:root {
  --navy: #142755;
  --navy-dark: #0f1f45;
  --gold: #C29A4B;
  --gold-light: #d7b876;
  --cream: #f5efe4;
  --text: #1c1c1c;
  --muted: #6b6b6b;
  --white: #fff;
  --serif: 'EB Garamond', Garamond, Georgia, serif;
  --sans: 'Montserrat', Arial, sans-serif;
}

* { box-sizing: border-box; }

html { scroll-behavior: smooth; }

html, body { overflow-x: hidden; }

body {
  margin: 0;
  background: var(--white);
  color: var(--text);
  font-family: var(--sans);
  font-size: 15px;
  line-height: 1.6;
}

a { color: inherit; text-decoration: none; }
a:hover { color: var(--gold); }

h1, h2, h3, h4, h5, .section-title, .brand-name {
  font-family: var(--serif);
  font-weight: 500;
  letter-spacing: 0.02em;
}

.site-shell {
  max-width: none;
  margin: 0;
  padding: 0 100px;
}

/* Top bar */
.top-bar {
  background: var(--navy-dark);
  color: var(--white);
  font-size: 12px;
  padding: 8px 0;
}
.top-bar-inner { display: flex; gap: 32px; }
.top-bar a.top-bar-item,
.top-bar a.top-bar-item:visited { color: var(--white); display: inline-flex; align-items: center; gap: 8px; text-decoration: none; }
.top-bar a.top-bar-item:hover { color: var(--gold); }
.top-bar-item img { width: 14px; height: 14px; object-fit: contain; }

/* Header */
.site-header {
  background: var(--white);
  border-bottom: 1px solid #eee;
  position: relative;
}
.site-header .navbar { padding: 16px 0; }
.header-logo { height: 52px; width: auto; display: block; }
.footer-logo { height: 140px; width: auto; display: block; margin-bottom: 0; }

.navbar-toggler {
  border: 1px solid var(--navy);
  padding: 8px 10px;
  border-radius: 2px;
  background: transparent;
  box-shadow: none !important;
}
.navbar-toggler:focus { outline: none; box-shadow: none; }
.navbar-toggler .menu-bar {
  display: block;
  width: 22px;
  height: 2px;
  margin: 4px 0;
  background: var(--navy);
  transition: background 0.2s ease;
}
.navbar-toggler:hover .menu-bar { background: var(--gold); }

@media (max-width: 767.98px) {
  .site-header .navbar-collapse {
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    background: var(--white);
    border-top: 1px solid #eee;
    box-shadow: 0 8px 16px rgba(0,0,0,0.08);
    padding: 16px 24px;
    z-index: 20;
  }
  .site-header .navbar-nav .nav-link {
    padding: 12px 0 !important;
    border-bottom: 1px solid #f0f0f0;
  }
  .services-dropdown {
    box-shadow: none;
    border-top: none;
    padding-left: 16px;
  }
}
.navbar-nav .nav-link {
  color: var(--navy) !important;
  font-weight: 500;
  font-size: 13px;
  letter-spacing: 0.15em;
  padding: 8px 14px !important;
}
.navbar-nav .nav-link.active,
.navbar-nav .nav-link:hover { color: var(--gold) !important; }

.services-dropdown {
  border: none;
  border-radius: 0;
  margin-top: 0;
  padding: 8px 0;
  box-shadow: none;
  background: var(--white);
  min-width: 240px;
}
.services-dropdown .dropdown-item {
  color: var(--navy);
  font-size: 12px;
  letter-spacing: 0.15em;
  font-weight: 500;
  padding: 10px 20px;
  text-transform: uppercase;
}
.services-dropdown .dropdown-item:hover {
  background: var(--navy);
  color: var(--gold);
}

/* Hero */
.hero-section {
  position: relative;
  min-height: 520px;
  background: url('/images/hero-image.jpg') center/cover no-repeat, var(--navy);
  color: var(--white);
  display: flex;
  align-items: center;
}
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(90deg, rgba(20,39,85,0.78) 0%, rgba(20,39,85,0.35) 55%, transparent 100%);
}
.hero-content { position: relative; padding-top: 90px; padding-bottom: 90px; text-align: left; }
.hero-content h1 {
  font-size: 44px;
  line-height: 1.15;
  color: var(--white);
  margin-bottom: 24px;
  font-weight: 400;
}
.hero-accent { color: var(--gold-light); font-style: italic; }
.hero-lede { font-size: 14px; margin-bottom: 32px; max-width: 460px; }

/* Buttons */
.btn-navy {
  background: var(--navy);
  color: var(--white);
  border: none;
  padding: 12px 28px;
  font-family: var(--sans);
  font-size: 12px;
  letter-spacing: 0.2em;
  font-weight: 600;
  border-radius: 0;
}
.btn-navy:hover { background: var(--navy-dark); color: var(--white); }
.hero-content .btn-navy { background: var(--gold); }
.hero-content .btn-navy:hover { background: var(--navy); color: var(--white); }
.btn-gold {
  background: var(--gold);
  color: var(--white);
  border: none;
  padding: 12px 28px;
  font-family: var(--sans);
  font-size: 12px;
  letter-spacing: 0.2em;
  font-weight: 600;
  border-radius: 0;
}
.btn-gold:hover { background: var(--gold-light); color: var(--white); }

/* Stats strip */
.stats-strip {
  background: var(--navy);
  color: var(--white);
  padding: 40px 0;
}
.stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 24px;
  text-align: center;
}
.stat-item {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 18px;
  border-left: 1px solid rgba(255,255,255,0.15);
  padding: 8px 0;
  text-align: left;
}
.stat-item:first-child { border-left: none; }
.stat-icon { width: 72px; height: 72px; object-fit: contain; flex-shrink: 0; }
.stat-item > div { display: flex; flex-direction: column; }
.stat-value {
  font-family: var(--serif);
  font-size: 52px;
  line-height: 1;
  color: var(--white);
  font-weight: 100;
}
.stat-label { font-size: 12px; letter-spacing: 0.18em; margin-top: 6px; color: var(--white); font-weight: 300; }

/* Sections */
.section { padding: 80px 0; }
.section-kicker {
  color: var(--gold);
  font-size: 11px;
  letter-spacing: 0.3em;
  font-weight: 600;
  margin-bottom: 12px;
}
.section-title {
  font-size: 32px;
  color: var(--navy);
  margin-bottom: 48px;
  letter-spacing: 0.05em;
  position: relative;
  display: inline-block;
}
.section-title::after {
  content: "";
  display: block;
  width: 60px;
  height: 2px;
  background: var(--gold);
  margin: 12px auto 0;
}

/* Services grid */
.services-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 24px;
  text-align: left;
}
.service-card {
  background: var(--white);
  border: 1px solid #eee;
  display: flex;
  flex-direction: column;
}
.service-card-image {
  position: relative;
  height: 160px;
  background-size: cover;
  background-position: center;
  background-color: #ddd;
}
.service-card-icon {
  position: absolute;
  left: 24px;
  bottom: -28px;
  width: 60px;
  height: 60px;
  object-fit: contain;
}
.service-card-body { padding: 40px 24px 24px; }
.service-card-body h3 {
  font-family: var(--serif);
  font-size: 18px;
  color: var(--navy);
  margin-bottom: 12px;
  letter-spacing: 0.05em;
}
.service-card-body p { color: var(--muted); font-size: 13px; margin-bottom: 16px; }
.learn-more {
  color: var(--navy);
  font-size: 11px;
  letter-spacing: 0.25em;
  font-weight: 600;
  border-bottom: 1px solid var(--gold);
  padding-bottom: 4px;
}
.learn-more:hover { color: var(--gold); }

/* About */
.about-section {
  display: grid;
  grid-template-columns: 1fr 1fr;
  background: var(--gold);
  color: var(--white);
}
.about-image {
  background-size: cover;
  background-position: center;
  background-color: #666;
  min-height: 380px;
}
.about-copy { padding: 60px 60px; }
.about-copy h2 {
  color: var(--white);
  font-size: 30px;
  margin-bottom: 20px;
  letter-spacing: 0.03em;
}
.about-copy p { font-size: 14px; margin-bottom: 16px; }

/* Properties grid */
.properties-section { background: var(--white); }
.properties-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 20px;
  text-align: left;
  margin-top: 32px;
}
.property-card { border: 1px solid #eee; background: var(--white); display: flex; flex-direction: column; }
.property-image {
  height: 140px;
  background-size: cover;
  background-position: center;
  background-color: #ccc;
}
.property-body { padding: 18px; font-size: 12px; }
.property-body h3 {
  font-family: var(--sans);
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.1em;
  color: var(--navy);
  margin-bottom: 8px;
}
.property-body p { color: var(--muted); margin-bottom: 12px; }

.page-header { padding: 80px 0 40px; background: var(--cream); text-align: center; }
.property-detail { max-width: 900px; margin: 0 auto; }
.property-detail-image { width: 100%; margin-bottom: 24px; }

/* Testimonials */
.testimonials-section { padding: 0; width: 100%; }
.testimonials-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0; width: 100%; }
.testimonial { padding: 60px 100px; color: var(--white); font-size: 13px; }
.testimonial-navy { background: var(--navy); }
.testimonial-gold { background: var(--gold); }
.testimonial p { margin-bottom: 16px; }
.testimonial .stars { letter-spacing: 4px; margin-bottom: 12px; font-size: 16px; }
.testimonial-navy .stars span { color: var(--gold); }
.testimonial-gold .stars span { color: var(--white); }
.testimonial-author { display: block; font-size: 12px; font-weight: 600; }

/* CTA */
.cta-section { padding: 40px 0; background: var(--white); border-top: 1px solid #eee; }
.cta-inner { display: flex; justify-content: space-between; align-items: center; gap: 24px; flex-wrap: wrap; }
.cta-inner h3 {
  font-family: var(--serif);
  color: var(--navy);
  font-size: 22px;
  margin: 0 0 4px 0;
  letter-spacing: 0.05em;
}
.cta-inner p { margin: 0; color: var(--muted); font-size: 13px; }

/* Footer */
.site-footer { background: var(--navy-dark); color: var(--white); padding-top: 60px; }
.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1.2fr 1fr;
  gap: 32px;
  padding-bottom: 40px;
}
.footer-brand { color: var(--white); }
.footer-tag { font-size: 10px; color: var(--gold-light); letter-spacing: 0.1em; margin-top: 12px; }
.brand-mark-light { border-color: var(--white); color: var(--white); }
.brand-name-light { color: var(--white); }
.footer-brand img.footer-logo { filter: none; }
.footer-col h4 { color: var(--white); font-family: var(--sans); font-size: 12px; letter-spacing: 0.2em; margin-bottom: 16px; font-weight: 600; }
.footer-col ul { list-style: none; padding: 0; margin: 0; font-size: 13px; color: #cfd3dd; }
.footer-col ul li { margin-bottom: 8px; }
.site-footer .footer-links a,
.site-footer .footer-links a:visited { color: var(--white); text-decoration: none; }
.site-footer .footer-links a:hover { color: var(--gold); }
.footer-contact li { display: flex; align-items: center; gap: 8px; color: var(--white); }
.footer-contact li img { width: 14px; height: 14px; object-fit: contain; flex-shrink: 0; }
.site-footer .footer-contact a,
.site-footer .footer-contact a:visited { color: var(--gold); display: inline-flex; align-items: center; gap: 8px; text-decoration: none; }
.site-footer .footer-contact a:hover { color: var(--white); }
.social-links { display: flex; gap: 10px; }
.social-links a {
  width: 32px; height: 32px;
  border-radius: 50%;
  background: var(--white);
  color: var(--navy);
  display: inline-flex;
  align-items: center;
  justify-content: center;
  font-weight: 700;
  font-size: 13px;
}
.footer-bottom {
  border-top: 1px solid rgba(255,255,255,0.1);
  padding: 16px 0;
  font-size: 11px;
  color: #9aa2b5;
}
.footer-bottom a { color: #9aa2b5; }
.footer-bottom a:hover { color: var(--gold-light); }
.footer-bottom a.footer-credit-link,
.footer-bottom a.footer-credit-link:link,
.footer-bottom a.footer-credit-link:visited,
.footer-bottom a.footer-credit-link:hover,
.footer-bottom a.footer-credit-link:active {
  color: var(--white);
}

@media (max-width: 1200px) {
  .site-shell { padding: 0 40px; }
}
@media (max-width: 992px) {
  .site-shell { padding: 0 24px; }
  .services-grid, .properties-grid { grid-template-columns: repeat(2, 1fr); }
  .stats-grid { grid-template-columns: repeat(2, 1fr); gap: 16px; }
  .stat-item { border-left: none; justify-content: flex-start; padding: 8px 0; }
  .stat-value { font-size: 36px; }
  .stat-icon { width: 48px; height: 48px; }
  .about-section, .testimonials-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: repeat(2, 1fr); }
  .about-copy { padding: 40px 24px; }
  .hero-content { max-width: 100%; }
  .hero-content h1 { font-size: 32px; }
  .testimonial { padding: 40px 24px; }
  .cta-inner { padding: 0 24px; flex-direction: column; align-items: flex-start; }
}
@media (max-width: 640px) {
  .services-grid, .properties-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr; }
}

/* About page */
.about-hero {
  background-size: cover;
  background-position: center;
  padding: 120px 0;
  color: var(--white);
  text-align: left;
}
.about-hero .section-title::after { margin-left: 0; }

.service-hero-inner {
  display: flex;
  align-items: center;
  gap: 32px;
}
.service-hero-icon {
  width: 120px;
  height: 120px;
  object-fit: contain;
  flex-shrink: 0;
  background: rgba(255,255,255,0.08);
  border: 1px solid rgba(255,255,255,0.15);
  padding: 16px;
  border-radius: 50%;
}
@media (max-width: 640px) {
  .service-hero-inner { flex-direction: column; align-items: flex-start; gap: 20px; }
  .service-hero-icon { width: 88px; height: 88px; padding: 12px; }
}
.about-intro {
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: 60px;
  align-items: center;
}
.about-intro-copy .section-title { text-align: left; }
.about-intro-copy .section-title::after { margin-left: 0; }
.about-intro-image img { width: 100%; height: auto; display: block; }

.about-expertise { padding: 80px 0; background: #f7f5f0; }
.about-lede { max-width: 780px; margin: 0 auto 40px; color: var(--muted); }
.about-services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 16px;
  max-width: 900px;
  margin: 0 auto;
}
.about-service {
  background: var(--white);
  border: 1px solid #e6e2d8;
  border-left: 3px solid var(--gold);
  padding: 20px;
  font-size: 13px;
  letter-spacing: 0.1em;
  color: var(--navy);
  font-weight: 600;
  text-align: left;
}

.about-highlight {
  display: grid;
  grid-template-columns: 1fr 1fr;
  background: var(--navy);
  color: var(--white);
}
.about-highlight-image { min-height: 380px; background-size: cover; background-position: center; }
.about-highlight-copy { padding: 60px; }
.about-highlight-copy h2 { font-size: 30px; margin-bottom: 20px; letter-spacing: 0.03em; }
.about-highlight-copy p { color: rgba(255,255,255,0.85); }

.about-values {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 60px;
  align-items: center;
}
.about-values-image img { width: 100%; height: auto; display: block; }
.about-values-copy .section-title { text-align: left; }
.about-values-copy .section-title::after { margin-left: 0; }
.about-tick-list { list-style: none; padding: 0; margin: 16px 0 0; }
.about-tick-list li {
  position: relative;
  padding-left: 28px;
  margin-bottom: 10px;
  color: var(--text);
}
.about-tick-list li::before {
  content: "?";
  position: absolute;
  left: 0;
  top: 0;
  color: var(--gold);
  font-weight: 700;
}

.about-cta { padding: 80px 0; background: var(--white); }
.about-cta .section-title { display: inline-block; }

@media (max-width: 992px) {
  .about-intro, .about-values, .about-highlight { grid-template-columns: 1fr; gap: 32px; }
  .about-highlight-copy { padding: 40px 24px; }
  .about-services-grid { grid-template-columns: repeat(2, 1fr); }
  .about-hero { padding: 80px 0; }
}
@media (max-width: 640px) {
  .about-services-grid { grid-template-columns: 1fr; }
}

/* Contact page */
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 60px;
  align-items: start;
}
.contact-info .section-title { text-align: left; }
.contact-info .section-title::after { margin-left: 0; }
.contact-info-list { list-style: none; padding: 0; margin: 24px 0 32px; }
.contact-info-list li {
  display: flex;
  align-items: flex-start;
  gap: 14px;
  margin-bottom: 20px;
}
.contact-info-list li img {
  width: 22px;
  height: 22px;
  object-fit: contain;
  margin-top: 2px;
  flex-shrink: 0;
}
.contact-info-list li strong {
  display: block;
  color: var(--navy);
  font-size: 12px;
  letter-spacing: 0.15em;
  margin-bottom: 2px;
  text-transform: uppercase;
}
.contact-info-list li a { color: var(--gold); }
.contact-info-list li a:hover { color: var(--navy); }
.contact-hours { color: var(--muted); font-size: 13px; line-height: 1.6; }
.contact-hours strong { color: var(--navy); letter-spacing: 0.1em; }

.contact-form-wrap {
  background: #f7f5f0;
  border: 1px solid #e6e2d8;
  padding: 40px;
}
.contact-success {
  background: var(--navy);
  color: var(--white);
  padding: 14px 18px;
  margin-bottom: 20px;
  font-size: 13px;
  letter-spacing: 0.05em;
}
.contact-form { position: relative; }
.form-overlay {
  position: absolute;
  inset: 0;
  display: none;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 14px;
  background: rgba(247, 245, 240, 0.85);
  z-index: 5;
  text-align: center;
}
.form-overlay.is-active { display: flex; }
.form-overlay p {
  margin: 0;
  color: var(--navy);
  font-size: 13px;
  letter-spacing: 0.1em;
}
.form-overlay-spinner {
  width: 42px;
  height: 42px;
  border: 4px solid #d8d2c4;
  border-top-color: var(--navy);
  border-radius: 50%;
  animation: form-overlay-spin 0.8s linear infinite;
}
@keyframes form-overlay-spin {
  to { transform: rotate(360deg); }
}
.contact-form .form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
}
.contact-form .form-group { margin-bottom: 18px; }
.contact-form label {
  display: block;
  font-size: 12px;
  letter-spacing: 0.15em;
  color: var(--navy);
  font-weight: 600;
  margin-bottom: 6px;
  text-transform: uppercase;
}
.contact-form .form-control {
  width: 100%;
  border: 1px solid #d8d3c4;
  background: var(--white);
  padding: 12px 14px;
  font-family: var(--sans);
  font-size: 14px;
  color: var(--text);
  border-radius: 0;
}
.contact-form .form-control:focus {
  outline: none;
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(194,154,75,0.15);
}
.contact-form textarea.form-control { resize: vertical; min-height: 140px; }
.contact-form .btn-navy { margin-top: 8px; }

@media (max-width: 992px) {
  .contact-grid { grid-template-columns: 1fr; gap: 40px; }
  .contact-form .form-row { grid-template-columns: 1fr; }
  .contact-form-wrap { padding: 28px; }
}