:root {
  --ink: #0d131a;
  --muted: #56585e;
  --paper: #f7f5f0;
  --panel: #ffffff;
  --sand: #ece5db;
  --line: #ded8cf;
  --taupe: #8b7a68;
  --coffee: #0d131a;
  --green: #58716d;
  --aqua: #99fffb;
  --gold: #c9b48f;
  --shadow: 0 28px 80px rgba(13, 19, 26, 0.16);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: "Open Sans", Arial, sans-serif;
}

a {
  color: inherit;
  text-decoration: none;
}

img {
  display: block;
  max-width: 100%;
  height: auto;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding: 18px clamp(20px, 5vw, 72px);
  border-bottom: 1px solid rgba(31, 27, 24, 0.08);
  background: rgba(247, 245, 240, 0.94);
  backdrop-filter: blur(14px);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  min-width: max-content;
}

.brand-mark {
  display: grid;
  width: 46px;
  height: 46px;
  place-items: center;
  border: 1px solid var(--coffee);
  border-radius: 50%;
  color: var(--coffee);
  font-weight: 700;
  letter-spacing: 0.06em;
}

.brand strong,
.brand small {
  display: block;
}

.brand strong,
h1,
h2,
h3 {
  font-family: Outfit, "Open Sans", Arial, sans-serif;
}

.brand small,
nav,
.phone-link {
  color: var(--muted);
  font-family: Arial, sans-serif;
  font-size: 0.9rem;
}

nav {
  display: flex;
  gap: 22px;
  align-items: center;
}

nav a:hover,
.phone-link:hover {
  color: var(--coffee);
}

.phone-link {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-width: max-content;
  min-height: 42px;
  padding: 10px 16px;
  border: 1px solid var(--coffee);
  background: var(--coffee);
  color: #fff;
  font-weight: 800;
  letter-spacing: 0.02em;
  box-shadow: 0 10px 28px rgba(13, 19, 26, 0.12);
}

.phone-link:hover {
  background: var(--aqua);
  color: var(--coffee);
}

.hero {
  display: grid;
  min-height: calc(100vh - 83px);
  align-items: center;
  padding: clamp(52px, 8vw, 110px) clamp(20px, 5vw, 72px);
  background:
    linear-gradient(90deg, rgba(247, 245, 240, 0.96), rgba(247, 245, 240, 0.78) 44%, rgba(247, 245, 240, 0.18)),
    url("https://images.unsplash.com/photo-1512917774080-9991f1c4c750?auto=format&fit=crop&w=1800&q=80") center / cover;
}

.hero-copy {
  max-width: 760px;
}

.eyebrow {
  margin: 0 0 14px;
  color: var(--green);
  font-family: Arial, sans-serif;
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

h1,
h2,
h3,
p {
  margin-top: 0;
  overflow-wrap: anywhere;
}

h1 {
  max-width: 740px;
  margin-bottom: 20px;
  font-size: clamp(3rem, 7vw, 6.7rem);
  line-height: 0.95;
  letter-spacing: 0;
}

h2 {
  margin-bottom: 14px;
  font-size: clamp(1.8rem, 3.7vw, 3.65rem);
  line-height: 1.02;
  letter-spacing: 0;
}

h3 {
  margin-bottom: 10px;
  font-size: 1.22rem;
}

.lead,
.hero-copy p:not(.eyebrow) {
  max-width: 680px;
  color: var(--muted);
  font-size: clamp(1.08rem, 1.7vw, 1.34rem);
  line-height: 1.62;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 30px;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 13px 18px;
  border: 1px solid transparent;
  border-radius: 0;
  font-family: Arial, sans-serif;
  font-weight: 800;
  cursor: pointer;
}

.button.primary {
  background: var(--coffee);
  color: #fff;
}

.button.primary:hover {
  background: var(--aqua);
  color: var(--coffee);
}

.button.secondary {
  border-color: var(--coffee);
  color: var(--coffee);
  background: rgba(255, 255, 255, 0.35);
}

.agent-band {
  display: grid;
  grid-template-columns: minmax(280px, 0.42fr) minmax(0, 0.78fr);
  gap: clamp(28px, 6vw, 82px);
  align-items: center;
  padding: clamp(58px, 8vw, 108px) clamp(20px, 5vw, 72px);
  background: var(--coffee);
  color: #fff;
}

.agent-band img {
  width: min(100%, 440px);
  aspect-ratio: 1;
  object-fit: cover;
  border-radius: 50%;
  border: 10px solid rgba(255, 255, 255, 0.1);
  box-shadow: var(--shadow);
}

.agent-band h2,
.agent-band p {
  color: #fff;
}

.agent-band .eyebrow {
  color: var(--aqua);
}

.agent-band p {
  max-width: 720px;
  line-height: 1.68;
}

.button.full {
  width: 100%;
}

.intro-band,
.cards-band,
.testimonial-band,
.services-band,
.site-footer,
.page-hero,
.page-section,
.article-page {
  padding: clamp(58px, 8vw, 108px) clamp(20px, 5vw, 72px);
}

.intro-band,
.cards-band,
.testimonial-band,
.services-band,
.page-section,
.article-page,
.blog-feature {
  content-visibility: auto;
  contain-intrinsic-size: 1px 720px;
}

.intro-band {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 28px;
  background: #fff;
}

.intro-band article {
  border-top: 1px solid var(--line);
  padding-top: 24px;
}

.intro-band span {
  display: block;
  margin-bottom: 26px;
  color: var(--taupe);
  font-family: Arial, sans-serif;
  font-size: 0.8rem;
  font-weight: 800;
}

.intro-band p,
.feature-card p,
.testimonial-grid blockquote,
.services-band p,
.page-section p,
.article-page p,
.article-page li,
.site-footer p {
  color: var(--muted);
  line-height: 1.62;
}

.image-mosaic {
  display: grid;
  grid-template-columns: 1.2fr 0.8fr 0.9fr;
  gap: 14px;
  padding: 14px;
  background: #fff;
}

.image-mosaic img {
  width: 100%;
  height: clamp(260px, 38vw, 520px);
  object-fit: cover;
}

.image-mosaic img:nth-child(2) {
  margin-top: clamp(28px, 6vw, 80px);
}

.section-heading {
  display: grid;
  grid-template-columns: minmax(160px, 0.28fr) minmax(0, 0.8fr);
  gap: 32px;
  align-items: start;
  margin-bottom: 34px;
}

.section-heading.compact {
  grid-template-columns: minmax(150px, 0.24fr) minmax(0, 0.62fr);
}

.feature-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 18px;
}

.area-link-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
  margin-top: 24px;
}

.area-link-grid a {
  display: grid;
  gap: 8px;
  min-height: 118px;
  padding: 20px;
  border: 1px solid var(--line);
  background: #fff;
}

.area-link-grid strong {
  font-family: Outfit, "Open Sans", Arial, sans-serif;
  font-size: 1.18rem;
}

.area-link-grid span {
  color: var(--muted);
  line-height: 1.55;
}

.value-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
}

.value-card {
  display: grid;
  align-content: start;
  gap: 10px;
  min-height: 210px;
  padding: clamp(22px, 3vw, 30px);
  border: 1px solid var(--line);
  background: #fff;
}

.value-card span {
  color: var(--taupe);
  font-family: Arial, sans-serif;
  font-size: 0.78rem;
  font-weight: 900;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.feature-card {
  display: grid;
  border: 1px solid var(--line);
  background: #fff;
}

.feature-card img {
  width: 100%;
  aspect-ratio: 1.25;
  object-fit: cover;
}

.feature-card div {
  padding: 20px;
}

.feature-card span {
  display: inline-block;
  margin-top: 16px;
  color: var(--coffee);
  font-family: Arial, sans-serif;
  font-weight: 800;
}

.testimonial-band {
  background: #fff;
}

.testimonial-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 18px;
}

.testimonial-grid figure {
  margin: 0;
  padding: clamp(24px, 4vw, 38px);
  border: 1px solid var(--line);
  background: var(--paper);
}

.testimonial-grid blockquote {
  margin: 0 0 24px;
  font-size: 1.08rem;
}

.testimonial-grid figcaption {
  display: flex;
  align-items: center;
  gap: 13px;
}

.testimonial-grid img {
  width: 48px;
  height: 48px;
  border-radius: 50%;
  object-fit: cover;
}

.testimonial-grid strong,
.testimonial-grid small {
  display: block;
}

.testimonial-grid small {
  color: var(--muted);
  font-family: Arial, sans-serif;
}

.services-band {
  display: grid;
  grid-template-columns: minmax(0, 0.72fr) minmax(320px, 0.58fr);
  gap: clamp(30px, 6vw, 80px);
  align-items: start;
}

.service-list {
  display: grid;
  gap: 18px;
}

.service-list article {
  padding: 24px;
  border: 1px solid var(--line);
  background: #fff;
}

.site-footer {
  position: relative;
  display: grid;
  grid-template-columns: minmax(0, 0.75fr) minmax(320px, 0.48fr);
  gap: clamp(28px, 6vw, 76px);
  background: var(--coffee);
  color: #fff;
}

.site-footer h2,
.site-footer h3 {
  color: #fff;
}

.site-footer p,
.site-footer a {
  color: #e9ded5;
}

.social-links {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin: 18px 0;
  font-family: Arial, sans-serif;
}

.social-links a {
  display: inline-grid;
  width: 42px;
  height: 42px;
  place-items: center;
  border: 1px solid rgba(255, 255, 255, 0.34);
  border-radius: 50%;
  background: rgba(255, 255, 255, 0.06);
}

.social-links svg {
  width: 20px;
  height: 20px;
  fill: currentColor;
}

.social-links a:hover {
  background: var(--aqua);
  color: var(--coffee);
}

.footer-form {
  padding: 24px;
  background: rgba(255, 255, 255, 0.08);
  border: 1px solid rgba(255, 255, 255, 0.16);
}

label {
  display: block;
  margin: 14px 0 7px;
  color: inherit;
  font-family: Arial, sans-serif;
  font-size: 0.86rem;
  font-weight: 800;
}

input,
select,
textarea {
  width: 100%;
  min-height: 46px;
  border: 1px solid var(--line);
  background: #fff;
  color: var(--ink);
  font: inherit;
  padding: 12px 13px;
}

textarea {
  resize: vertical;
}

input:focus,
select:focus,
textarea:focus {
  border-color: var(--taupe);
  outline: 3px solid rgba(139, 113, 95, 0.18);
}

input[type="checkbox"] {
  width: auto;
  min-height: auto;
  margin-right: 8px;
}

.form-note {
  margin: 12px 0 0;
  color: #fff;
  font-family: Arial, sans-serif;
  font-weight: 700;
}

.copyright {
  grid-column: 1 / -1;
  margin: 0;
  font-family: Arial, sans-serif;
  font-size: 0.86rem;
}

.page-hero {
  min-height: clamp(150px, 20vh, 240px);
  display: grid;
  align-items: end;
  padding-top: clamp(26px, 4vw, 44px);
  padding-bottom: clamp(22px, 4vw, 40px);
  background:
    linear-gradient(90deg, rgba(247, 245, 240, 0.95), rgba(247, 245, 240, 0.72)),
    var(--page-image, url("https://images.unsplash.com/photo-1512917774080-9991f1c4c750?auto=format&fit=crop&w=1800&q=80")) center / cover;
}

.page-hero h1 {
  max-width: 760px;
  font-size: clamp(1.9rem, 3.1vw, 3.2rem);
  line-height: 1;
}

.page-hero div,
.page-section > div,
.article-page > div {
  max-width: 980px;
}

.page-section {
  background: #fff;
}

.page-section.tight {
  padding-top: clamp(28px, 4vw, 54px);
}

.contact-stack {
  display: grid;
  gap: 24px;
  max-width: 880px !important;
}

.call-now-panel {
  display: grid;
  gap: 10px;
  padding: clamp(22px, 3vw, 32px);
  border: 1px solid var(--line);
  background: var(--paper);
}

.call-now-panel h2 {
  margin-bottom: 0;
  font-size: clamp(1.65rem, 2.8vw, 2.6rem);
}

.call-now-panel a {
  width: fit-content;
  color: var(--coffee);
  font-family: Arial, sans-serif;
  font-size: clamp(1.2rem, 2vw, 1.65rem);
  font-weight: 900;
}

.page-section.alt {
  background: var(--paper);
}

.two-column {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(280px, 0.45fr);
  gap: 32px;
  align-items: start;
}

.seller-layout {
  max-width: 1320px !important;
  grid-template-columns: minmax(380px, 0.85fr) minmax(520px, 0.7fr);
  gap: clamp(36px, 6vw, 86px);
}

.seller-layout .contact-panel {
  width: 100%;
  max-width: 640px;
  justify-self: stretch;
}

.seller-evaluation h2 {
  font-size: clamp(2rem, 3vw, 3.1rem);
  line-height: 1.04;
}

.side-image {
  width: 100%;
  aspect-ratio: 1.1;
  object-fit: cover;
}

.bio-image {
  width: min(100%, 420px);
  aspect-ratio: 1;
  border-radius: 50%;
  object-fit: cover;
  box-shadow: var(--shadow);
}

.credential-list {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 22px;
}

.credential-list span,
.article-meta {
  display: inline-flex;
  align-items: center;
  min-height: 30px;
  padding: 6px 9px;
  border: 1px solid var(--line);
  background: var(--paper);
  color: var(--coffee);
  font-family: Arial, sans-serif;
  font-size: 0.78rem;
  font-weight: 800;
}

.contact-panel {
  max-width: 720px;
  padding: clamp(24px, 4vw, 38px);
  border: 1px solid var(--line);
  background: #fff;
  box-shadow: var(--shadow);
}

.contact-panel.full-width {
  max-width: 880px;
}

.field-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 12px;
}

.article-page {
  background: #fff;
}

.article-page h2 {
  margin-top: 38px;
  font-size: clamp(1.45rem, 2.4vw, 2.4rem);
}

.blog-feature {
  padding: clamp(58px, 8vw, 108px) clamp(20px, 5vw, 72px);
  background: #fff;
}

.featured-article {
  display: grid;
  grid-template-columns: minmax(320px, 0.55fr) minmax(0, 0.72fr);
  gap: clamp(24px, 5vw, 64px);
  align-items: center;
}

.featured-article img,
.article-grid img {
  width: 100%;
  object-fit: cover;
}

.featured-article img {
  aspect-ratio: 1.12;
}

.featured-article article {
  max-width: 720px;
}

.article-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
}

.article-grid article {
  border: 1px solid var(--line);
  background: #fff;
}

.article-grid a {
  display: grid;
  height: 100%;
}

.article-grid a:hover h3 {
  text-decoration: underline;
  text-decoration-thickness: 2px;
  text-underline-offset: 4px;
}

.article-grid img {
  aspect-ratio: 1.35;
}

.article-grid div {
  padding: 20px;
}

.article-grid p:not(.article-meta),
.featured-article p:not(.article-meta) {
  color: var(--muted);
  line-height: 1.62;
}

@media (max-width: 1020px) {
  .intro-band,
  .feature-grid,
  .area-link-grid,
  .value-grid,
  .article-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .services-band,
  .site-footer,
  .two-column,
  .agent-band,
  .featured-article {
    grid-template-columns: 1fr;
  }

  .seller-layout {
    max-width: 980px !important;
  }

  .seller-layout .contact-panel {
    max-width: 720px;
  }
}

@media (max-width: 780px) {
  .site-header {
    align-items: center;
    flex-wrap: wrap;
    gap: 14px;
    padding: 14px 18px;
  }

  nav {
    order: 3;
    width: 100%;
    overflow-x: auto;
    gap: 16px;
    padding-bottom: 2px;
  }

  h1 {
    font-size: clamp(2.35rem, 13vw, 4.1rem);
  }

  h2 {
    font-size: clamp(1.8rem, 9vw, 2.65rem);
  }

  .hero {
    min-height: auto;
    padding-top: 58px;
    padding-bottom: 58px;
    background:
      linear-gradient(90deg, rgba(247, 245, 240, 0.97), rgba(247, 245, 240, 0.84)),
      url("https://images.unsplash.com/photo-1512917774080-9991f1c4c750?auto=format&fit=crop&w=900&q=70") center / cover;
  }

  .intro-band,
  .cards-band,
  .testimonial-band,
  .services-band,
  .site-footer,
  .page-section,
  .article-page,
  .blog-feature {
    padding-top: 46px;
    padding-bottom: 46px;
  }

  .page-hero {
    min-height: 150px;
  }

  .image-mosaic,
  .section-heading,
  .section-heading.compact,
  .testimonial-grid,
  .intro-band,
  .feature-grid,
  .area-link-grid,
  .value-grid,
  .article-grid,
  .field-grid {
    grid-template-columns: 1fr;
  }

  .image-mosaic img,
  .image-mosaic img:nth-child(2) {
    height: 300px;
    margin-top: 0;
  }
}

@media (max-width: 460px) {
  body {
    font-size: 15px;
  }

  .brand-mark {
    width: 40px;
    height: 40px;
  }

  .brand {
    min-width: 0;
  }

  .brand small {
    font-size: 0.78rem;
  }

  .phone-link {
    width: 100%;
  }

  .button {
    width: 100%;
  }

  .contact-panel,
  .footer-form,
  .service-list article,
  .testimonial-grid figure {
    padding: 20px;
  }

  .seller-evaluation h2 {
    font-size: 2.1rem;
  }
}