form-error {
  display: block;
}

.form.is-sending .btn[type="submit"] {
  opacity: 0.7;
  pointer-events: none;
}

.site-footer {
  background: #0a1119;
  color: rgba(244, 240, 232, 0.62);
  padding: 2rem 0;
  font-size: 0.92rem;
}

.footer-row {
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  flex-wrap: wrap;
}

.footer-brand {
  color: var(--paper);
  font-family: var(--font-display);
}

@media (max-width: 900px) {
  .nav-toggle {
    display: inline-flex;
    align-items: center;
    justify-content: center;
  }

  .nav-links {
    display: none;
    position: absolute;
    left: 0;
    right: 0;
    top: 76px;
    flex-direction: column;
    align-items: flex-start;
    gap: 0;
    padding: 0.6rem 1.2rem 1.2rem;
    background: var(--paper);
    border-bottom: 1px solid var(--line);
  }

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

  .nav-links a,
  .nav-links .btn {
    width: 100%;
    padding: 0.85rem 0;
  }

  .hero-metrics,
  .section-head,
  .intro-grid,
  .services-grid,
  .properties,
  .audience-grid,
  .process-list,
  .contact-grid,
  .form-row {
    grid-template-columns: 1fr;
  }

  .process-list article + article {
    padding-left: 0;
    border-left: 0;
    border-top: 1px solid var(--line);
    padding-top: 1.4rem;
  }

  .property-card {
    min-height: 380px;
  }

  .hero-actions {
    flex-direction: column;
    align-items: stretch;
  }

  .hero-actions .btn {
    width: 100%;
  }

  .section {
    padding: 4.4rem 0;
  }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .btn,
  .property-card img {
    transition: none;
  }
}