:root {
  --ink: #223746;
  --muted: #526878;
  --line: #cfd9dd;
  --paper: #f7f7f3;
  --warm: #e6eef1;
  --sage: #8da7b2;
  --clay: #d8cbb9;
  --charcoal: #21465f;
  --blue: #c8d7dd;
  --blue-soft: #eef3f4;
  --blue-mid: #8da7b2;
  --deep-blue: #21465f;
  --sea-mariner: #4b5a66;
  --cream: #e8decc;
  --white: #ffffff;
  --shadow: 0 18px 45px rgba(33, 70, 95, 0.12);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--ink);
  background: linear-gradient(180deg, var(--paper), var(--blue-soft));
  font-family: Baskerville, "Palatino Linotype", Palatino, serif;
  font-size: 19px;
  line-height: 1.6;
}

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

a:focus-visible {
  outline: 3px solid rgba(110, 137, 160, 0.55);
  outline-offset: 4px;
}

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

.topline {
  display: flex;
  justify-content: space-between;
  gap: 18px;
  padding: 10px clamp(18px, 4vw, 56px);
  border-bottom: 1px solid var(--line);
  background: var(--deep-blue);
  color: rgba(255, 255, 255, 0.9);
  font-size: 17px;
}

.topline div {
  display: flex;
  flex-wrap: wrap;
  gap: 18px;
}

.topline a {
  border-bottom: 1px solid rgba(255, 255, 255, 0.45);
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 10;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  padding: 18px clamp(22px, 5vw, 70px);
  background: rgba(251, 253, 251, 0.95);
  border-bottom: 1px solid rgba(215, 226, 221, 0.95);
  backdrop-filter: blur(18px);
}

.brand {
  display: flex;
  align-items: center;
  gap: 16px;
  min-width: 310px;
}

.brand-copy {
  display: grid;
  gap: 3px;
}

.wordmark {
  font-family: Didot, "Bodoni 72", "Hoefler Text", Baskerville, serif;
  font-size: 36px;
  font-weight: 400;
  line-height: 0.95;
  letter-spacing: 0;
  color: var(--charcoal);
}

.brand-copy small {
  margin-top: 4px;
  font-family: Baskerville, "Palatino Linotype", Palatino, serif;
  font-size: 12px;
  font-weight: 400;
  letter-spacing: 0.05em;
}

.logo-mark {
  width: 64px;
  height: 64px;
  display: inline-grid;
  place-items: center;
  flex: 0 0 auto;
  border: 1px solid rgba(124, 154, 170, 0.42);
  background: linear-gradient(180deg, var(--blue-soft), var(--white));
}

.logo-mark svg {
  width: 52px;
  height: 52px;
  overflow: visible;
}

.logo-mark path {
  fill: none;
  stroke: var(--charcoal);
  stroke-linecap: round;
  stroke-linejoin: round;
}

.logo-window {
  stroke-width: 3;
}

.logo-window-inner,
.logo-sill {
  stroke-width: 2.2;
}

.logo-muntin {
  stroke-width: 1.8;
}

.logo-lantern {
  stroke-width: 1.8;
}

.brand small,
.eyebrow {
  color: var(--muted);
  font-size: 13px;
  font-weight: 400;
  letter-spacing: 0;
  text-transform: none;
}

nav {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-end;
  gap: 6px;
  color: var(--charcoal);
  font-size: 19px;
  font-weight: 400;
}

nav a {
  min-height: 44px;
  display: inline-flex;
  align-items: center;
  padding: 8px 12px;
  border-bottom: 2px solid transparent;
  transition: background 160ms ease, border-color 160ms ease, color 160ms ease;
}

nav a:hover {
  color: var(--ink);
  border-bottom-color: var(--sage);
}

.header-call {
  padding-inline: 22px;
  border: 1px solid rgba(124, 154, 170, 0.42);
  background: var(--blue);
  color: var(--charcoal);
}

.header-call:hover {
  border-color: var(--sage);
  background: var(--blue-mid);
}

.mobile-menu {
  display: none;
}

.hero {
  position: relative;
  min-height: 620px;
  display: grid;
  align-items: end;
  overflow: hidden;
  background: var(--deep-blue);
}

.hero img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.hero::after {
  content: "";
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(33, 70, 95, 0.74), rgba(33, 70, 95, 0.28) 56%, rgba(33, 70, 95, 0.04)),
    linear-gradient(0deg, rgba(33, 70, 95, 0.42), transparent 42%);
}

.hero-copy {
  position: relative;
  z-index: 1;
  max-width: 840px;
  padding: 0 clamp(24px, 7vw, 104px) 70px;
  color: var(--white);
}

.hero-copy .eyebrow {
  color: rgba(255, 255, 255, 0.78);
}

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

h1,
h2 {
  font-family: Baskerville, "Palatino Linotype", Palatino, serif;
  font-weight: 500;
  line-height: 1.04;
}

h1 {
  max-width: 760px;
  margin-bottom: 22px;
  font-family: Didot, "Bodoni 72", "Hoefler Text", Baskerville, serif;
  font-size: clamp(44px, 5.7vw, 74px);
  font-weight: 400;
  letter-spacing: 0;
}

h2 {
  margin-bottom: 18px;
  font-family: Didot, "Bodoni 72", "Hoefler Text", Baskerville, serif;
  font-size: clamp(38px, 4.6vw, 68px);
  font-weight: 400;
}

h3 {
  margin-bottom: 10px;
  font-size: 22px;
}

.hero-copy p:not(.eyebrow) {
  max-width: 640px;
  color: rgba(255, 255, 255, 0.88);
  font-size: 24px;
}

.hero-search {
  width: min(100%, 780px);
  display: grid;
  grid-template-columns: minmax(0, 1fr) 220px;
  gap: 14px;
  margin-top: 34px;
}

.search-field,
.search-button {
  min-height: 66px;
  display: flex;
  align-items: center;
  border: 1px solid rgba(255, 255, 255, 0.86);
  background: rgba(255, 255, 255, 0.94);
  color: var(--sea-mariner);
  font-size: 21px;
}

.search-field {
  position: relative;
  padding: 18px 22px 18px 64px;
}

.search-field::before {
  content: "";
  position: absolute;
  left: 24px;
  width: 19px;
  height: 19px;
  border: 2px solid rgba(82, 104, 120, 0.38);
  border-radius: 50%;
}

.search-field::after {
  content: "";
  position: absolute;
  left: 43px;
  width: 12px;
  height: 2px;
  background: rgba(82, 104, 120, 0.38);
  transform: rotate(45deg);
  transform-origin: left center;
}

.search-button {
  justify-content: center;
  padding: 18px 22px;
  color: var(--ink);
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.search-note {
  margin-top: 10px;
  color: rgba(255, 255, 255, 0.72);
  font-size: 15px;
}

.button-row {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 30px;
}

.button {
  min-height: 64px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 17px 28px;
  border: 1px solid rgba(255, 255, 255, 0.76);
  border-radius: 1px;
  font-size: 21px;
  font-weight: 400;
  transition: background 160ms ease, border-color 160ms ease, transform 160ms ease;
}

.button:hover,
.card-link:hover,
.next-step-actions a:hover,
.contact-panel a:hover {
  transform: translateY(-1px);
}

.button.primary {
  color: var(--charcoal);
  background: var(--paper);
}

.button.secondary {
  color: var(--white);
}

.hero-proof {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 30px;
}

.hero-proof span {
  padding: 9px 12px;
  border: 1px solid rgba(255, 255, 255, 0.36);
  background: rgba(255, 255, 255, 0.12);
  color: rgba(255, 255, 255, 0.9);
  font-size: 16px;
}

section {
  padding: 82px clamp(24px, 6vw, 104px);
}

.intro {
  display: grid;
  grid-template-columns: minmax(300px, 0.48fr) 1fr;
  gap: 52px;
  align-items: start;
  background: var(--white);
}

.section-grid {
  display: grid;
  grid-template-columns: minmax(220px, 0.55fr) 1fr;
  gap: 44px;
  align-items: start;
}

.stat-row {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.stat-row div {
  min-height: 136px;
  display: grid;
  align-content: center;
  gap: 8px;
  padding: 24px 30px;
  border-right: 1px solid var(--line);
}

.stat-row div:last-child {
  border-right: 0;
}

.stat-row strong,
.sales-grid strong {
  font-family: Baskerville, "Palatino Linotype", Palatino, serif;
  font-size: 29px;
  font-weight: 400;
}

.stat-row span,
.service-grid p,
.neighborhood-grid p,
.resources p,
.sales-grid p,
.about-copy p,
.contact p,
.site-footer {
  color: var(--muted);
}

.about {
  display: grid;
  grid-template-columns: minmax(260px, 420px) minmax(0, 1fr);
  gap: 84px;
  align-items: center;
  background:
    linear-gradient(180deg, rgba(200, 215, 221, 0.86), rgba(238, 243, 244, 0.98)),
    var(--warm);
}

.portrait-card {
  padding: 14px;
  background: var(--white);
  border: 1px solid rgba(124, 154, 170, 0.22);
  box-shadow: 0 26px 80px rgba(33, 70, 95, 0.14);
  position: sticky;
  top: 116px;
}

.portrait-card img {
  aspect-ratio: 4 / 5;
  width: 100%;
  object-fit: cover;
  object-position: center;
  filter: saturate(0.94) contrast(1.02);
}

.portrait-card p {
  margin: 14px 0 0;
  color: var(--muted);
  font-size: 16px;
}

.about-details {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 0;
  margin-top: 30px;
  border-top: 1px solid rgba(124, 154, 170, 0.28);
}

.about-details div {
  padding: 26px 0;
  border: 0;
  background: transparent;
}

.about-details h3 {
  font-family: Baskerville, "Palatino Linotype", Palatino, serif;
  font-size: 24px;
  font-weight: 400;
}

.about-details ul {
  display: grid;
  gap: 10px;
  margin: 0;
  padding-left: 18px;
}

.about-details li {
  color: var(--muted);
}

.section-heading {
  max-width: 760px;
  margin-bottom: 34px;
}

.service-grid,
.neighborhood-grid,
.sales-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 22px;
}

.service-grid article,
.neighborhood-grid article,
.sales-grid article {
  padding: 32px;
  border: 1px solid var(--line);
  border-radius: 1px;
  background: rgba(255, 255, 255, 0.72);
  box-shadow: none;
}

.number {
  display: block;
  margin-bottom: 34px;
  color: var(--sage);
  font-family: Baskerville, "Palatino Linotype", Palatino, serif;
  font-size: 38px;
}

.card-link {
  width: 100%;
  min-height: 56px;
  display: inline-flex;
  align-items: center;
  margin-top: 10px;
  justify-content: center;
  padding: 12px 18px;
  border: 1px solid rgba(124, 154, 170, 0.34);
  background: var(--blue);
  color: var(--charcoal);
  font-weight: 400;
  text-align: center;
}

.concierge,
.contact {
  display: grid;
  grid-template-columns: minmax(240px, 0.75fr) minmax(0, 1fr);
  gap: 72px;
  align-items: center;
  background:
    linear-gradient(135deg, rgba(33, 70, 95, 0.98), rgba(75, 90, 102, 0.96)),
    var(--deep-blue);
  color: var(--white);
}

.concierge p,
.contact p {
  color: rgba(255, 255, 255, 0.82);
}

.concierge-copy {
  display: grid;
  gap: 20px;
  max-width: 800px;
}

.text-link {
  width: max-content;
  min-height: 44px;
  display: inline-flex;
  align-items: center;
  padding-bottom: 4px;
  border-bottom: 1px solid rgba(255, 255, 255, 0.72);
  color: var(--white);
  font-weight: 400;
}

.concierge .eyebrow,
.contact .eyebrow {
  color: rgba(255, 255, 255, 0.62);
}

.neighborhood-grid {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.past-sales {
  background: var(--blue);
}

.sales-grid {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.sale-image {
  height: 170px;
  margin: -26px -26px 22px;
  background-size: cover;
  background-position: center;
}

.next-step {
  display: grid;
  grid-template-columns: minmax(260px, 0.55fr) 1fr;
  gap: 38px;
  align-items: center;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  background: var(--paper);
}

.next-step h2 {
  margin-bottom: 0;
}

.next-step-actions {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 12px;
}

.next-step-actions a {
  min-height: 66px;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 14px 16px;
  border: 1px solid rgba(124, 154, 170, 0.34);
  background: var(--blue);
  color: var(--charcoal);
  font-size: 20px;
  font-weight: 400;
  text-align: center;
  transition: transform 160ms ease, background 160ms ease;
}

.next-step-actions a:first-child {
  background: var(--deep-blue);
  color: var(--white);
}

.resources {
  background: var(--white);
}

.resources .section-heading p:not(.eyebrow) {
  max-width: 820px;
}

.resource-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 12px;
  margin-top: 30px;
}

.resource-grid a {
  min-height: 74px;
  display: flex;
  align-items: center;
  padding: 18px 22px;
  border: 1px solid var(--line);
  background: linear-gradient(180deg, var(--paper), var(--white));
  color: var(--charcoal);
  font-size: 21px;
  transition: transform 160ms ease, border-color 160ms ease, background 160ms ease;
}

.resource-grid a:hover {
  transform: translateY(-1px);
  border-color: var(--sage);
  background: var(--blue-soft);
}

.resource-note {
  max-width: 780px;
  margin: 22px 0 0;
  font-size: 16px;
}

.sale-one {
  background:
    linear-gradient(0deg, rgba(33, 70, 95, 0.08), rgba(33, 70, 95, 0.08)),
    url("sale-hillsboro.jpg");
}

.sale-two {
  background:
    linear-gradient(0deg, rgba(33, 70, 95, 0.08), rgba(33, 70, 95, 0.08)),
    url("sale-umbria.jpg");
}

.sale-three {
  background:
    linear-gradient(0deg, rgba(33, 70, 95, 0.08), rgba(33, 70, 95, 0.08)),
    url("sale-stonewall.jpg");
}

.sale-four {
  background:
    linear-gradient(0deg, rgba(33, 70, 95, 0.08), rgba(33, 70, 95, 0.08)),
    url("sale-lucas.jpg");
}

.contact-panel {
  display: grid;
  gap: 10px;
  border: 1px solid rgba(255, 255, 255, 0.2);
  background: rgba(255, 255, 255, 0.08);
  padding: 10px;
}

.contact-panel a,
.contact-panel span {
  min-height: 62px;
  display: flex;
  align-items: center;
  padding: 18px 20px;
  border: 1px solid rgba(255, 255, 255, 0.12);
  background: rgba(255, 255, 255, 0.08);
  color: var(--white);
  font-size: 20px;
}

.contact-panel .contact-primary {
  background: var(--paper);
  color: var(--charcoal);
  font-weight: 400;
}

.site-footer {
  display: grid;
  gap: 12px;
  padding: 34px clamp(18px, 5vw, 72px);
  border-top: 1px solid var(--line);
  font-size: 14px;
}

.footer-brand {
  display: flex;
  align-items: center;
  gap: 12px;
  margin-bottom: 6px;
  color: var(--charcoal);
  font-size: 22px;
}

.logo-mark.small {
  width: 48px;
  height: 48px;
}

.logo-mark.small svg {
  width: 40px;
  height: 40px;
}

.site-footer p {
  max-width: 1120px;
  margin: 0;
}

.site-footer a {
  border-bottom: 1px solid rgba(82, 104, 120, 0.4);
}

.simple-page {
  min-height: 100vh;
  background: var(--paper);
}

.legal-page {
  max-width: 900px;
  margin: 0 auto;
  padding: clamp(34px, 7vw, 88px) clamp(22px, 5vw, 60px);
}

.legal-page h1 {
  color: var(--charcoal);
}

.legal-page h2 {
  margin-top: 42px;
  font-size: clamp(30px, 3.2vw, 44px);
}

.legal-page a {
  border-bottom: 1px solid rgba(33, 70, 95, 0.35);
  color: var(--charcoal);
}

.back-link {
  min-height: 48px;
  display: inline-flex;
  align-items: center;
  margin-bottom: 42px;
  padding: 10px 16px;
  border: 1px solid var(--line);
  background: var(--white);
}

.fine-note {
  margin-top: 42px;
  padding-top: 22px;
  border-top: 1px solid var(--line);
  color: var(--muted);
  font-size: 16px;
}

@media (max-width: 980px) {
  .site-header {
    align-items: flex-start;
    flex-direction: column;
  }

  .brand {
    min-width: 0;
  }

  nav {
    justify-content: flex-start;
  }

  .section-grid,
  .intro,
  .about,
  .concierge,
  .contact,
  .next-step {
    grid-template-columns: 1fr;
  }

  .portrait-card {
    position: static;
  }

  .stat-row,
  .about-details,
  .service-grid,
  .neighborhood-grid,
  .sales-grid,
  .resource-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .stat-row div {
    border-right: 0;
    border-bottom: 1px solid var(--line);
  }

  .stat-row div:last-child {
    border-bottom: 0;
  }

  .next-step-actions {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 620px) {
  .topline {
    display: none;
  }

  body {
    overflow-x: hidden;
  }

  .site-header {
    position: absolute;
    inset: 0 0 auto;
    z-index: 12;
    flex-direction: row;
    align-items: flex-start;
    gap: 10px;
    padding: 24px 18px 0;
    border-bottom: 0;
    background: transparent;
    backdrop-filter: none;
  }

  .brand {
    width: auto;
    gap: 12px;
  }

  .brand-copy {
    min-width: 0;
  }

  .logo-mark {
    display: none;
  }

  .brand-copy small {
    color: rgba(255, 255, 255, 0.86);
    font-size: 11px;
  }

  .wordmark {
    color: var(--white);
    font-size: clamp(44px, 13vw, 56px);
  }

  nav {
    width: auto;
    margin-left: auto;
    display: block;
    font-size: 0;
  }

  nav a {
    display: none;
  }

  .header-call {
    display: none;
  }

  .mobile-menu {
    width: 56px;
    height: 44px;
    min-height: 44px;
    display: block;
    position: relative;
    margin-left: auto;
    padding: 0;
    border: 0;
    background: transparent;
    color: transparent;
  }

  .mobile-menu::before,
  .mobile-menu::after {
    content: "";
    position: absolute;
    right: 0;
    width: 48px;
    height: 3px;
    background: var(--white);
  }

  .mobile-menu::before {
    top: 10px;
    box-shadow: 0 13px 0 var(--white);
  }

  .mobile-menu::after {
    top: 36px;
  }

  .hero {
    min-height: 100vh;
    align-items: center;
  }

  .hero img {
    object-position: center;
  }

  .hero::after {
    background:
      linear-gradient(0deg, rgba(18, 29, 36, 0.56), rgba(18, 29, 36, 0.34)),
      linear-gradient(90deg, rgba(18, 29, 36, 0.28), rgba(18, 29, 36, 0.12));
  }

  .hero-copy {
    width: 100%;
    max-width: none;
    padding: 146px 18px 42px;
    text-align: center;
  }

  h1 {
    max-width: 360px;
    margin-right: auto;
    margin-left: auto;
    font-size: 40px;
    line-height: 1.08;
  }

  h2 {
    font-size: 32px;
    line-height: 1.1;
  }

  .hero-copy p:not(.eyebrow) {
    max-width: 340px;
    margin-right: auto;
    margin-left: auto;
    font-size: 20px;
  }

  .search-note {
    max-width: 300px;
    margin: 10px auto 0;
    font-size: 14px;
  }

  .hero-search {
    grid-template-columns: 1fr;
    gap: 10px;
    width: 100%;
    margin-top: 28px;
  }

  .search-field,
  .search-button {
    min-height: 62px;
    font-size: 18px;
  }

  .search-field {
    justify-content: flex-start;
    text-align: left;
  }

  .search-button {
    font-size: 17px;
  }

  section {
    padding-top: 58px;
    padding-bottom: 58px;
  }

  .stat-row,
  .about-details,
  .service-grid,
  .neighborhood-grid,
  .sales-grid,
  .resource-grid {
    grid-template-columns: 1fr;
  }

  .hero-proof {
    display: none;
  }

  .button,
  .button-row,
  .button-row a,
  .card-link,
  .text-link {
    width: 100%;
  }

  .button-row a,
  .card-link,
  .text-link {
    justify-content: center;
    text-align: center;
  }

  .button-row {
    margin-top: 14px;
    gap: 10px;
  }

  .button {
    min-height: 54px;
    padding: 13px 18px;
    font-size: 18px;
  }

  .contact-panel a,
  .contact-panel span {
    min-height: 58px;
    padding: 15px 16px;
    font-size: 18px;
    overflow-wrap: anywhere;
  }

  .resource-grid a {
    min-height: 66px;
    font-size: 20px;
  }
}

@media print {
  @page {
    margin: 0.6in;
  }

  * {
    box-shadow: none !important;
    text-shadow: none !important;
  }

  body {
    background: #ffffff;
    color: #172321;
    font-size: 12pt;
  }

  .topline,
  .site-header,
  .button-row,
  .hero img,
  .site-footer {
    display: none !important;
  }

  .hero {
    min-height: auto;
    display: block;
    background: #ffffff;
    color: #172321;
    page-break-after: avoid;
  }

  .hero::after {
    display: none;
  }

  .hero-copy {
    max-width: none;
    padding: 0 0 0.35in;
    color: #172321;
  }

  .hero-copy .eyebrow,
  .hero-copy p:not(.eyebrow),
  .concierge p,
  .contact p {
    color: #526878;
  }

  h1 {
    font-size: 42pt;
  }

  h2 {
    font-size: 26pt;
  }

  section {
    padding: 0.28in 0;
    page-break-inside: avoid;
  }

  .intro,
  .about,
  .concierge,
  .contact,
  .resources,
  .next-step {
    display: block;
    background: #ffffff;
    color: #172321;
  }

  .portrait-card,
  .sale-image,
  .next-step,
  .contact-panel {
    display: none;
  }

  .stat-row,
  .service-grid,
  .neighborhood-grid,
  .sales-grid,
  .resource-grid,
  .about-details {
    display: block;
  }

  .stat-row div,
  .service-grid article,
  .neighborhood-grid article,
  .sales-grid article,
  .resource-grid a,
  .about-details div {
    border: 1px solid #d8e3e8;
    margin-bottom: 0.12in;
    padding: 0.14in;
    background: #ffffff;
    page-break-inside: avoid;
  }
}