:root {
  --ink: #102638;
  --navy: #063f68;
  --navy-deep: #062d4b;
  --sky: #80bcd9;
  --sand: #f2d09d;
  --paper: #f7f7f4;
  --white: #ffffff;
  --muted: #60717e;
  --line: rgba(16, 38, 56, .14);
  --shadow: 0 24px 70px rgba(6, 45, 75, .16);
  --radius: 22px;
  --max: 1240px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: "DM Sans", Arial, sans-serif; line-height: 1.55; }
body.menu-open { overflow: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select { font: inherit; }
.container { width: min(calc(100% - 40px), var(--max)); margin-inline: auto; }
.eyebrow { display: inline-flex; align-items: center; gap: 10px; margin: 0 0 16px; color: var(--navy); font-size: .76rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; }
.eyebrow::before { content: ""; width: 34px; height: 1px; background: currentColor; }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { line-height: 1.04; }
h1 { margin-bottom: 22px; font-size: clamp(3rem, 7vw, 6.8rem); font-weight: 700; letter-spacing: -.07em; }
h2 { margin-bottom: 18px; font-size: clamp(2rem, 4.3vw, 4.3rem); letter-spacing: -.055em; }
h3 { margin-bottom: 12px; font-size: clamp(1.35rem, 2vw, 2rem); letter-spacing: -.035em; }
p { color: var(--muted); font-size: 1rem; }
.lead { max-width: 650px; color: #425966; font-size: clamp(1.05rem, 1.5vw, 1.3rem); }

.site-header { position: fixed; inset: 0 0 auto; z-index: 50; height: 84px; color: #fff; transition: background .3s, box-shadow .3s; }
.site-header.scrolled, .site-header.solid { background: rgba(6, 45, 75, .97); box-shadow: 0 10px 32px rgba(6, 45, 75, .15); }
.nav { height: 100%; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.brand { display: flex; align-items: center; gap: 13px; min-width: 210px; font-weight: 700; letter-spacing: .01em; }
.brand-mark { display: grid; place-items: center; width: 38px; height: 38px; border: 1px solid rgba(255,255,255,.65); transform: rotate(45deg); }
.brand-mark span { transform: rotate(-45deg); font-size: .76rem; }
.brand small { display: block; opacity: .62; font-size: .61rem; letter-spacing: .18em; text-transform: uppercase; }
.nav-links { display: flex; align-items: center; gap: 28px; }
.nav-links a { position: relative; font-size: .9rem; }
.nav-links a::after { content: ""; position: absolute; inset: auto 0 -8px; height: 1px; background: var(--sand); transform: scaleX(0); transform-origin: left; transition: transform .25s; }
.nav-links a:hover::after, .nav-links a.active::after { transform: scaleX(1); }
.nav-cta, .button { display: inline-flex; align-items: center; justify-content: center; gap: 12px; min-height: 48px; padding: 0 22px; border: 1px solid currentColor; border-radius: 999px; font-weight: 700; font-size: .9rem; transition: transform .2s, background .2s, color .2s; }
.nav-cta:hover, .button:hover { transform: translateY(-2px); }
.button.primary { color: #fff; background: var(--navy); border-color: var(--navy); }
.button.light { color: var(--navy-deep); background: #fff; border-color: #fff; }
.button.ghost { color: #fff; background: rgba(255,255,255,.1); border-color: rgba(255,255,255,.45); }
.menu-toggle { display: none; color: #fff; background: none; border: 0; font-size: 1.5rem; }

.hero { position: relative; min-height: 750px; display: flex; align-items: flex-end; color: #fff; background: var(--navy-deep); overflow: hidden; }
.hero::before { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(4,31,51,.82) 0%, rgba(4,31,51,.28) 57%, rgba(4,31,51,.2)), linear-gradient(0deg, rgba(4,31,51,.5), transparent 50%), url("assets/hero-bg.jpg") center/cover; transform: scale(1.015); }
.hero::after { content: ""; position: absolute; top: 0; right: 9%; width: 1px; height: 100%; background: rgba(255,255,255,.16); }
.hero-content { position: relative; z-index: 2; width: min(100%, 830px); padding: 180px 0 150px; }
.hero h1 em { color: var(--sand); font-style: normal; }
.hero .eyebrow, .hero p { color: rgba(255,255,255,.86); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 30px; }
.hero-note { position: absolute; z-index: 2; right: 4vw; bottom: 146px; width: 120px; padding-top: 18px; border-top: 1px solid rgba(255,255,255,.5); color: rgba(255,255,255,.72); font-size: .66rem; letter-spacing: .18em; text-transform: uppercase; }

.finder-wrap { position: relative; z-index: 10; margin-top: -96px; }
.finder { padding: 14px; border-radius: 24px; background: rgba(255,255,255,.97); box-shadow: var(--shadow); }
.finder-tabs { display: flex; gap: 8px; overflow-x: auto; padding: 2px 2px 12px; }
.finder-tabs a { flex: 0 0 auto; padding: 10px 17px; border-radius: 999px; color: #526875; font-size: .83rem; font-weight: 700; }
.finder-tabs a.active { color: #fff; background: var(--navy); }
.finder-form { display: grid; grid-template-columns: 1.2fr 1fr 1fr auto; gap: 10px; }
.field { position: relative; display: grid; gap: 2px; padding: 11px 15px; border: 1px solid var(--line); border-radius: 14px; background: #fff; }
.field label { color: #7a8992; font-size: .68rem; font-weight: 700; letter-spacing: .06em; text-transform: uppercase; }
.field select { width: 100%; color: var(--ink); background: transparent; border: 0; outline: 0; font-weight: 600; }
.finder-form button { min-width: 200px; color: #fff; background: var(--navy); border: 0; border-radius: 14px; font-weight: 700; cursor: pointer; }

.section { padding: 110px 0; }
.section.white { background: #fff; }
.section.dark { color: #fff; background: var(--navy-deep); }
.section.dark p { color: rgba(255,255,255,.7); }
.section-head { display: flex; align-items: end; justify-content: space-between; gap: 28px; margin-bottom: 42px; }
.section-head > * { max-width: 720px; }
.section-head .button { flex: 0 0 auto; }
.feature-grid { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 14px; }
.feature-card { position: relative; min-height: 420px; display: flex; flex-direction: column; justify-content: flex-end; padding: 30px; border-radius: var(--radius); color: #fff; overflow: hidden; }
.feature-card::before { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(4,31,51,.83), rgba(4,31,51,.08)); }
.feature-card:nth-child(1) { background: url("assets/v160-1.jpg") center/cover; }
.feature-card:nth-child(2) { background: url("assets/hero-bg.jpg") 32% center/cover; }
.feature-card:nth-child(3) { background: url("assets/map2.jpg") center/cover; }
.feature-card > * { position: relative; }
.feature-card p { color: rgba(255,255,255,.76); }
.circle-link { display: grid; place-items: center; width: 46px; height: 46px; margin-top: 12px; border: 1px solid rgba(255,255,255,.65); border-radius: 50%; }
.stats { display: grid; grid-template-columns: repeat(4, 1fr); border-block: 1px solid var(--line); }
.stat { padding: 32px 24px; border-right: 1px solid var(--line); }
.stat:last-child { border-right: 0; }
.stat strong { display: block; margin-bottom: 5px; color: var(--navy); font-size: clamp(1.6rem, 3vw, 2.8rem); letter-spacing: -.05em; }
.stat span { color: var(--muted); font-size: .75rem; letter-spacing: .1em; text-transform: uppercase; }

.page-hero { position: relative; min-height: 540px; display: flex; align-items: flex-end; color: #fff; background: var(--navy-deep); overflow: hidden; }
.page-hero::before { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(4,31,51,.86), rgba(4,31,51,.22)), var(--page-image, url("assets/hero-bg.jpg")) center/cover; }
.page-hero .container { position: relative; z-index: 1; padding-block: 170px 90px; }
.page-hero h1 { max-width: 850px; font-size: clamp(3rem, 6vw, 6rem); }
.page-hero p { max-width: 620px; color: rgba(255,255,255,.78); font-size: 1.15rem; }
.crumb { margin-bottom: 24px; color: rgba(255,255,255,.66); font-size: .78rem; letter-spacing: .13em; text-transform: uppercase; }

.listing-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 22px; }
.property-card { overflow: hidden; border: 1px solid var(--line); border-radius: var(--radius); background: #fff; }
.property-image { position: relative; aspect-ratio: 16 / 10; overflow: hidden; background: #d8e2e8; }
.property-image img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s; }
.property-card:hover .property-image img { transform: scale(1.035); }
.tag { position: absolute; top: 18px; left: 18px; padding: 8px 12px; border-radius: 999px; color: var(--navy-deep); background: rgba(255,255,255,.92); font-size: .72rem; font-weight: 700; letter-spacing: .06em; text-transform: uppercase; }
.property-body { padding: 26px; }
.property-meta { display: flex; flex-wrap: wrap; gap: 8px 18px; margin: 20px 0; padding-block: 16px; border-block: 1px solid var(--line); color: #536874; font-size: .86rem; }
.property-foot { display: flex; align-items: center; justify-content: space-between; gap: 16px; }
.property-foot small { color: #788893; }
.text-link { color: var(--navy); font-weight: 700; }
.notice { padding: 18px 22px; border-left: 3px solid var(--sand); background: #edf3f6; color: #4b626f; font-size: .88rem; }

.split { display: grid; grid-template-columns: 1fr 1fr; gap: 70px; align-items: center; }
.split-media { min-height: 560px; border-radius: var(--radius); background: url("assets/v120-3.jpg") center/cover; }
.check-list { display: grid; gap: 0; margin: 26px 0; padding: 0; list-style: none; }
.check-list li { padding: 14px 0; border-bottom: 1px solid var(--line); font-weight: 600; }
.check-list li::before { content: "↗"; margin-right: 12px; color: var(--navy); }
.steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.step { padding: 30px; border: 1px solid rgba(255,255,255,.18); border-radius: var(--radius); }
.step span { color: var(--sand); font-size: .74rem; font-weight: 700; letter-spacing: .14em; }
.step h3 { margin-top: 30px; }

.gallery { display: grid; grid-template-columns: 1.4fr 1fr 1fr; grid-auto-rows: 260px; gap: 10px; }
.gallery img { width: 100%; height: 100%; object-fit: cover; border-radius: 14px; }
.gallery img:first-child { grid-row: span 2; }
.map-card { overflow: hidden; border-radius: var(--radius); background: #fff; box-shadow: var(--shadow); }
.map-card img { width: 100%; }

.contact-grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: 24px; }
.contact-panel { padding: 40px; border-radius: var(--radius); background: #fff; }
.contact-panel.dark { color: #fff; background: var(--navy-deep); }
.contact-panel.dark p { color: rgba(255,255,255,.68); }
.contact-form { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.contact-form label { display: grid; gap: 8px; color: #667883; font-size: .8rem; font-weight: 700; }
.contact-form input, .contact-form select { width: 100%; min-height: 50px; padding: 0 14px; color: var(--ink); background: #fff; border: 1px solid var(--line); border-radius: 10px; }
.contact-form .full { grid-column: 1 / -1; }

.cta-band { padding: 72px 0; color: #fff; background: var(--navy); }
.cta-band .container { display: flex; align-items: center; justify-content: space-between; gap: 30px; }
.cta-band h2 { max-width: 720px; margin: 0; font-size: clamp(2rem, 4vw, 4rem); }
.footer { padding: 64px 0 28px; color: rgba(255,255,255,.78); background: #031d31; }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1fr; gap: 40px; padding-bottom: 50px; }
.footer h3 { color: #fff; }
.footer p, .footer a { color: rgba(255,255,255,.62); }
.footer-links { display: grid; gap: 10px; }
.footer-bottom { display: flex; justify-content: space-between; gap: 20px; padding-top: 24px; border-top: 1px solid rgba(255,255,255,.12); color: rgba(255,255,255,.45); font-size: .78rem; }
.mobile-contact { display: none; }

@media (max-width: 980px) {
  .menu-toggle { display: block; }
  .nav-links { position: fixed; inset: 84px 0 0; display: none; align-content: start; flex-direction: column; padding: 44px 24px; background: var(--navy-deep); }
  .menu-open .nav-links { display: flex; }
  .nav-links a { font-size: 1.25rem; }
  .nav-links .nav-cta { margin-top: 14px; }
  .finder-form { grid-template-columns: 1fr 1fr; }
  .finder-form button { min-height: 56px; }
  .feature-grid { grid-template-columns: 1fr 1fr; }
  .feature-card:last-child { grid-column: span 2; min-height: 300px; }
  .split { grid-template-columns: 1fr; }
  .split-media { min-height: 480px; }
  .footer-grid { grid-template-columns: 1.5fr 1fr 1fr; }
  .footer-grid > :last-child { display: none; }
}

@media (max-width: 680px) {
  .container { width: min(calc(100% - 28px), var(--max)); }
  .site-header { height: 72px; }
  .brand { min-width: 0; }
  .brand-text { font-size: .87rem; }
  .nav-links { inset-block-start: 72px; }
  .nav > .nav-cta { display: none; }
  .hero { min-height: 700px; }
  .hero-content { padding: 150px 0 160px; }
  .hero-note { display: none; }
  .finder-wrap { margin-top: -112px; }
  .finder-tabs { padding-bottom: 10px; }
  .finder-form { grid-template-columns: 1fr; }
  .finder-form button { min-height: 54px; }
  .section { padding: 78px 0; }
  .section-head { align-items: start; flex-direction: column; }
  .feature-grid, .listing-grid, .steps, .contact-grid { grid-template-columns: 1fr; }
  .feature-card, .feature-card:last-child { grid-column: auto; min-height: 360px; }
  .stats { grid-template-columns: 1fr 1fr; }
  .stat:nth-child(2) { border-right: 0; }
  .stat:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .page-hero { min-height: 510px; }
  .page-hero .container { padding-block: 140px 70px; }
  .gallery { grid-template-columns: 1fr 1fr; grid-auto-rows: 180px; }
  .gallery img:first-child { grid-column: span 2; grid-row: auto; }
  .contact-form { grid-template-columns: 1fr; }
  .contact-form .full { grid-column: auto; }
  .cta-band .container { align-items: start; flex-direction: column; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-grid > :first-child { grid-column: span 2; }
  .footer-bottom { flex-direction: column; }
  .mobile-contact { position: fixed; z-index: 40; inset: auto 14px 14px; display: flex; min-height: 54px; align-items: center; justify-content: center; border-radius: 999px; color: #fff; background: #087d69; box-shadow: 0 14px 36px rgba(0,0,0,.24); font-weight: 700; }
}