:root {
  --slate: #315b70;
  --slate-deep: #193849;
  --rust: #b45f4e;
  --rust-deep: #873e31;
  --linen: #f7f3ec;
  --lavender: #e7eff1;
  --garden: #e4eee9;
  --white: #fff;
  --ink: #293e48;
  --muted: #536974;
  --line: #cedbdd;
  --shadow: 0 20px 48px rgba(25, 56, 73, .14);
  --radius: 18px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 108px; }
body { margin: 0; color: var(--ink); background: var(--linen); font: 18px/1.64 "Segoe UI", "Helvetica Neue", Arial, sans-serif; overflow-wrap: break-word; }
body.menu-open { overflow: hidden; }
a { color: inherit; }
img { display: block; max-width: 100%; }
button, input, textarea { font: inherit; }
:focus-visible { outline: 3px solid #d8785e; outline-offset: 4px; }
.shell { width: min(1190px, calc(100% - 48px)); margin-inline: auto; }
.skip-link { position: fixed; z-index: 200; top: 8px; left: 8px; padding: 10px 14px; color: #fff; background: var(--slate-deep); transform: translateY(-150%); }
.skip-link:focus { transform: none; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; overflow: hidden; clip: rect(0, 0, 0, 0); white-space: nowrap; border: 0; }

.operator-bar { min-height: 34px; display: flex; align-items: center; justify-content: center; gap: 5px; padding: 6px 16px; color: #fff; background: var(--slate-deep); text-align: center; font-size: 14px; }
.site-header { position: sticky; z-index: 50; top: 0; background: rgba(247, 242, 233, .97); border-bottom: 1px solid var(--line); backdrop-filter: blur(12px); }
.header-inner { min-height: 78px; display: flex; align-items: center; justify-content: space-between; gap: 28px; }
.brand { min-width: 0; display: flex; align-items: center; gap: 16px; color: var(--slate-deep); text-decoration: none; font-weight: 790; }
.brand img { width: 92px; height: 58px; object-fit: contain; background: #fff; }
.brand span { padding-left: 16px; border-left: 1px solid #c8d3d4; line-height: 1.25; }
.main-navigation { display: flex; align-items: center; gap: 27px; font-size: 16px; font-weight: 730; }
.main-navigation a { text-decoration: none; text-underline-offset: 7px; }
.main-navigation a:hover { color: var(--rust-deep); text-decoration: underline; }
.menu-button { display: none; width: 58px; min-height: 58px; padding: 9px; color: var(--slate-deep); background: #fff; border: 1px solid var(--line); border-radius: 50%; cursor: pointer; }
.menu-button span { display: block; width: 24px; height: 2px; margin: 4px auto; background: currentColor; }
.menu-button b { display: block; margin-top: 2px; font-size: 11px; }

figure { position: relative; margin: 0; overflow: hidden; }
figcaption { position: absolute; right: 8px; bottom: 8px; z-index: 2; padding: 4px 8px; color: #fff; background: rgba(24, 47, 60, .91); border-radius: 3px; font-size: 11px; font-weight: 700; line-height: 1.35; }
.banner-figure { height: 142px; border-bottom: 1px solid var(--line); }
.banner-figure img { width: 100%; height: 100%; object-fit: cover; object-position: center 61%; }

.hero-section { padding: 58px 0 50px; background: linear-gradient(135deg, var(--linen) 0 58%, var(--lavender) 58% 100%); }
.hero-grid { display: grid; grid-template-columns: 1.06fr .94fr; gap: 70px; align-items: center; }
.eyebrow { margin: 0 0 12px; color: var(--rust-deep); font-size: 14px; font-weight: 820; letter-spacing: .13em; text-transform: uppercase; }
.eyebrow.light { color: #f5cbbb; }
h1, h2, h3 { margin: 0; color: var(--slate-deep); line-height: 1.09; letter-spacing: -.025em; text-wrap: balance; }
h1 { font-size: clamp(42px, 4.2vw, 54px); }
h2 { font-size: clamp(31px, 3.3vw, 40px); }
h3 { font-size: 21px; }
.lead { max-width: 650px; margin: 23px 0 28px; color: var(--muted); font-size: 19px; }
.hero-figure { height: 332px; border: 6px solid #fff; border-radius: 18px 76px 18px 18px; box-shadow: var(--shadow); }
.hero-figure img { width: 100%; height: 100%; object-fit: cover; object-position: center 43%; }
.hero-figure figcaption { right: 10px; bottom: 10px; }
.button { min-height: 54px; display: inline-flex; align-items: center; justify-content: center; padding: 13px 24px; border: 2px solid transparent; border-radius: 28px; text-align: center; text-decoration: none; font-weight: 790; line-height: 1.25; cursor: pointer; }
.button-primary { color: #fff; background: var(--rust-deep); }
.button-primary:hover { background: #59271d; }

.intent-ribbon { display: grid; grid-template-columns: 1.18fr .91fr .91fr; margin-top: 44px; background: #fff; border-radius: 6px 18px 18px 18px; box-shadow: 0 9px 26px rgba(26, 50, 63, .11); overflow: hidden; }
.intent-link { position: relative; min-height: 98px; display: flex; flex-direction: column; justify-content: center; padding: 17px 55px 17px 24px; text-decoration: none; border-right: 1px solid var(--line); }
.intent-link:last-child { border-right: 0; }
.intent-link small { color: var(--muted); font-size: 12px; font-weight: 760; letter-spacing: .08em; text-transform: uppercase; }
.intent-link strong { margin-top: 3px; color: var(--slate-deep); font-size: 18px; }
.intent-link > span { position: absolute; right: 19px; color: var(--rust); font-size: 12px; font-weight: 850; }
.intent-link.primary { background: var(--slate); }
.intent-link.primary small, .intent-link.primary strong, .intent-link.primary > span { color: #fff; }
.intent-link:hover { background: var(--garden); }
.intent-link.primary:hover { background: var(--slate-deep); }

.skills-section { padding: 88px 0; background: #fff; }
.skills-layout { display: grid; grid-template-columns: .84fr 1.16fr; gap: 78px; align-items: start; }
.skills-heading { position: sticky; top: 132px; }
.skills-heading > p:last-child { margin: 22px 0 0; color: var(--muted); }
.skills-list { margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.skills-list li { display: grid; grid-template-columns: 52px 1fr; gap: 18px; padding: 18px 4px; border-bottom: 1px solid var(--line); }
.skills-list li > span { color: var(--rust-deep); font-size: 13px; font-weight: 850; letter-spacing: .08em; }
.skills-list strong { color: var(--slate-deep); font-size: 19px; }
.skills-list p { margin: 4px 0 0; color: var(--muted); }

.career-section, .conversation-section { padding: 96px 0; }
.career-section { background: var(--garden); }
.conversation-section { background: var(--linen); }
.career-section figure { border-radius: 72px 18px 18px 18px; }
.conversation-section figure { border-radius: 18px 18px 72px 18px; }
.career-section figure img { object-position: center 47%; }
.conversation-section figure img { object-position: center 45%; }

.two-ways-section { padding: 76px 0; color: #fff; background: var(--slate-deep); }
.two-ways-layout { display: grid; grid-template-columns: .78fr 1.22fr; gap: 72px; align-items: start; }
.two-ways-layout h2 { color: #fff; }
.ways-copy { display: grid; grid-template-columns: 1fr 1fr; gap: 32px; }
.ways-copy article { padding-left: 22px; border-left: 3px solid #e9a697; }
.ways-copy h3 { color: #fff; }
.ways-copy p { margin: 10px 0 0; color: #edf4f6; }

.intro-section { padding: 88px 0; background: #fff; }
.intro-layout { display: grid; grid-template-columns: .92fr 1.08fr; gap: 80px; align-items: start; }
.intro-copy { padding-left: 34px; border-left: 4px solid var(--rust); }
.intro-copy p { margin: 0 0 16px; color: var(--muted); }
.intro-copy p:last-child { margin-bottom: 0; }

.property-section, .buyers-section { padding: 96px 0; }
.property-section { background: var(--lavender); }
.buyers-section { background: var(--linen); }
.editorial-grid { display: grid; grid-template-columns: .98fr 1.02fr; gap: 72px; align-items: center; }
.editorial-grid.reverse { grid-template-columns: 1.02fr .98fr; }
.editorial-grid figure { height: 425px; border-radius: var(--radius); box-shadow: var(--shadow); }
.editorial-grid figure img { width: 100%; height: 100%; object-fit: cover; object-position: center 44%; }
.property-section figure { border-radius: 18px 72px 18px 18px; }
.buyers-section figure { border-radius: 72px 18px 18px 18px; }
.buyers-section figure img { object-position: center 48%; }
.section-copy p { margin: 20px 0 0; color: var(--muted); }
.text-link { display: inline-flex; gap: 10px; margin-top: 25px; color: var(--rust-deep); font-weight: 800; text-decoration-thickness: 2px; text-underline-offset: 5px; }

.spaces-section { padding: 70px 0; color: #fff; background: var(--slate-deep); }
.spaces-layout { display: grid; grid-template-columns: .82fr 1.18fr; gap: 66px; align-items: center; }
.spaces-layout h2 { color: #fff; }
.spaces-list { border-top: 1px solid rgba(255, 255, 255, .25); }
.spaces-list article { display: grid; grid-template-columns: 42px 1fr; gap: 17px; padding: 15px 0; border-bottom: 1px solid rgba(255, 255, 255, .25); }
.spaces-list > article > span { color: #efb49f; font-size: 13px; font-weight: 850; }
.spaces-list strong { color: #fff; }
.spaces-list p { margin: 3px 0 0; color: #edf4f1; }

.situations-section { padding: 80px 0; background: #fff; border-top: 1px solid var(--line); }
.situations-layout { display: grid; grid-template-columns: 1fr 1fr; gap: 74px; align-items: start; }
.situations-layout ul { margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.situations-layout li { position: relative; padding: 14px 10px 14px 34px; color: var(--muted); border-bottom: 1px solid var(--line); }
.situations-layout li::before { content: ""; position: absolute; left: 2px; top: 23px; width: 14px; height: 3px; background: var(--rust); }

.trust-section { padding: 66px 0; color: var(--ink); background: var(--lavender); border-bottom: 1px solid var(--line); }
.trust-layout { display: grid; grid-template-columns: .9fr 1.1fr; gap: 70px; align-items: center; }
.trust-layout h2 { color: var(--slate-deep); }
.trust-layout > p { margin: 0; color: var(--muted); font-size: 19px; }

.form-section { padding: 94px 0 0; background: var(--garden); }
.form-shell { width: min(940px, calc(100% - 48px)); }
#contact-form { padding: 52px; background: #fff; border: 1px solid #c3d1ca; border-radius: var(--radius); box-shadow: var(--shadow); }
#contact-form h2 { margin-bottom: 30px; }
.intent-options { display: grid; grid-template-columns: repeat(3, 1fr); gap: 10px; margin: 0 0 30px; padding: 0; border: 0; }
.intent-options label { position: relative; cursor: pointer; }
.intent-options input { position: absolute; opacity: 0; pointer-events: none; }
.intent-options span { min-height: 65px; display: flex; align-items: center; justify-content: center; padding: 12px; color: var(--slate-deep); background: var(--linen); border: 2px solid var(--line); border-radius: 10px; text-align: center; font-size: 16px; font-weight: 720; line-height: 1.3; }
.intent-options input:checked + span { color: #fff; background: var(--slate); border-color: var(--slate); box-shadow: inset 0 -4px 0 var(--rust); }
.intent-options input:focus-visible + span { outline: 3px solid #d8785e; outline-offset: 3px; }
.form-grid, .optional-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 19px; }
.field { display: flex; flex-direction: column; }
.field.full { grid-column: 1 / -1; }
.field label { margin-bottom: 7px; color: var(--slate-deep); font-weight: 730; }
.field input, .field textarea { width: 100%; padding: 13px 14px; color: var(--ink); background: #fff; border: 1px solid #95a9b0; border-radius: 7px; }
.field textarea { min-height: 170px; resize: vertical; }
.field input:focus, .field textarea:focus { border-color: var(--rust-deep); box-shadow: 0 0 0 3px rgba(162, 79, 60, .14); outline: 0; }
.field [aria-invalid="true"] { border-color: #a32929; }
.field-error { min-height: 22px; display: block; margin-top: 4px; color: #8c1f1f; font-size: 14px; font-weight: 700; }
.personal-fields { margin-top: 12px; border-block: 1px solid var(--line); }
.personal-fields summary { padding: 17px 0; color: var(--slate-deep); font-weight: 780; cursor: pointer; }
.optional-grid { padding: 8px 0 22px; }
.consent-row { display: grid; grid-template-columns: 24px 1fr; gap: 10px; margin-top: 27px; align-items: start; }
.consent-row input { width: 21px; height: 21px; margin-top: 4px; accent-color: var(--slate); }
.consent-row a { color: var(--rust-deep); font-weight: 750; }
.consent-error { margin-left: 34px; }
.submit-button { width: 100%; margin-top: 16px; border: 0; }
.privacy-note { margin: 16px 0 0; color: var(--muted); text-align: center; font-size: 15px; }
.form-status { min-height: 28px; margin-top: 10px; color: var(--slate-deep); text-align: center; font-weight: 750; }
.honeypot { position: absolute !important; width: 1px !important; height: 1px !important; overflow: hidden !important; clip: rect(1px, 1px, 1px, 1px) !important; white-space: nowrap !important; }

.personal-contact { margin: 0; padding: 58px 10px 64px; text-align: center; }
.contact-label { margin: 0 0 10px; color: var(--rust-deep); font-size: 14px; font-weight: 830; letter-spacing: .14em; text-transform: uppercase; }
.contact-name { margin: 18px 0 20px; color: var(--slate-deep); font-size: 21px; font-weight: 760; }
.contact-links { display: flex; justify-content: center; gap: 36px; flex-wrap: wrap; }
.contact-links a { color: var(--slate-deep); font-size: 20px; font-weight: 800; text-decoration: none; }
.contact-links span { display: block; color: var(--muted); font-size: 12px; font-weight: 730; letter-spacing: .1em; text-transform: uppercase; }
.contact-links a:hover { color: var(--rust-deep); text-decoration: underline; text-underline-offset: 6px; }

.site-footer { padding: 28px 0; color: #eaf1f4; background: #112a36; font-size: 15px; }
.footer-inner { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.footer-inner p { margin: 0; }
.footer-inner nav { display: flex; gap: 22px; flex-wrap: wrap; justify-content: flex-end; }
.footer-inner a { color: #fff; text-underline-offset: 5px; }

@media (max-width: 900px) {
  html { scroll-padding-top: 94px; }
  .shell, .form-shell { width: min(100% - 36px, 760px); }
  .header-inner { min-height: 68px; }
  .brand img { width: 76px; height: 48px; }
  .brand span { font-size: 15px; }
  .menu-button { display: block; }
  .main-navigation { position: fixed; inset: 102px 0 auto; display: none; padding: 18px; background: #fff; border-bottom: 1px solid var(--line); box-shadow: 0 16px 30px rgba(26, 50, 63, .16); }
  .main-navigation.open { display: grid; gap: 0; }
  .main-navigation a { min-height: 52px; display: flex; align-items: center; padding: 8px 12px; border-bottom: 1px solid var(--line); }
  .main-navigation a:last-child { border-bottom: 0; }
  .banner-figure { height: 120px; }
  .hero-section { background: var(--linen); }
  .hero-grid, .skills-layout, .intro-layout, .editorial-grid, .editorial-grid.reverse, .spaces-layout, .situations-layout, .two-ways-layout, .trust-layout { grid-template-columns: 1fr; gap: 36px; }
  .hero-grid > *, .skills-layout > *, .editorial-grid > *, .intro-layout > *, .spaces-layout > *, .situations-layout > *, .two-ways-layout > *, .trust-layout > * { min-width: 0; }
  .skills-heading { position: static; }
  .hero-copy { order: 1; }
  .hero-figure { order: 2; height: 292px; }
  .intent-ribbon { grid-template-columns: 1fr; }
  .intent-link { border-right: 0; border-bottom: 1px solid var(--line); }
  .intent-link:last-child { border-bottom: 0; }
  .intro-copy { padding: 0; border-left: 0; }
  .editorial-grid .section-copy { order: 1; }
  .editorial-grid figure { order: 2; height: 390px; }
  .intent-options { grid-template-columns: 1fr; }
  .footer-inner { align-items: flex-start; flex-direction: column; }
  .footer-inner nav { justify-content: flex-start; }
}

@media (max-width: 520px) {
  body { font-size: 17px; }
  .shell, .form-shell { width: min(100% - 28px, 460px); }
  .operator-bar { display: block; font-size: 13px; }
  .operator-bar strong { display: block; }
  .brand { gap: 9px; }
  .brand img { width: 66px; height: 42px; }
  .brand span { max-width: 172px; padding-left: 9px; font-size: 13px; }
  .menu-button { width: 52px; min-height: 52px; }
  .main-navigation { inset-block-start: 102px; }
  .banner-figure { height: 96px; }
  .hero-section { padding: 42px 0 38px; }
  h1 { font-size: clamp(33px, 9.4vw, 39px); }
  h1 { overflow-wrap: anywhere; }
  h2 { font-size: clamp(28px, 8vw, 34px); }
  .lead { font-size: 18px; }
  .button { width: 100%; }
  .hero-figure { height: 225px; border-width: 4px; border-radius: 52px 14px 14px 14px; }
  .hero-figure img { object-position: center 42%; }
  .hero-figure figcaption { right: 8px; }
  .intent-ribbon { margin-top: 32px; border-radius: 10px; }
  .intent-link { min-height: 86px; }
  .skills-section, .career-section, .conversation-section, .two-ways-section, .intro-section, .property-section, .buyers-section, .situations-section { padding: 68px 0; }
  .editorial-grid figure { height: 270px; }
  .editorial-grid figure img { object-position: center; }
  .spaces-section, .trust-section { padding: 58px 0; }
  .form-section { padding-top: 68px; }
  #contact-form { padding: 34px 20px; }
  .form-grid, .optional-grid { grid-template-columns: 1fr; }
  .field.full { grid-column: auto; }
  .personal-contact { padding: 48px 0 56px; }
  .contact-links { gap: 22px; flex-direction: column; }
  .contact-links a { overflow-wrap: anywhere; }
  .ways-copy { grid-template-columns: 1fr; gap: 26px; }
  .footer-inner nav { gap: 14px 20px; }
}

@media (max-width: 340px) {
  .shell, .form-shell { width: calc(100% - 22px); }
  .brand span { max-width: 135px; font-size: 12px; overflow-wrap: anywhere; }
  .menu-button { width: 48px; min-height: 48px; }
  h1 { font-size: 31px; overflow-wrap: anywhere; }
  h2 { font-size: 27px; overflow-wrap: anywhere; }
  .hero-figure { height: 200px; }
  .editorial-grid figure { height: 235px; }
  #contact-form { padding: 30px 14px; }
  .intent-options span { padding-inline: 8px; font-size: 15px; }
}

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