:root {
  --ink: #11171a;
  --ink-soft: #20292d;
  --paper: #f5f3ee;
  --white: #fff;
  --gold: #08a7d2;
  --gold-deep: #0874b9;
  --navy: #234f9f;
  --line: rgba(17, 23, 26, .14);
  --max: 1240px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: Arial, Helvetica, sans-serif; }
a { color: inherit; text-decoration: none; }
button { font: inherit; }

.site-header {
  position: absolute; z-index: 10; top: 0; left: 0; right: 0;
  height: 94px; padding: 0 max(4vw, 30px); display: flex; align-items: center; gap: 42px;
  color: var(--white); border-bottom: 1px solid rgba(255,255,255,.18);
}
.brand { display: flex; align-items: center; gap: 14px; margin-right: auto; }
.site-header > .brand { padding: 0; background: transparent; }
.brand-logo { display: block; width: 224px; height: auto; filter: drop-shadow(0 1px 1px rgba(255,255,255,.28)) drop-shadow(0 2px 7px rgba(0,0,0,.38)); }
.brand-mark { display: grid; place-items: center; width: 48px; height: 48px; border: 1px solid var(--gold); color: var(--gold); font: 700 18px Georgia, serif; letter-spacing: 1px; }
.brand-copy { display: grid; gap: 3px; }
.brand-copy strong { font: 600 19px Georgia, serif; letter-spacing: .02em; }
.brand-copy small { color: rgba(255,255,255,.68); font-size: 9px; letter-spacing: .16em; text-transform: uppercase; }
nav { display: flex; align-items: center; gap: 28px; }
nav a { padding: 37px 0 33px; color: rgba(255,255,255,.78); font-size: 12px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; border-bottom: 2px solid transparent; }
nav a:hover, nav a.active { color: var(--white); border-color: var(--gold); }
.menu-toggle { display: none; width: 42px; height: 42px; padding: 0; border: 0; background: transparent; }
.menu-toggle span { display: block; width: 24px; height: 1px; margin: 7px auto; background: white; }
.site-header.scrolled { position: fixed; height: 76px; background: rgba(14,20,23,.96); backdrop-filter: blur(12px); }
.site-header.scrolled nav a { padding-top: 29px; padding-bottom: 25px; }
.header-call { display: grid; gap: 3px; padding-left: 28px; border-left: 1px solid rgba(255,255,255,.18); }
.header-call span { color: rgba(255,255,255,.6); font-size: 9px; letter-spacing: .14em; text-transform: uppercase; }
.header-call strong { font-size: 14px; }

.hero { position: relative; min-height: 790px; display: flex; align-items: center; color: white; background: #1d2529 url('assets/estateval-hero.png') center/cover no-repeat; }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(9,14,17,.9) 0%, rgba(9,14,17,.66) 40%, rgba(9,14,17,.05) 76%); }
.hero-content { position: relative; z-index: 1; width: min(680px, 82vw); margin-left: max(8vw, 48px); padding-top: 70px; }
.eyebrow { margin: 0 0 25px; color: var(--gold); font-size: 11px; font-weight: 800; letter-spacing: .22em; text-transform: uppercase; }
.hero h1 { max-width: 680px; margin: 0; font: 400 clamp(54px, 6vw, 86px)/.98 Georgia, 'Times New Roman', serif; letter-spacing: -.04em; }
.hero-lead { max-width: 590px; margin: 30px 0 0; color: rgba(255,255,255,.75); font-size: 18px; line-height: 1.65; }
.hero-actions { display: flex; align-items: center; gap: 34px; margin-top: 40px; }
.button { display: inline-flex; min-height: 52px; align-items: center; justify-content: center; padding: 0 27px; font-size: 11px; font-weight: 800; letter-spacing: .13em; text-transform: uppercase; }
.button-gold { color: white; background: var(--gold-deep); }
.button-gold:hover { background: #0867a4; }
.text-link { display: inline-flex; gap: 12px; align-items: center; padding: 10px 0; font-size: 12px; font-weight: 800; letter-spacing: .09em; text-transform: uppercase; border-bottom: 1px solid rgba(255,255,255,.35); }
.hero-note { position: absolute; right: 0; bottom: 0; width: min(420px, 42vw); padding: 28px 38px; display: flex; gap: 22px; align-items: center; background: linear-gradient(135deg, var(--navy), var(--gold)); color: white; }
.hero-note strong { flex: none; font: 400 25px Georgia, serif; }
.hero-note span { font-size: 12px; line-height: 1.5; }

.trust-strip { display: grid; grid-template-columns: repeat(3, 1fr); max-width: var(--max); margin: 0 auto; padding: 0 30px; border-left: 1px solid var(--line); }
.trust-strip div { position: relative; min-height: 158px; padding: 43px 35px 35px 70px; display: grid; align-content: center; gap: 7px; border-right: 1px solid var(--line); }
.trust-strip span { position: absolute; left: 28px; top: 47px; color: var(--gold-deep); font: italic 14px Georgia, serif; }
.trust-strip strong { font: 400 21px Georgia, serif; }
.trust-strip small { color: #6f777a; font-size: 12px; }

.intro { max-width: var(--max); margin: 0 auto; padding: 110px 30px 126px; display: grid; grid-template-columns: .9fr 1.1fr; gap: 100px; border-top: 1px solid var(--line); }
.eyebrow.dark { color: var(--gold-deep); }
.intro h2 { margin: 0; font: 400 clamp(40px, 5vw, 62px)/1.08 Georgia, serif; letter-spacing: -.035em; }
.intro-copy p { margin: 34px 0 30px; color: #4f585b; font: 17px/1.8 Arial, sans-serif; }
.dark-link { color: var(--ink); border-color: var(--line); }

.property-feature { display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(340px, .65fr); min-height: 570px; background: #f1eee7; }
.property-feature-image { min-height: 570px; margin: 0; overflow: hidden; }
.property-feature-image img { display: block; width: 100%; height: 100%; object-fit: cover; transition: transform .8s ease; }
.property-feature:hover .property-feature-image img { transform: scale(1.018); }
.property-feature-copy { padding: 90px clamp(40px, 7vw, 110px); display: flex; flex-direction: column; justify-content: center; }
.property-feature-copy h2 { margin: 0 0 28px; font: 400 clamp(38px, 4vw, 56px)/1.08 Georgia, serif; letter-spacing: -.035em; }
.property-feature-copy > p:last-child { margin: 0; color: #576064; font-size: 16px; line-height: 1.8; }
.property-feature-reverse { grid-template-columns: minmax(340px, .65fr) minmax(0, 1.35fr); background: #e7ecec; }
.property-feature-reverse .property-feature-image { order: 2; }
.property-feature-reverse .property-feature-copy { order: 1; }

.credentials { color: white; background: var(--ink); }
.credentials-inner { max-width: var(--max); margin: 0 auto; padding: 96px 30px; display: grid; grid-template-columns: .9fr 1.1fr; gap: 100px; }
.credentials h2 { max-width: 480px; margin: 0; font: 400 clamp(38px, 4.5vw, 58px)/1.08 Georgia, serif; letter-spacing: -.03em; }
.credentials-copy > p { margin: 4px 0 35px; color: rgba(255,255,255,.68); font-size: 16px; line-height: 1.8; }
.panel-list { display: grid; grid-template-columns: repeat(2, minmax(130px, 1fr)); border-top: 1px solid rgba(255,255,255,.16); border-left: 1px solid rgba(255,255,255,.16); }
.panel-list span { min-height: 66px; padding: 0 20px; display: flex; align-items: center; font: 400 17px Georgia, serif; border-right: 1px solid rgba(255,255,255,.16); border-bottom: 1px solid rgba(255,255,255,.16); }

.team-section { max-width: var(--max); margin: 0 auto; padding: 120px 30px; }
.section-heading { display: grid; grid-template-columns: 1.1fr .9fr; gap: 90px; align-items: end; margin-bottom: 60px; }
.section-heading h2 { max-width: 650px; margin: 0; font: 400 clamp(42px, 5vw, 66px)/1.06 Georgia, serif; letter-spacing: -.04em; }
.section-heading > p { max-width: 500px; margin: 0 0 8px; color: #697174; font-size: 16px; line-height: 1.75; }
.team-grid { display: grid; grid-template-columns: repeat(2, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.team-card { min-height: 580px; padding: 42px; display: flex; flex-direction: column; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); background: rgba(255,255,255,.25); }
.team-card.featured { background: #ece7dc; }
.team-top { display: flex; align-items: center; justify-content: space-between; }
.initials { display: grid; place-items: center; width: 52px; height: 52px; color: var(--gold-deep); font: 400 16px Georgia, serif; border: 1px solid var(--gold); }
.role, .office-label { color: #8b7a5c; font-size: 9px; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; }
.team-card h3 { margin: 34px 0 5px; font: 400 29px Georgia, serif; }
.team-card h3 small { color: #857962; font: 400 13px Arial, sans-serif; letter-spacing: .08em; }
.qualification { margin: 0 0 23px; color: var(--gold-deep); font-size: 11px; font-weight: 800; letter-spacing: .09em; text-transform: uppercase; }
.team-card > p:not(.qualification) { color: #5c6467; font-size: 14px; line-height: 1.7; }
.team-card ul { margin: 8px 0 20px; padding: 0; list-style: none; color: #3f484b; font-size: 13px; line-height: 1.5; }
.team-card li { position: relative; padding: 8px 0 8px 17px; border-bottom: 1px solid rgba(17,23,26,.08); }
.team-card li::before { position: absolute; left: 0; content: '—'; color: var(--gold-deep); }
.credentials-line { margin-top: auto; padding: 20px 0; color: #777d7e; font-size: 11px; line-height: 1.55; border-top: 1px solid var(--line); }
.card-contact { display: flex; flex-wrap: wrap; gap: 12px 22px; font-size: 12px; font-weight: 700; }
.card-contact a:last-child { color: var(--gold-deep); }
.compact-card { min-height: 330px; grid-column: 1 / -1; }

.services-section { padding: 120px max(calc((100vw - var(--max)) / 2 + 30px), 30px); color: white; background: var(--ink-soft); }
.light-heading h2 { max-width: 720px; }
.light-heading > p { color: rgba(255,255,255,.62); }
.services-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid rgba(255,255,255,.15); border-left: 1px solid rgba(255,255,255,.15); }
.services-grid article { min-height: 280px; padding: 32px 28px; border-right: 1px solid rgba(255,255,255,.15); border-bottom: 1px solid rgba(255,255,255,.15); transition: background .2s ease, transform .2s ease; }
.services-grid article:hover { position: relative; z-index: 1; background: #293438; transform: translateY(-5px); }
.services-grid span { color: var(--gold); font: italic 13px Georgia, serif; }
.services-grid h3 { margin: 58px 0 18px; font: 400 21px Georgia, serif; }
.services-grid p { margin: 0; color: rgba(255,255,255,.58); font-size: 13px; line-height: 1.65; }
.services-grid-dense article { min-height: 245px; }
.services-grid-dense h3 { margin-top: 44px; }

.why-section { max-width: var(--max); margin: 0 auto; padding: 120px 30px; display: grid; grid-template-columns: .85fr 1.15fr; gap: 90px; }
.why-title h2 { margin: 0; font: 400 clamp(40px, 4.5vw, 60px)/1.08 Georgia, serif; letter-spacing: -.035em; }
.why-list { border-top: 1px solid var(--line); }
.why-list > div { display: grid; grid-template-columns: 40px 150px 1fr; gap: 20px; align-items: start; padding: 32px 0; border-bottom: 1px solid var(--line); }
.why-list strong { color: var(--gold-deep); font: italic 13px Georgia, serif; }
.why-list h3 { margin: 0; font: 400 20px Georgia, serif; }
.why-list p { margin: 0; color: #656d70; font-size: 13px; line-height: 1.65; }

.contact-section { display: grid; grid-template-columns: 1.05fr .95fr; color: white; background: #0e1417; }
.contact-lead { padding: 110px max(7vw, 45px); background: linear-gradient(135deg, #151e22, #0d1214); }
.contact-lead h2 { max-width: 690px; margin: 0; font: 400 clamp(42px, 5.4vw, 70px)/1.05 Georgia, serif; letter-spacing: -.04em; }
.contact-lead > p:not(.eyebrow) { max-width: 620px; margin: 30px 0; color: rgba(255,255,255,.62); font-size: 16px; line-height: 1.75; }
.contact-actions { display: flex; gap: 28px; align-items: center; margin-top: 35px; }
.offices { padding: 92px max(6vw, 40px); display: grid; grid-template-columns: repeat(2, 1fr); gap: 40px; background: #192226; }
.offices article { min-width: 0; }
.offices h3 { margin: 15px 0 25px; font: 400 28px Georgia, serif; }
.offices address, .offices p { color: rgba(255,255,255,.63); font-size: 13px; font-style: normal; line-height: 1.8; }
.offices a { color: white; }
.postal { grid-column: 1 / -1; margin: 0 !important; padding-top: 28px; border-top: 1px solid rgba(255,255,255,.15); }
.single-office { grid-template-columns: 1fr; align-content: center; }
.single-office article { max-width: 420px; }

footer { min-height: 130px; padding: 32px max(4vw, 30px); display: flex; align-items: center; gap: 50px; color: rgba(255,255,255,.58); background: #090d0f; font-size: 10px; letter-spacing: .08em; text-transform: uppercase; }
.footer-brand { margin-right: auto; color: white; }
.footer-brand .brand-mark { width: 40px; height: 40px; }
.footer-brand { padding: 0; background: transparent; }
.footer-brand .brand-logo { width: 205px; }

@media (max-width: 980px) {
  .site-header { gap: 18px; }
  .menu-toggle { display: block; }
  nav { position: absolute; top: 94px; left: 0; right: 0; display: none; padding: 16px 30px 24px; flex-direction: column; align-items: flex-start; gap: 0; background: rgba(14,20,23,.98); }
  nav.open { display: flex; }
  nav a { width: 100%; padding: 15px 0; border-bottom: 1px solid rgba(255,255,255,.12); }
  .hero { min-height: 720px; }
  .hero-note { width: 50vw; }
  .services-grid { grid-template-columns: repeat(2, 1fr); }
  .credentials-inner, .section-heading, .why-section { grid-template-columns: 1fr; gap: 45px; }
  .property-feature, .property-feature-reverse { grid-template-columns: 1fr; }
  .property-feature-image, .property-feature-reverse .property-feature-image { min-height: 430px; order: 1; }
  .property-feature-copy, .property-feature-reverse .property-feature-copy { order: 2; padding: 70px 45px; }
  .contact-section { grid-template-columns: 1fr; }
  footer { flex-wrap: wrap; gap: 24px; }
}
@media (max-width: 700px) {
  .site-header { height: 78px; padding: 0 20px; }
  .brand-copy small, .header-call { display: none; }
  .brand-logo { width: 174px; }
  .site-header > .brand { padding: 0; }
  .hero { min-height: 700px; }
  .hero-content { margin: 0 22px; width: auto; padding-top: 40px; }
  .hero h1 { font-size: 52px; }
  .hero-lead { font-size: 16px; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 18px; }
  .hero-note { display: none; }
  .trust-strip { grid-template-columns: 1fr; padding: 0 22px; }
  .trust-strip div { min-height: 126px; border-bottom: 1px solid var(--line); }
  .intro { grid-template-columns: 1fr; gap: 30px; padding: 80px 22px; }
  .property-feature-image, .property-feature-reverse .property-feature-image { min-height: 310px; }
  .property-feature-copy, .property-feature-reverse .property-feature-copy { padding: 60px 22px 68px; }
  .credentials-inner, .team-section, .why-section { padding: 80px 22px; }
  .team-grid, .services-grid { grid-template-columns: 1fr; }
  .team-card { min-height: 0; padding: 30px 24px; }
  .compact-card { grid-column: auto; }
  .services-section { padding: 80px 22px; }
  .services-grid article { min-height: 220px; }
  .why-list > div { grid-template-columns: 30px 1fr; }
  .why-list p { grid-column: 2; }
  .contact-lead { padding: 80px 22px; }
  .contact-actions { align-items: flex-start; flex-direction: column; }
  .offices { grid-template-columns: 1fr; padding: 65px 22px; }
  footer { padding: 38px 22px; flex-direction: column; align-items: flex-start; }
  .footer-brand { margin: 0; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; }
}