:root {
  --navy: #082349;
  --navy-deep: #04162f;
  --blue: #1d55a0;
  --blue-bright: #2f70cb;
  --gold: #d7a346;
  --sky: #e8f2ff;
  --ice: #f5f9ff;
  --white: #ffffff;
  --ink: #13243a;
  --muted: #607087;
  --line: #d8e4f3;
  --shadow: 0 22px 65px rgba(7, 35, 73, 0.12);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--white);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  font-size: 16px;
  line-height: 1.6;
}
a { color: inherit; }
.skip-link { position: fixed; top: -100px; left: 1rem; z-index: 100; background: var(--white); padding: .75rem 1rem; border-radius: .5rem; }
.skip-link:focus { top: 1rem; }

.site-header {
  width: min(1180px, calc(100% - 2rem));
  margin: 1rem auto 0;
  padding: .75rem .85rem .75rem 1rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  background: rgba(255,255,255,.94);
  border: 1px solid var(--line);
  border-radius: 1rem;
  box-shadow: 0 8px 30px rgba(7, 35, 73, .07);
  position: sticky;
  top: .75rem;
  z-index: 20;
  backdrop-filter: blur(14px);
}
.brand { display: flex; align-items: center; gap: .7rem; text-decoration: none; line-height: 1.15; }
.brand img { width: 58px; height: 38px; object-fit: contain; }
.brand strong { display: block; color: var(--navy); font-size: 1rem; letter-spacing: -.01em; }
.brand small { display: block; color: var(--muted); font-size: .72rem; text-transform: uppercase; letter-spacing: .11em; margin-top: .22rem; }
nav { display: flex; align-items: center; gap: 1.6rem; }
nav a { color: #35465c; text-decoration: none; font-size: .92rem; font-weight: 650; }
nav a:hover { color: var(--blue); }
.nav-contact { color: white; background: var(--navy); padding: .7rem 1rem; border-radius: .65rem; }
nav .nav-contact:hover { color: white; background: var(--blue); }

.hero {
  width: min(1180px, calc(100% - 2rem));
  margin: 1rem auto 0;
  min-height: 670px;
  display: grid;
  grid-template-columns: 1.08fr .92fr;
  background:
    radial-gradient(circle at 3% 3%, rgba(47,112,203,.14), transparent 34%),
    linear-gradient(135deg, #f8fbff, #e9f3ff);
  border: 1px solid var(--line);
  border-radius: 2rem;
  overflow: hidden;
}
.hero-copy { padding: clamp(3.5rem, 7vw, 7.25rem) clamp(2rem, 5vw, 5.5rem); align-self: center; }
.eyebrow { margin: 0 0 1rem; color: var(--blue); font-weight: 800; font-size: .78rem; letter-spacing: .16em; text-transform: uppercase; }
.motto { display: inline-block; margin: -.2rem 0 1.5rem; padding: .7rem .85rem .75rem; color: var(--navy); background: rgba(255,255,255,.92); border: 1px solid rgba(29,85,160,.22); border-left: 5px solid var(--gold); border-radius: .3rem .8rem .8rem .3rem; box-shadow: 0 12px 35px rgba(8,35,73,.11); font-family: Georgia, "Times New Roman", serif; font-size: clamp(.78rem, 1.25vw, 1rem); font-style: italic; font-weight: 700; letter-spacing: .015em; white-space: nowrap; }
.motto span { color: var(--gold); }
h1, h2, h3 { font-family: Georgia, "Times New Roman", serif; color: var(--navy); line-height: 1.08; margin-top: 0; }
h1 { max-width: 720px; margin-bottom: 1.5rem; font-size: clamp(3rem, 4.6vw, 4.8rem); letter-spacing: -.05em; }
.keep-together { white-space: nowrap; }
h2 { margin-bottom: 1rem; font-size: clamp(2.35rem, 4vw, 4rem); letter-spacing: -.045em; }
h3 { font-size: 1.65rem; margin-bottom: .85rem; letter-spacing: -.025em; }
.hero-intro { max-width: 630px; margin: 0; color: #40536b; font-size: 1.1rem; }
.hero-actions { display: flex; flex-wrap: wrap; gap: .8rem; margin-top: 2rem; }
.button { display: inline-flex; align-items: center; justify-content: center; min-height: 50px; padding: .75rem 1.15rem; border-radius: .7rem; border: 0; font: inherit; font-weight: 800; text-decoration: none; cursor: pointer; transition: transform .2s, background .2s, box-shadow .2s; }
.button:hover { transform: translateY(-2px); }
.button-primary { background: var(--blue); color: white; box-shadow: 0 12px 25px rgba(29,85,160,.2); }
.button-primary:hover { background: var(--navy); }
.button-secondary { color: var(--navy); border: 1px solid #b9cce3; background: rgba(255,255,255,.65); }
.owner-note { display: flex; align-items: center; gap: .9rem; margin-top: 2.4rem; color: var(--muted); font-size: .9rem; line-height: 1.45; }
.owner-note p { margin: 0; }
.owner-note strong { color: var(--ink); }
.owner-mark { display: grid; place-items: center; width: 46px; height: 46px; flex: 0 0 auto; background: var(--navy); color: white; border-radius: 50%; font: 700 .72rem Georgia, serif; letter-spacing: .08em; }

.hero-art { position: relative; min-height: 100%; background: var(--navy-deep); overflow: hidden; }
.hero-art::before { content: ""; position: absolute; inset: 0; z-index: 1; background: linear-gradient(180deg, rgba(4,22,47,.06) 40%, rgba(4,22,47,.88) 100%); pointer-events: none; }
.landmark-image { width: 100%; height: 100%; min-height: 670px; object-fit: cover; object-position: center; display: block; transform: scale(1.01); }
.logo-stage { position: absolute; top: 1.5rem; right: 1.5rem; z-index: 3; width: 132px; height: 132px; display: grid; place-items: center; border-radius: 50%; background: rgba(255,255,255,.95); border: 1px solid rgba(255,255,255,.85); box-shadow: 0 18px 45px rgba(0,0,0,.25), inset 0 0 0 7px rgba(232,242,255,.8); backdrop-filter: blur(8px); }
.logo-stage img { width: 82%; height: 82%; object-fit: contain; }
.location-card { position: absolute; left: 2rem; right: 2rem; bottom: 2rem; z-index: 3; padding: 1rem 1.2rem; color: white; background: rgba(4,22,47,.66); border: 1px solid rgba(255,255,255,.19); border-radius: 1rem; backdrop-filter: blur(10px); }
.location-card span, .location-card small { display: block; color: #c7dcfa; font-size: .76rem; letter-spacing: .09em; text-transform: uppercase; }
.location-card strong { display: block; margin: .15rem 0; font-family: Georgia, serif; font-size: 1.35rem; }
.landmark-labels { display: flex; flex-wrap: wrap; gap: .35rem .45rem; margin-top: .65rem; }
.location-card .landmark-labels small { padding: .25rem .48rem; color: white; background: rgba(255,255,255,.12); border: 1px solid rgba(255,255,255,.14); border-radius: 999px; font-size: .61rem; letter-spacing: .055em; }

.section { width: min(1180px, calc(100% - 2rem)); margin: 0 auto; padding: 7rem 0; }
.section-heading { max-width: 690px; margin-bottom: 2.5rem; }
.section-heading > p:last-child { color: var(--muted); font-size: 1.03rem; margin-bottom: 0; }
.service-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem; }
.service-card { min-height: 280px; padding: 2rem; display: flex; flex-direction: column; border: 1px solid var(--line); border-radius: 1.25rem; background: white; box-shadow: 0 14px 45px rgba(7,35,73,.05); }
.service-card.featured { background: var(--navy); border-color: var(--navy); }
.service-card.featured h3, .service-card.featured p { color: white; }
.service-card.featured .number { color: #9dc5ff; }
.number { color: var(--blue); font-weight: 900; font-size: .75rem; letter-spacing: .1em; }
.service-card h3 { margin-top: auto; }
.service-card p { color: var(--muted); margin: 0; font-size: .94rem; }

.property-section { padding-top: 1rem; }
.split-heading { max-width: none; display: grid; grid-template-columns: 1.2fr .8fr; align-items: end; gap: 3rem; }
.split-heading h2 { margin-bottom: 0; }
.property-grid { display: grid; grid-template-columns: 1.15fr 1fr 1fr; gap: 1rem; }
.property-card { overflow: hidden; background: white; border: 1px solid var(--line); border-radius: 1.25rem; box-shadow: var(--shadow); }
.property-visual { min-height: 245px; position: relative; display: grid; place-items: center; overflow: hidden; background: linear-gradient(140deg, #235fae, #082349); }
.property-badge { position: absolute; top: 1rem; left: 1rem; z-index: 2; background: rgba(255,255,255,.94); color: var(--navy); border-radius: 999px; padding: .38rem .7rem; font-size: .73rem; font-weight: 850; text-transform: uppercase; letter-spacing: .08em; }
.visual-initials { width: 120px; height: 120px; display: grid; place-items: center; color: white; border: 1px solid rgba(255,255,255,.45); border-radius: 50%; font: 700 2rem Georgia, serif; letter-spacing: .08em; box-shadow: 0 0 0 22px rgba(255,255,255,.06); }
.land-card .property-visual { background: linear-gradient(150deg, #0f3c70, #2d73a7); }
.land-card.alternate .property-visual { background: linear-gradient(150deg, #16365e, #3d6c84); }
.contour-lines { position: absolute; width: 340px; height: 220px; border: 2px solid rgba(255,255,255,.25); border-radius: 48% 62% 43% 57%; transform: rotate(-9deg); box-shadow: 0 0 0 24px rgba(255,255,255,.08), 0 0 0 50px rgba(255,255,255,.06), 0 0 0 78px rgba(255,255,255,.045); }
.property-copy { padding: 1.6rem; }
.card-kicker { color: var(--blue); font-weight: 850; font-size: .74rem; letter-spacing: .1em; text-transform: uppercase; margin: 0 0 .7rem; }
.property-copy h3 { margin-bottom: .65rem; }
.property-copy > p:not(.card-kicker) { min-height: 72px; margin: 0 0 1rem; color: var(--muted); font-size: .94rem; }
.property-copy a { color: var(--blue); font-weight: 800; text-decoration: none; font-size: .9rem; }

.location-section { padding-top: 1rem; }
.location-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; }
.area-card { padding: 2rem; border: 1px solid var(--line); border-radius: 1.25rem; background: var(--ice); box-shadow: 0 14px 45px rgba(7,35,73,.06); }
.area-card.accent-card { color: white; background: linear-gradient(145deg, var(--blue), var(--navy)); border-color: var(--navy); }
.area-heading { padding-bottom: 1.4rem; border-bottom: 1px solid var(--line); }
.accent-card .area-heading { border-color: rgba(255,255,255,.2); }
.area-heading span { color: var(--blue); font-size: .74rem; font-weight: 850; text-transform: uppercase; letter-spacing: .11em; }
.accent-card .area-heading span { color: #a9cbff; }
.area-heading h3 { margin: .35rem 0 0; }
.accent-card h3 { color: white; }
.drive-times { list-style: none; padding: .75rem 0 0; margin: 0; }
.drive-times li { display: flex; align-items: baseline; justify-content: space-between; gap: 1rem; padding: .7rem 0; border-bottom: 1px solid var(--line); }
.drive-times li:last-child { border-bottom: 0; }
.accent-card .drive-times li { border-color: rgba(255,255,255,.14); }
.drive-times span { color: var(--muted); font-size: .9rem; }
.accent-card .drive-times span { color: #ccdaf0; }
.drive-times strong { color: var(--navy); font-size: .86rem; text-align: right; white-space: nowrap; }
.accent-card .drive-times strong { color: white; }
.travel-note { margin: 1rem 0 0; color: var(--muted); font-size: .78rem; text-align: right; }

.contact-section { width: min(1180px, calc(100% - 2rem)); margin-bottom: 1rem; padding: clamp(2rem, 5vw, 5rem); display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(2rem, 6vw, 6rem); color: white; background: linear-gradient(135deg, var(--navy-deep), var(--navy)); border-radius: 2rem; }
.contact-copy h2 { color: white; }
.contact-copy > p:not(.eyebrow) { color: #c7d5e7; max-width: 520px; }
.eyebrow.light { color: #8ebcff; }
.contact-list { display: grid; gap: .65rem; margin-top: 2rem; }
.contact-list a { display: block; padding: .85rem 1rem; border: 1px solid rgba(255,255,255,.15); border-radius: .8rem; text-decoration: none; background: rgba(255,255,255,.05); }
.contact-list a:hover { background: rgba(255,255,255,.1); }
.contact-list span { display: block; color: #9fb3cd; font-size: .75rem; text-transform: uppercase; letter-spacing: .1em; }
.contact-list strong { display: block; overflow-wrap: anywhere; font-size: .98rem; }
.inquiry-form { padding: clamp(1.5rem, 4vw, 2.4rem); color: var(--ink); background: white; border-radius: 1.3rem; box-shadow: 0 25px 60px rgba(0,0,0,.24); }
.inquiry-form h3 { margin-bottom: 1.4rem; }
.inquiry-form label { display: block; margin-bottom: 1rem; color: #314258; font-size: .86rem; font-weight: 800; }
input, select, textarea { display: block; width: 100%; margin-top: .38rem; padding: .8rem .85rem; color: var(--ink); background: var(--ice); border: 1px solid #cbd9ea; border-radius: .62rem; font: inherit; font-size: 1rem; }
textarea { resize: vertical; }
input:focus, select:focus, textarea:focus { outline: 3px solid rgba(47,112,203,.22); border-color: var(--blue); }
.button-form { width: 100%; color: white; background: var(--blue); }
.form-note { margin: .65rem 0 0; color: var(--muted); text-align: center; font-size: .78rem; }

footer { width: min(1180px, calc(100% - 2rem)); margin: 0 auto; padding: 2rem 0 3rem; display: flex; align-items: center; justify-content: space-between; gap: 1.5rem; color: var(--muted); font-size: .82rem; }
.footer-brand { display: flex; align-items: center; gap: .65rem; color: var(--navy); }
.footer-brand img { width: 48px; height: 34px; object-fit: contain; }
.footer-brand strong, .footer-brand span { display: block; }
.footer-brand span { color: var(--muted); font-size: .7rem; text-transform: uppercase; letter-spacing: .08em; }

@media (max-width: 960px) {
  nav a:not(.nav-contact) { display: none; }
  .hero { grid-template-columns: 1fr; }
  .hero-art { min-height: 620px; }
  .landmark-image { min-height: 620px; }
  .service-grid { grid-template-columns: repeat(2, 1fr); }
  .property-grid { grid-template-columns: 1fr 1fr; }
  .location-grid { grid-template-columns: 1fr; }
  .property-card:first-child { grid-column: 1 / -1; }
  .contact-section { grid-template-columns: 1fr; }
}

@media (max-width: 620px) {
  .site-header { top: .4rem; width: calc(100% - 1rem); margin-top: .5rem; }
  .brand img { width: 46px; }
  .brand small { display: none; }
  .brand strong { font-size: .88rem; }
  .nav-contact { padding: .58rem .75rem; font-size: .82rem; }
  .hero { width: calc(100% - 1rem); border-radius: 1.35rem; }
  .hero-copy { padding: 4rem 1.35rem 3rem; }
  h1 { font-size: clamp(2.65rem, 12vw, 3.55rem); }
  .motto { max-width: 100%; padding-inline: .55rem; font-size: clamp(.65rem, 2.85vw, .82rem); letter-spacing: 0; }
  .hero-actions { align-items: stretch; flex-direction: column; }
  .hero-art { min-height: 570px; }
  .landmark-image { min-height: 570px; }
  .logo-stage { width: 104px; height: 104px; top: 1rem; right: 1rem; }
  .location-card { left: 1rem; right: 1rem; bottom: 1rem; }
  .section { width: calc(100% - 2rem); padding: 5rem 0; }
  .service-grid, .property-grid, .split-heading { grid-template-columns: 1fr; }
  .split-heading { gap: 1rem; }
  .property-card:first-child { grid-column: auto; }
  .contact-section { width: calc(100% - 1rem); padding: 2.3rem 1rem 1rem; border-radius: 1.35rem; }
  footer { flex-direction: column; align-items: flex-start; width: calc(100% - 2rem); }
  footer p { margin: 0; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .button { transition: none; }
}