:root{
  --navy:#12263F; --deep:#1E3A5F; --gold:#B08D3F; --gold-hi:#c8a253;
  --cream:#F4F1EA; --gray:#6B7280; --ink:#1A1A1A; --white:#fff;
  --serif:'Playfair Display',Georgia,serif; --sans:'Inter',Arial,sans-serif;
  --maxw:1180px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);line-height:1.65;background:var(--white)}
h1,h2,h3{font-family:var(--serif);font-weight:700;line-height:1.15;color:var(--navy)}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 24px}
.btn{display:inline-block;padding:14px 26px;border-radius:4px;font-weight:600;
  font-size:15px;letter-spacing:.2px;cursor:pointer;border:2px solid transparent;transition:.15s}
.btn-gold{background:var(--gold);color:var(--navy)}
.btn-gold:hover{background:var(--gold-hi)}
.btn-ghost{background:transparent;color:var(--white);border-color:rgba(255,255,255,.5)}
.btn-ghost:hover{border-color:var(--white);background:rgba(255,255,255,.08)}
.btn-outline{background:transparent;color:var(--navy);border-color:var(--navy)}
.btn-outline:hover{background:var(--navy);color:var(--white)}
.eyebrow{font-size:12.5px;font-weight:600;letter-spacing:3px;text-transform:uppercase;color:var(--gold)}
.lead{font-size:19px;color:var(--gray);max-width:640px}
section{padding:88px 0}
.sec-head{max-width:680px;margin-bottom:44px}
.sec-head h2{font-size:38px;margin:12px 0 14px}
.sec-head p{color:var(--gray);font-size:17px}
.ph-img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:12px;display:block}

/* header */
header{position:sticky;top:0;z-index:50;background:var(--navy);border-bottom:1px solid rgba(255,255,255,.08)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{display:flex;align-items:center;gap:12px}
.brand svg{width:44px;height:44px;flex:none}
.brand .wordmark{color:var(--white);line-height:1}
.brand .wordmark b{font-family:var(--serif);font-size:24px;font-weight:700;letter-spacing:1px;display:block}
.brand .wordmark span{font-size:10px;letter-spacing:4px;color:var(--gold);text-transform:uppercase}
nav.links{display:flex;align-items:center;gap:30px}
nav.links a{color:#dfe3ea;font-size:15px;font-weight:500}
nav.links a:hover{color:var(--white)}
.nav-cta{margin-left:8px}
.menu-btn{display:none;background:none;border:0;color:#fff;font-size:26px;cursor:pointer}

/* hero (home) */
.hero{position:relative;color:var(--white);overflow:hidden;
   background:var(--navy) repeating-linear-gradient(135deg,#1b3452 0 22px,#1e3a5f 22px 44px)}
.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
.hero-ov{position:absolute;inset:0;z-index:1;
   background:linear-gradient(90deg,rgba(18,38,63,.9) 0%,rgba(18,38,63,.62) 45%,rgba(18,38,63,.42) 100%),
     linear-gradient(180deg,rgba(18,38,63,.45),rgba(18,38,63,.72))}
.hero-inner{position:relative;z-index:2;padding:104px 0 150px;max-width:720px}
.hero h1{color:var(--white);font-size:56px;line-height:1.06}
.hero h1 em{color:var(--gold);font-style:normal}
.hero p{margin:22px 0 32px;font-size:20px;color:#d7dce4;max-width:600px}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap}
.hero-badges{display:flex;align-items:center;gap:18px;margin-top:40px;flex-wrap:wrap}
.hero-badges img{width:66px;height:66px}
.hero-badges .chips{font-size:13.5px;color:#c9d0da}
.hero-badges .chips b{color:#fff;font-weight:600}
.skyband{position:absolute;left:0;right:0;bottom:0;width:100%;height:70px;display:block;z-index:2}

/* subhero (interior pages) */
.subhero{position:relative;background:var(--navy) repeating-linear-gradient(135deg,#1b3452 0 22px,#1e3a5f 22px 44px);
  color:#fff;padding:120px 0 130px}
.subhero:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(18,38,63,.5),rgba(18,38,63,.86))}
.subhero .wrap{position:relative;z-index:1;max-width:820px}
.subhero .crumb{font-size:13px;color:#9fb0c6;margin-bottom:14px}
.subhero .crumb a:hover{color:#fff}
.subhero h1{color:#fff;font-size:48px}
.subhero p{margin-top:16px;font-size:19px;color:#d7dce4;max-width:640px}
.subhero .skyband{height:60px}

/* trust bar */
.trust{background:var(--cream);border-top:3px solid var(--gold)}
.trust .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;padding-top:26px;padding-bottom:26px}
.trust div{display:flex;align-items:center;gap:11px;font-weight:600;color:var(--navy);font-size:15px}
.trust svg{width:26px;height:26px;flex:none;color:var(--gold)}

/* services cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.card{border:1px solid #e7e4dc;border-radius:10px;padding:30px 26px;transition:.15s;background:#fff;
  display:block;color:inherit}
.card:hover{border-color:var(--gold);transform:translateY(-3px);box-shadow:0 14px 30px rgba(18,38,63,.08)}
.card .ico{width:48px;height:48px;border-radius:8px;background:var(--navy);display:flex;
  align-items:center;justify-content:center;margin-bottom:18px}
.card .ico svg{width:26px;height:26px;color:var(--gold)}
.card h3{font-size:20px;margin-bottom:9px}
.card p{color:var(--gray);font-size:15px}
.card .more{margin-top:14px;color:var(--gold);font-weight:600;font-size:14px;display:inline-flex;align-items:center;gap:6px}
.card .more svg{width:16px;height:16px}

/* real estate */
.agents{background:var(--navy);color:#fff}
.agents .in{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center}
.agents h2{color:#fff;font-size:36px;margin:12px 0 16px}
.agents p{color:#d3d9e2;font-size:17px}
.agents ul{list-style:none;margin:22px 0 30px}
.agents li{display:flex;gap:12px;align-items:flex-start;margin-bottom:13px;font-size:15.5px;color:#e7ebf1}
.agents li svg{width:22px;height:22px;color:var(--gold);flex:none;margin-top:1px}

/* process */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:26px}
.step .n{font-family:var(--serif);font-size:44px;color:var(--gold);line-height:1}
.step h3{font-size:19px;margin:10px 0 8px}
.step p{color:var(--gray);font-size:14.5px}
.step{border-top:2px solid #ece8df;padding-top:18px}

/* about */
.about{display:grid;grid-template-columns:1.1fr .9fr;gap:56px;align-items:center}
.stats{display:flex;gap:34px;margin:26px 0 28px}
.stats .s b{font-family:var(--serif);font-size:38px;color:var(--navy);display:block;line-height:1}
.stats .s span{font-size:13px;color:var(--gray);text-transform:uppercase;letter-spacing:1px}
.about-seal{display:flex;align-items:center;gap:14px;margin-top:8px}
.about-seal img{width:64px;height:64px}
.about-seal small{font-size:13px;color:var(--gray)}

/* cta band */
.band{background:var(--gold);color:var(--navy);text-align:center}
.band h2{color:var(--navy);font-size:34px;margin-bottom:8px}
.band p{margin-bottom:24px;font-size:17px;color:#4a3f22}

/* contact */
.contact{background:var(--cream)}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:52px}
form label{display:block;font-size:13px;font-weight:600;color:var(--navy);margin:14px 0 6px}
form input,form select,form textarea{width:100%;padding:12px 14px;border:1px solid #d8d3c6;
  border-radius:6px;font-family:inherit;font-size:15px;background:#fff}
form input:focus,form select:focus,form textarea:focus{outline:2px solid var(--gold);border-color:var(--gold)}
form .row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
form button{margin-top:20px;width:100%}
.cinfo h3{font-size:24px;margin-bottom:16px}
.cinfo .line{display:flex;align-items:center;gap:13px;margin-bottom:14px;font-size:16px;color:var(--ink)}
.cinfo .line svg{width:22px;height:22px;color:var(--gold);flex:none}
.cinfo .line a{color:var(--ink)}
.cinfo .line a:hover{color:var(--gold)}
.cinfo .seal{display:flex;align-items:center;gap:14px;margin-top:26px;padding-top:22px;border-top:1px solid #ddd7c9}
.cinfo .seal img{width:70px;height:70px}
.cinfo .seal small{font-size:13px;color:var(--gray)}

/* service page content */
.svc{padding:80px 0}
.svc-grid{display:grid;grid-template-columns:1.5fr 1fr;gap:56px;align-items:start}
.svc-body h2{font-size:28px;margin:34px 0 14px}
.svc-body h2:first-child{margin-top:0}
.svc-body p{color:#3a3a3c;font-size:16.5px;margin-bottom:16px}
.svc-list{list-style:none;margin:6px 0 8px}
.svc-list li{display:flex;gap:12px;align-items:flex-start;margin-bottom:12px;font-size:16px;color:var(--ink)}
.svc-list li svg{width:22px;height:22px;color:var(--gold);flex:none;margin-top:2px}
.svc-aside{position:sticky;top:100px;background:var(--cream);border:1px solid #e7e2d6;
  border-radius:12px;padding:28px 26px}
.svc-aside h3{font-size:20px;margin-bottom:6px}
.svc-aside p{font-size:14.5px;color:var(--gray);margin-bottom:16px}
.svc-aside .btn{width:100%;text-align:center;margin-bottom:10px}
.svc-aside .call{display:flex;align-items:center;gap:10px;font-weight:600;color:var(--navy);font-size:16px;margin-top:6px}
.svc-aside .call svg{width:20px;height:20px;color:var(--gold)}
.svc-other{border-top:1px solid #ece8df;margin-top:22px;padding-top:18px}
.svc-other h4{font-size:12px;letter-spacing:2px;text-transform:uppercase;color:var(--gray);margin-bottom:10px}
.svc-other a{display:block;color:var(--navy);font-weight:500;font-size:15px;margin-bottom:8px}
.svc-other a:hover{color:var(--gold)}

/* footer */
footer{background:var(--navy);color:#c7cfda;padding:56px 0 26px;font-size:14.5px}
.foot-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1.1fr;gap:36px;margin-bottom:34px}
footer .brand .wordmark b{color:#fff}
footer p{margin-top:14px;max-width:320px;color:#aab3c0}
footer h4{color:#fff;font-size:13px;letter-spacing:2px;text-transform:uppercase;margin-bottom:14px}
footer ul{list-style:none}
footer ul li{margin-bottom:9px}
footer ul a:hover{color:var(--gold)}
.lead-block .name{color:#fff;font-weight:600}
.lead-block .role{color:#9aa6b5;font-size:13px;margin-bottom:10px;display:block}
.foot-bottom{border-top:1px solid rgba(255,255,255,.1);padding-top:20px;display:flex;
  justify-content:space-between;flex-wrap:wrap;gap:10px;color:#8b96a6;font-size:13px}

@media(max-width:900px){
  .cards,.steps{grid-template-columns:1fr 1fr}
  .trust .wrap{grid-template-columns:1fr 1fr}
  .about,.contact-grid,.agents .in,.svc-grid{grid-template-columns:1fr;gap:32px}
  .svc-aside{position:static}
  .foot-grid{grid-template-columns:1fr 1fr}
  .hero h1{font-size:42px}.subhero h1{font-size:38px}
  nav.links{display:none;position:absolute;top:76px;left:0;right:0;background:var(--navy);
    flex-direction:column;padding:18px 24px;gap:16px;border-bottom:1px solid rgba(255,255,255,.1)}
  nav.links.open{display:flex}
  .menu-btn{display:block}
}
@media(max-width:560px){
  .cards,.steps,.trust .wrap,.foot-grid,form .row{grid-template-columns:1fr}
  .hero h1{font-size:34px}section{padding:60px 0}
}