:root {
    --ink: #172a35;
    --muted: #59646a;
    --red: #b53031;
    --cream: #f7f5f0;
    --line: #dfdfd8;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 110px; }
body { margin: 0; color: var(--ink); background: #fff; font-family: "Segoe UI", Arial, sans-serif; font-size: 16px; line-height: 1.7; }
a { color: inherit; text-decoration: none; }
a:hover { color: var(--red); }
a:focus-visible, button:focus-visible { outline: 3px solid var(--red); outline-offset: 5px; }
img { max-width: 100%; display: block; }
h1, h2, h3, p { margin-top: 0; }
h1, h2 { font-family: Georgia, "Times New Roman", serif; font-weight: 400; letter-spacing: -.035em; line-height: 1.13; }
h2 { font-size: clamp(2.15rem, 3.4vw, 3rem); margin-bottom: 24px; }
em { color: var(--red); font-weight: 400; }
.shell { width: min(1200px, calc(100% - 96px)); margin-inline: auto; }
.section { padding-block: 92px; }
.eyebrow { font-size: 11px; font-weight: 700; letter-spacing: .16em; margin-bottom: 23px; }
.skip-link { position: absolute; top: -100px; left: 20px; z-index: 10; padding: 10px 20px; background: #fff; }
.skip-link:focus { top: 10px; }
.topbar { color: #fff; background: var(--ink); font-size: 11px; letter-spacing: .055em; }
.topbar-inner { display: flex; justify-content: space-between; padding-block: 8px; }
.topbar a:hover { color: #f4babc; }
.topbar i { margin-right: 7px; }
.site-header { position: sticky; top: 0; z-index: 5; background: #fff; border-bottom: 1px solid #ecece6; }
.navbar { padding-block: 22px; }
.brand { display: inline-flex; flex-direction: column; flex-shrink: 0; line-height: 1.2; }
.brand-name { font-size: 25px; font-weight: 750; letter-spacing: .045em; }
.brand-dot { color: var(--red); }
.brand-detail { font-size: 9px; font-weight: 600; letter-spacing: .16em; margin-top: 7px; }
.brand-detail span { color: var(--red); margin-inline: 5px; }
.navbar-nav { gap: 24px; }
.navbar .nav-link { padding: 7px 0; color: var(--muted); font-size: 12px; font-weight: 600; }
.navbar .nav-link:hover, .navbar .nav-link.active { color: var(--red); }
.navbar-toggler { border: 1px solid var(--line); color: var(--ink); font-size: 26px; }
.button { display: inline-flex; justify-content: center; align-items: center; gap: 24px; background: var(--red); color: #fff; padding: 15px 23px; font-size: 12px; font-weight: 600; border: 1px solid var(--red); transition: background .2s; }
.button:hover { background: #902527; border-color: #902527; color: #fff; }
.button-small { padding: 11px 18px; gap: 18px; }
.button-row { display: flex; flex-wrap: wrap; align-items: center; gap: 25px; }
.text-link { display: inline-flex; align-items: center; gap: 18px; font-size: 12px; font-weight: 650; }
.text-link i { color: var(--red); }
.hero { position: relative; overflow: hidden; background: var(--cream); }
.hero-image { position: absolute; inset: 0 0 0 46%; background: linear-gradient(90deg, var(--cream), rgba(247,245,240,.1) 25%, transparent 50%), url("../img/cover.png") center / cover no-repeat; }
.hero-inner { min-height: 620px; position: relative; display: flex; align-items: center; }
.hero-copy { width: 57%; padding-block: 70px; }
.hero .eyebrow { display: flex; align-items: center; gap: 12px; font-size: 10px; }
.accent-line { width: 26px; height: 2px; background: var(--red); flex-shrink: 0; }
h1 { font-size: clamp(3rem, 4.6vw, 4.25rem); margin-bottom: 24px; }
.hero-description { max-width: 390px; font-size: 14px; color: #4b575f; margin-bottom: 28px; }
.hero-credential { display: flex; align-items: center; gap: 12px; margin-top: 40px; }
.credential-icon { display: grid; place-items: center; width: 39px; height: 39px; border: 1px solid #cecec5; border-radius: 50%; font-size: 20px; }
.hero-credential strong, .hero-credential div > span { display: block; font-size: 11px; }
.hero-credential div > span { color: var(--muted); margin-top: 2px; }
.image-caption { position: absolute; right: 0; bottom: 28px; display: flex; align-items: center; gap: 13px; color: #fff; background: rgba(23,42,53,.92); padding: 16px 25px; }
.caption-mark { font-size: 26px; }
.image-caption > span:last-child { font-size: 8px; letter-spacing: .12em; }
.image-caption strong { display: block; font-family: Georgia, serif; font-size: 21px; letter-spacing: 0; font-weight: 400; }
.region-strip { border-block: 1px solid var(--line); background: #fff; }
.region-inner { display: flex; align-items: center; justify-content: space-between; gap: 20px; padding-block: 25px; }
.region-inner p { margin: 0; font-size: 10px; letter-spacing: .1em; color: var(--muted); }
.region-inner strong { color: var(--ink); font-weight: 600; }
.region-cities { display: flex; align-items: center; gap: 34px; font-family: Georgia, serif; font-size: 22px; }
.region-star { color: var(--red); font-size: 13px; }
.about-grid { display: grid; grid-template-columns: 1fr 1.15fr; gap: 95px; align-items: center; }
.portrait-panel { display: flex; position: relative; align-items: center; background: var(--cream); padding: 34px; gap: 24px; min-height: 300px; }
.portrait-frame { flex: 0 0 150px; }
.portrait-frame img { width: 150px; height: 201px; object-fit: cover; }
.portrait-label > span { font-size: 8px; letter-spacing: .12em; }
.portrait-label strong { display: block; font-family: Georgia, serif; font-weight: 400; font-size: 27px; margin-block: 9px; }
.portrait-label p { font-size: 10px; color: var(--muted); margin: 0; }
.since-badge { position: absolute; bottom: -21px; right: 25px; background: var(--red); color: #fff; padding: 12px 25px; text-align: center; }
.since-badge strong { display: block; font-family: Georgia, serif; font-size: 30px; line-height: 1.2; font-weight: 400; }
.since-badge span { font-size: 8px; letter-spacing: .12em; }
.about-copy > p:not(.eyebrow) { color: var(--muted); font-size: 14px; margin-bottom: 18px; }
.about-copy .text-link { margin-top: 7px; }
.services-section { background: var(--cream); }
.section-heading { display: flex; align-items: flex-end; justify-content: space-between; gap: 25px; margin-bottom: 34px; }
.section-heading h2 { margin: 0; }
.section-heading > p { font-size: 12px; color: var(--muted); margin: 0 0 4px; }
.service-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 26px; }
.service-card { background: #fff; }
.service-image { display: block; position: relative; overflow: hidden; }
.service-image img { width: 100%; height: 218px; object-fit: cover; transition: transform .25s; }
.service-image:hover img { transform: scale(1.035); }
.service-number { position: absolute; bottom: 0; left: 0; color: #fff; background: var(--ink); font-size: 9px; font-weight: 600; letter-spacing: .12em; padding: 9px 15px; }
.service-copy { padding: 27px; }
.service-copy h3 { font-family: Georgia, serif; font-size: 23px; font-weight: 400; line-height: 1.25; margin-bottom: 13px; }
.service-copy p { font-size: 13px; color: var(--muted); margin-bottom: 23px; }
.service-copy .text-link { border-top: 1px solid var(--line); padding-top: 18px; width: 100%; justify-content: space-between; }
.agents-section { color: #fff; background: var(--ink); }
.agents-grid { display: grid; grid-template-columns: 1.1fr 1fr; gap: 100px; align-items: center; }
.agents-section .eyebrow { color: #c9b998; font-size: 10px; }
.agents-section h2 em { color: #d9c9a8; }
.agents-section p:not(.eyebrow) { font-size: 13px; color: #c0cbd1; }
.agents-section p.agents-intro { font-size: 17px; color: #fff; }
.agents-section .button { margin-top: 15px; }
.principle { display: flex; gap: 20px; padding-block: 23px; border-bottom: 1px solid #3c4c57; }
.principle:first-child { padding-top: 0; }
.principle-icon { color: #d9c9a8; font-size: 23px; padding-top: 2px; }
.principle h3 { font-size: 16px; font-weight: 500; margin-bottom: 7px; }
.principle p { margin: 0; }
.light-link { display: inline-flex; gap: 35px; margin-top: 24px; color: #fff; font-size: 12px; }
.light-link:hover { color: #d9c9a8; }
.contact-grid { display: grid; grid-template-columns: 1.1fr 1fr; align-items: center; gap: 80px; }
.contact-grid > div > p:not(.eyebrow) { font-size: 13px; color: var(--muted); margin-bottom: 0; }
.contact-options > a { display: flex; align-items: center; gap: 18px; padding: 22px 0; border-bottom: 1px solid var(--line); }
.contact-icon { font-size: 23px; color: var(--red); }
.contact-options small { display: block; font-size: 9px; letter-spacing: .13em; color: var(--muted); }
.contact-options strong { font-size: clamp(.8rem, 1.5vw, 1.15rem); font-weight: 500; }
.contact-options > a > i { margin-left: auto; }
.contact-options > p { font-size: 11px; color: var(--muted); margin: 20px 0 0; }
.contact-options > p i { color: var(--red); margin-right: 5px; }
.site-footer { background: var(--cream); padding-block: 40px 25px; border-top: 1px solid var(--line); }
.footer-main { display: flex; align-items: center; justify-content: space-between; gap: 25px; padding-bottom: 30px; }
.footer-brand .brand-name { font-size: 21px; }
.footer-brand .brand-detail { font-size: 8px; }
.footer-main p { color: var(--muted); font-size: 11px; margin: 14px 0 0; }
.footer-main nav { display: flex; gap: 30px; font-size: 12px; }
.footer-bottom { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 16px; border-top: 1px solid var(--line); padding-top: 22px; font-size: 9px; color: var(--muted); }
.footer-bottom p { margin: 0; }
.legal-links { display: flex; flex-wrap: wrap; gap: 15px; }
.legal-links a { text-decoration: underline; text-underline-offset: 3px; }
.housing-note i { margin-right: 5px; }

@media (min-width: 1600px) {
    .hero-image { background-position: center 60%; }
}
@media (max-width: 1199px) {
    .shell { width: calc(100% - 64px); }
    .navbar-nav { gap: 18px; }
    .about-grid, .agents-grid, .contact-grid { gap: 45px; }
    .portrait-panel { padding: 25px; gap: 18px; }
    .portrait-frame { flex-basis: 125px; }
    .portrait-frame img { width: 125px; height: 180px; }
    .portrait-label strong { font-size: 23px; }
    .hero-copy { width: 62%; }
}
@media (max-width: 991px) {
    .navbar-nav { align-items: flex-start; gap: 10px; padding-block: 20px 5px; }
    .navbar .nav-link { font-size: 14px; }
    .hero-inner { min-height: 570px; }
    .hero-copy { width: 70%; }
    .hero-image { left: 35%; opacity: .7; }
    .hero-description { max-width: 340px; }
    .image-caption { right: -10px; bottom: 20px; padding: 12px 18px; }
    .region-inner { flex-direction: column; gap: 12px; }
    .section { padding-block: 65px; }
    .about-grid { grid-template-columns: 1fr 1.2fr; gap: 35px; }
    .portrait-panel { flex-direction: column; text-align: center; padding: 28px 20px 45px; }
    .portrait-frame { flex-basis: auto; }
    .portrait-frame img { width: 150px; height: 201px; }
    .since-badge { right: 15px; }
    .service-grid { gap: 16px; }
    .service-image img { height: 170px; }
    .service-copy { padding: 20px; }
    .service-copy h3 { font-size: 21px; }
    .section-heading > p { max-width: 190px; }
    .agents-grid, .contact-grid { gap: 35px; }
    .contact-options strong { font-size: 13px; }
}
@media (max-width: 767px) {
    html { scroll-padding-top: 100px; }
    .shell { width: calc(100% - 40px); }
    .section { padding-block: 55px; }
    .topbar { font-size: 9px; }
    .navbar { padding-block: 18px; }
    .brand-name { font-size: 22px; }
    .brand-detail { font-size: 8px; }
    .hero-inner { min-height: 0; display: block; padding-bottom: 230px; }
    .hero-image { inset: auto 0 0; height: 255px; opacity: 1; background-image: linear-gradient(var(--cream), transparent 35%), url("../img/cover.png"); background-position: center 60%; }
    .hero-copy { width: 100%; padding-block: 40px 25px; }
    h1 { font-size: clamp(2.6rem, 8.5vw, 3.7rem); }
    .hero .eyebrow { font-size: 8px; gap: 8px; letter-spacing: .1em; }
    .hero-description { max-width: 460px; }
    .hero-credential { margin-top: 28px; }
    .button-row { gap: 20px; }
    .image-caption { right: 0; bottom: 18px; }
    .region-cities { gap: 20px; font-size: 21px; }
    .region-inner p { font-size: 8px; }
    .about-grid, .agents-grid, .contact-grid { grid-template-columns: 1fr; gap: 42px; }
    .portrait-panel { flex-direction: row; text-align: left; justify-content: center; gap: 30px; padding: 30px; }
    .about-copy .eyebrow { font-size: 10px; }
    .section-heading { display: block; }
    .section-heading > p { max-width: none; margin-top: 18px; }
    .service-grid { grid-template-columns: 1fr; gap: 25px; }
    .service-image img { height: 230px; }
    .service-copy { padding: 25px; }
    .service-copy h3 { font-size: 25px; }
    .agents-section .eyebrow { font-size: 9px; }
    .contact-options strong { font-size: 16px; overflow-wrap: anywhere; }
    .contact-options > a { gap: 12px; }
    .footer-main { align-items: flex-start; flex-direction: column; }
    .footer-main nav { flex-wrap: wrap; gap: 25px; }
    .footer-bottom { gap: 18px; font-size: 10px; }
    .legal-links { gap: 10px; }
}
@media (max-width: 359px) {
    .shell { width: calc(100% - 30px); }
    .topbar-inner > span { max-width: 130px; }
    .region-cities { gap: 13px; font-size: 19px; }
    .portrait-panel { gap: 18px; padding-inline: 18px; }
    .portrait-frame img { width: 120px; height: 170px; }
    .portrait-label strong { font-size: 21px; }
}
@media (prefers-reduced-motion: reduce) {
    html { scroll-behavior: auto; }
    *, *::before, *::after { transition: none !important; }
}