/* ---------- Design tokens ---------- */
:root {
  --navy-950: #0f2138;
  --navy-900: #19355a;
  --navy-800: #21406b;
  --navy-700: #2a4d7d;
  --gold-500: #bf9447;
  --gold-400: #cfa860;
  --gold-300: #e0c184;
  --cream: #f4efe4;
  --cream-dim: #d8d2c2;
  --ink: #142235;
  --white: #ffffff;
  --radius: 10px;
  --shadow: 0 12px 32px rgba(14, 35, 56, 0.14);
  --container-w: 1160px;
  --font-serif: "Georgia", "Iowan Old Style", "Palatino Linotype", serif;
  --font-sans: -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--font-sans);
  color: var(--ink);
  background: var(--white);
  line-height: 1.6;
}
img, svg { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
ul { margin: 0; padding: 0; list-style: none; }
h1, h2, h3, h4 { font-family: var(--font-serif); margin: 0 0 .5em; line-height: 1.15; color: var(--navy-900); }
p { margin: 0 0 1em; }

.container {
  max-width: var(--container-w);
  margin: 0 auto;
  padding: 0 24px;
}

.text-gold { color: var(--gold-500); }
.eyebrow {
  font-family: var(--font-sans);
  letter-spacing: .16em;
  text-transform: uppercase;
  font-size: .78rem;
  font-weight: 700;
  color: var(--gold-500);
  margin: 0 0 .75em;
}
.eyebrow.center, h2.center, p.center { text-align: center; }
.lead { font-size: 1.08rem; color: #3b4a5c; max-width: 640px; }
.lead.center { margin-left: auto; margin-right: auto; }
.placeholder-note { font-style: italic; opacity: .75; font-size: .95rem; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-block;
  padding: 12px 22px;
  border-radius: 999px;
  font-weight: 700;
  font-size: .95rem;
  cursor: pointer;
  border: 2px solid transparent;
  transition: transform .15s ease, box-shadow .15s ease, background .15s ease, color .15s ease;
  text-align: center;
}
.btn:hover { transform: translateY(-1px); }
.btn-gold {
  background: linear-gradient(180deg, var(--gold-400), var(--gold-500));
  color: var(--navy-950);
  box-shadow: 0 6px 18px rgba(200, 151, 63, .35);
}
.btn-gold:hover { box-shadow: 0 8px 22px rgba(200, 151, 63, .45); }
.btn-outline {
  border-color: rgba(244, 239, 228, .55);
  color: var(--cream);
}
.btn-outline:hover { border-color: var(--gold-400); color: var(--gold-300); }
.btn-lg { padding: 15px 30px; font-size: 1rem; }
.btn-block { display: block; width: 100%; }

/* ---------- Header ---------- */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: var(--navy-900);
  border-bottom: 1px solid rgba(200,151,63,.25);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding-top: 14px;
  padding-bottom: 14px;
}
.brand {
  display: flex;
  align-items: center;
  gap: 10px;
}
.brand-mark {
  width: 42px;
  height: auto;
  object-fit: contain;
}
.brand-word {
  font-family: var(--font-serif);
  color: var(--gold-400);
  font-size: 1.3rem;
  letter-spacing: .04em;
}
.site-nav {
  display: flex;
  gap: 28px;
}
.site-nav a {
  color: var(--cream-dim);
  font-size: .95rem;
  font-weight: 600;
  transition: color .15s ease;
}
.site-nav a:hover { color: var(--gold-400); }
.header-actions {
  display: flex;
  align-items: center;
  gap: 18px;
}
.phone-link {
  color: var(--cream);
  font-weight: 700;
  font-size: .95rem;
  white-space: nowrap;
}
.phone-link:hover { color: var(--gold-400); }
.nav-toggle {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  width: 32px;
  height: 32px;
  background: none;
  border: none;
  cursor: pointer;
}
.nav-toggle span {
  display: block;
  height: 2px;
  background: var(--gold-400);
  border-radius: 2px;
}

/* ---------- Hero ---------- */
.hero {
  background:
    radial-gradient(1200px 600px at 15% -10%, rgba(200,151,63,.18), transparent 60%),
    linear-gradient(180deg, var(--navy-950), var(--navy-900) 60%, var(--navy-800));
  color: var(--cream);
  padding: 100px 0 90px;
  text-align: center;
}
.hero-mark {
  width: 110px;
  height: auto;
  object-fit: contain;
  margin: 0 auto 22px;
}
.hero-inner { max-width: 760px; }
.hero h1 {
  color: var(--cream);
  font-size: clamp(2.1rem, 4.4vw, 3.4rem);
  margin-bottom: .5em;
}
.hero-sub {
  color: var(--cream-dim);
  font-size: 1.12rem;
  max-width: 560px;
  margin: 0 auto 2em;
}
.hero-actions {
  display: flex;
  gap: 16px;
  justify-content: center;
  flex-wrap: wrap;
}

.hero-compact { padding: 64px 0 56px; }
.hero-actions.center { justify-content: center; }

/* ---------- Properties ---------- */
.property-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 32px;
}
.property-card {
  background: var(--white);
  border: 1px solid #ece5d5;
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow);
  display: flex;
  flex-direction: column;
}
.property-photo {
  aspect-ratio: 4 / 3;
  overflow: hidden;
  background: linear-gradient(160deg, var(--navy-900), var(--navy-800));
}
.property-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
.property-body { padding: 28px 26px 30px; }
.property-rating {
  display: inline-block;
  color: var(--gold-500);
  font-weight: 700;
  font-size: .85rem;
  letter-spacing: .02em;
  margin-bottom: 10px;
}
.property-body h3 { font-size: 1.35rem; margin-bottom: .2em; }
.property-location { color: #4d5a6a; font-size: .92rem; margin-bottom: 16px; }
.property-specs {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-bottom: 16px;
}
.property-specs li {
  background: #faf7f0;
  border: 1px solid #ece5d5;
  border-radius: 999px;
  padding: 5px 14px;
  font-size: .82rem;
  font-weight: 600;
  color: var(--navy-900);
}
.property-desc { color: #4d5a6a; font-size: .94rem; margin-bottom: 22px; }
.properties-cta { padding: 72px 0; }

/* ---------- Sections ---------- */
.section { padding: 88px 0; }
.section-alt { background: #faf7f0; }
.section h2 { font-size: clamp(1.6rem, 3vw, 2.2rem); }

.two-col {
  display: grid;
  grid-template-columns: 1.1fr .9fr;
  gap: 64px;
  align-items: center;
}

.check-list li {
  position: relative;
  padding-left: 34px;
  margin-bottom: 14px;
  font-size: 1.02rem;
  color: var(--ink);
}
.check-list li::before {
  content: "\2713";
  position: absolute;
  left: 0;
  top: 0;
  width: 22px;
  height: 22px;
  border-radius: 50%;
  background: var(--gold-500);
  color: var(--navy-950);
  font-size: .8rem;
  font-weight: 900;
  display: flex;
  align-items: center;
  justify-content: center;
}

.visual-card {
  background: linear-gradient(160deg, var(--navy-900), var(--navy-800));
  border-radius: var(--radius);
  padding: 48px 36px;
  text-align: center;
  box-shadow: var(--shadow);
}
.visual-mark {
  width: 84px;
  height: auto;
  object-fit: contain;
  margin: 0 auto 20px;
}
.visual-quote {
  font-family: var(--font-serif);
  font-style: italic;
  color: var(--cream);
  font-size: 1.15rem;
  margin: 0;
}

/* ---------- Cards / grids ---------- */
.card-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 26px;
  margin-top: 48px;
}
.testimonial-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 26px;
  margin-top: 48px;
}
.service-card {
  background: var(--white);
  border: 1px solid #ece5d5;
  border-radius: var(--radius);
  padding: 30px 24px;
  box-shadow: var(--shadow);
}
.service-icon {
  width: 48px;
  height: 48px;
  margin-bottom: 16px;
}
.service-icon svg {
  width: 100%;
  height: 100%;
  fill: none;
  stroke: var(--gold-500);
  stroke-width: 2.4;
  stroke-linecap: round;
  stroke-linejoin: round;
}
.service-card h3 { font-size: 1.1rem; }
.service-card p { color: #4d5a6a; font-size: .95rem; margin-bottom: 0; }

.guarantee-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 26px;
  margin-top: 48px;
}
.guarantee-card {
  background: #faf7f0;
  border-radius: var(--radius);
  padding: 28px 24px;
  text-align: left;
}
.guarantee-card .check {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 34px;
  height: 34px;
  border-radius: 50%;
  background: var(--gold-500);
  color: var(--navy-950);
  font-weight: 900;
  margin-bottom: 14px;
}
.guarantee-card h4 { font-size: 1.05rem; margin-bottom: .35em; }
.guarantee-card p { color: #4d5a6a; font-size: .93rem; margin-bottom: 0; }

/* ---------- Process ---------- */
.section-navy {
  background: linear-gradient(180deg, var(--navy-900), var(--navy-950));
  color: var(--cream);
}
.section-navy h2, .section-navy .eyebrow, .section-navy .lead { color: var(--cream); }
.section-navy .eyebrow { color: var(--gold-400); }
.section-navy .lead { color: var(--cream-dim); }
.process-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 30px;
  margin-top: 48px;
}
.process-step {
  text-align: center;
  padding: 0 12px;
}
.step-num {
  display: inline-block;
  font-family: var(--font-serif);
  font-size: 1.3rem;
  color: var(--navy-950);
  background: var(--gold-500);
  width: 52px;
  height: 52px;
  border-radius: 50%;
  line-height: 52px;
  margin-bottom: 18px;
}
.process-step h3 { color: var(--cream); font-size: 1.15rem; }
.process-step p { color: var(--cream-dim); font-size: .95rem; }

/* ---------- Testimonials ---------- */
.testimonial-card {
  background: #faf7f0;
  border-radius: var(--radius);
  padding: 28px 26px;
  border: 1px solid #ece5d5;
}
.testimonial-card p {
  font-family: var(--font-serif);
  font-style: italic;
  color: var(--ink);
  margin-bottom: 18px;
}
.testimonial-name {
  font-weight: 700;
  color: var(--gold-500);
  font-size: .9rem;
  text-transform: uppercase;
  letter-spacing: .06em;
}

/* ---------- Contact / CTA ---------- */
.section-cta {
  background: linear-gradient(160deg, var(--navy-950), var(--navy-800));
  color: var(--cream);
}
.section-cta h2 { color: var(--cream); }
.section-cta .lead { color: var(--cream-dim); }
.contact-line { font-size: 1.02rem; }
.contact-line a { color: var(--gold-400); font-weight: 700; }
.contact-line a:hover { text-decoration: underline; }

.form-divider {
  display: flex;
  align-items: center;
  gap: 14px;
  margin: 18px 0;
  color: var(--cream-dim);
  font-size: .82rem;
  text-transform: uppercase;
  letter-spacing: .06em;
}
.form-divider::before,
.form-divider::after {
  content: '';
  flex: 1;
  height: 1px;
  background: rgba(244,239,228,.2);
}

.contact-form {
  background: var(--white);
  border-radius: var(--radius);
  padding: 34px;
  box-shadow: var(--shadow);
  display: grid;
  gap: 16px;
}
.contact-form label {
  display: grid;
  gap: 6px;
  font-size: .88rem;
  font-weight: 700;
  color: var(--navy-900);
}
.contact-form input,
.contact-form textarea {
  font: inherit;
  padding: 11px 13px;
  border: 1px solid #d9d2bf;
  border-radius: 6px;
  background: #fcfaf5;
  color: var(--ink);
}
.contact-form input:focus,
.contact-form textarea:focus {
  outline: none;
  border-color: var(--gold-500);
  box-shadow: 0 0 0 3px rgba(200,151,63,.2);
}
.contact-form textarea { resize: vertical; }

/* ---------- Footer ---------- */
.site-footer {
  background: var(--navy-950);
  color: var(--cream-dim);
  padding: 48px 0 20px;
}
.footer-inner {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding-bottom: 28px;
  border-bottom: 1px solid rgba(244,239,228,.12);
}
.footer-brand {
  display: flex;
  align-items: center;
  gap: 10px;
}
.footer-brand .brand-mark { width: 38px; height: auto; }
.footer-brand .brand-word { font-size: 1.1rem; color: var(--gold-400); }
.footer-nav {
  display: flex;
  gap: 22px;
  flex-wrap: wrap;
}
.footer-nav a { font-size: .9rem; }
.footer-nav a:hover { color: var(--gold-400); }
.footer-contact {
  display: flex;
  gap: 20px;
  flex-wrap: wrap;
  font-size: .9rem;
  font-weight: 700;
}
.footer-contact a:hover { color: var(--gold-400); }
.footer-bottom {
  padding-top: 20px;
  font-size: .82rem;
  text-align: center;
  color: rgba(244,239,228,.5);
}

/* ---------- Responsive ---------- */
@media (max-width: 900px) {
  .two-col { grid-template-columns: 1fr; gap: 40px; }
  .card-grid { grid-template-columns: repeat(2, 1fr); }
  .testimonial-grid { grid-template-columns: repeat(2, 1fr); }
  .guarantee-grid { grid-template-columns: repeat(2, 1fr); }
  .process-grid { grid-template-columns: 1fr; }
  .property-grid { grid-template-columns: 1fr; }
}

@media (max-width: 760px) {
  .site-nav {
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    background: var(--navy-900);
    flex-direction: column;
    gap: 0;
    max-height: 0;
    overflow: hidden;
    transition: max-height .25s ease;
    border-bottom: 1px solid rgba(200,151,63,.25);
  }
  .site-nav.open { max-height: 320px; }
  .site-nav a {
    padding: 14px 24px;
    border-top: 1px solid rgba(244,239,228,.08);
  }
  .nav-toggle { display: flex; }
  .phone-link { display: none; }
  .header-actions .btn { padding: 10px 16px; font-size: .85rem; }
}

@media (max-width: 600px) {
  .card-grid { grid-template-columns: 1fr; }
  .testimonial-grid { grid-template-columns: 1fr; }
  .guarantee-grid { grid-template-columns: 1fr; }
  .hero { padding: 76px 0 64px; }
  .section { padding: 64px 0; }
}