:root {
  --navy: #0d2137;
  --navy-2: #132d48;
  --navy-3: #1c3c5d;
  --gold: #c79a52;
  --gold-light: #e4c58e;
  --green: #1e4d3a;
  --ivory: #f7f4ee;
  --ivory-2: #eee9df;
  --white: #ffffff;
  --ink: #17202a;
  --slate: #5f6b75;
  --line: rgba(13, 33, 55, 0.14);
  --shadow: 0 24px 70px rgba(13, 33, 55, 0.12);
  --ease-out: cubic-bezier(0.23, 1, 0.32, 1);
  --ease-in-out: cubic-bezier(0.77, 0, 0.175, 1);
  --shell: min(1180px, calc(100% - 40px));
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--ivory);
  color: var(--ink);
  font-family: "Manrope", sans-serif;
  font-size: 16px;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
}

body.menu-open {
  overflow: hidden;
}

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

a {
  color: inherit;
}

button,
input,
select {
  font: inherit;
}

button,
a {
  -webkit-tap-highlight-color: transparent;
}

.shell {
  width: var(--shell);
  margin: 0 auto;
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.skip-link {
  position: fixed;
  top: 12px;
  left: 12px;
  z-index: 200;
  transform: translateY(-150%);
  padding: 10px 16px;
  background: var(--white);
  color: var(--navy);
  border-radius: 4px;
}

.skip-link:focus {
  transform: translateY(0);
}

.topline {
  background: var(--navy);
  color: rgba(255, 255, 255, 0.72);
  font-size: 0.69rem;
  font-weight: 700;
  letter-spacing: 0.15em;
  text-transform: uppercase;
}

.topline__inner {
  min-height: 34px;
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 18px;
}

.topline__divider {
  width: 22px;
  height: 1px;
  background: var(--gold);
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(247, 244, 238, 0.94);
  border-bottom: 1px solid transparent;
  backdrop-filter: blur(16px);
  transition: box-shadow 220ms var(--ease-out), border-color 220ms var(--ease-out);
}

.site-header.is-scrolled {
  border-color: var(--line);
  box-shadow: 0 14px 35px rgba(13, 33, 55, 0.08);
}

.site-header__inner {
  min-height: 86px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 30px;
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  text-decoration: none;
}

.brand__mark {
  width: 56px;
  height: 56px;
  display: grid;
  place-items: center;
  overflow: hidden;
}

.brand__mark img {
  width: 100%;
  height: 100%;
  object-fit: contain;
}

.brand__text {
  display: grid;
  line-height: 1;
}

.brand__text strong {
  color: var(--navy);
  font-family: "Cormorant Garamond", serif;
  font-size: 1.72rem;
  letter-spacing: 0.08em;
}

.brand__text small {
  margin-top: 5px;
  color: var(--slate);
  font-size: 0.58rem;
  font-weight: 700;
  letter-spacing: 0.15em;
  text-transform: uppercase;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 29px;
}

.site-nav a {
  position: relative;
  color: var(--navy);
  font-size: 0.8rem;
  font-weight: 700;
  text-decoration: none;
}

.site-nav a:not(.nav-cta)::after {
  content: "";
  position: absolute;
  left: 0;
  right: 100%;
  bottom: -7px;
  height: 1px;
  background: var(--gold);
  transition: right 180ms var(--ease-out);
}

.site-nav a:hover::after,
.site-nav a:focus-visible::after {
  right: 0;
}

.nav-cta {
  padding: 12px 17px;
  border: 1px solid var(--navy);
  transition: background 180ms var(--ease-out), color 180ms var(--ease-out), transform 160ms var(--ease-out);
}

.nav-cta:hover,
.nav-cta:focus-visible {
  background: var(--navy);
  color: var(--white);
}

.nav-cta:active,
.button:active {
  transform: scale(0.97);
}

.menu-toggle {
  width: 44px;
  height: 44px;
  display: none;
  border: 0;
  background: transparent;
}

.menu-toggle span:not(.sr-only) {
  display: block;
  width: 24px;
  height: 2px;
  margin: 5px auto;
  background: var(--navy);
  transition: transform 180ms var(--ease-out), opacity 180ms var(--ease-out);
}

.hero {
  position: relative;
  overflow: hidden;
  min-height: 720px;
  display: grid;
  align-items: center;
  background:
    radial-gradient(circle at 80% 22%, rgba(199, 154, 82, 0.18), transparent 26%),
    linear-gradient(122deg, var(--navy) 0%, var(--navy) 61%, #102941 100%);
  color: var(--white);
}

.hero::after {
  content: "";
  position: absolute;
  inset: auto -10% -42% 28%;
  height: 68%;
  border: 1px solid rgba(199, 154, 82, 0.2);
  border-radius: 50%;
  transform: rotate(-7deg);
}

.hero__texture {
  position: absolute;
  inset: 0;
  opacity: 0.18;
  background-image:
    linear-gradient(rgba(255,255,255,0.025) 1px, transparent 1px),
    linear-gradient(90deg, rgba(255,255,255,0.025) 1px, transparent 1px);
  background-size: 48px 48px;
  mask-image: linear-gradient(90deg, black, transparent 85%);
}

.hero__grid {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: minmax(0, 1.28fr) minmax(350px, 0.72fr);
  gap: clamp(50px, 8vw, 110px);
  align-items: center;
  padding: 92px 0 110px;
}

.eyebrow {
  margin: 0 0 19px;
  color: var(--green);
  font-size: 0.7rem;
  font-weight: 800;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.eyebrow--light {
  color: var(--gold-light);
}

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

h1,
h2,
h3 {
  font-family: "Cormorant Garamond", serif;
  line-height: 1.02;
}

h1 {
  max-width: 760px;
  margin-bottom: 27px;
  font-size: clamp(3.65rem, 6.4vw, 6.3rem);
  font-weight: 600;
  letter-spacing: -0.045em;
}

h1 em {
  color: var(--gold-light);
  font-weight: 500;
}

h2 {
  margin-bottom: 24px;
  color: var(--navy);
  font-size: clamp(2.7rem, 5vw, 4.5rem);
  font-weight: 600;
  letter-spacing: -0.035em;
}

h3 {
  margin-bottom: 14px;
  color: var(--navy);
  font-size: 1.95rem;
  font-weight: 600;
}

.hero__lead {
  max-width: 700px;
  margin-bottom: 34px;
  color: rgba(255, 255, 255, 0.74);
  font-size: 1.08rem;
}

.hero__actions {
  display: flex;
  flex-wrap: wrap;
  gap: 13px;
}

.button {
  min-height: 52px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 14px 24px;
  border: 1px solid transparent;
  border-radius: 2px;
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.03em;
  text-decoration: none;
  transition: transform 160ms var(--ease-out), background 200ms var(--ease-out), color 200ms var(--ease-out), border-color 200ms var(--ease-out);
  cursor: pointer;
}

.button--gold {
  background: var(--gold);
  color: var(--navy);
}

.button--gold:hover,
.button--gold:focus-visible {
  background: var(--gold-light);
}

.button--ghost {
  border-color: rgba(255, 255, 255, 0.28);
  color: var(--white);
}

.button--ghost:hover,
.button--ghost:focus-visible {
  border-color: var(--gold-light);
  color: var(--gold-light);
}

.button--outline-light {
  border-color: rgba(255, 255, 255, 0.34);
  background: transparent;
  color: var(--white);
}

.button--outline-light:hover,
.button--outline-light:focus-visible {
  border-color: var(--gold);
  background: var(--gold);
  color: var(--navy);
}

.hero__assurances {
  margin-top: 38px;
  padding-top: 25px;
  padding-left: 0;
  display: flex;
  flex-wrap: wrap;
  gap: 22px;
  border-top: 1px solid rgba(255, 255, 255, 0.12);
  color: rgba(255, 255, 255, 0.76);
  font-size: 0.72rem;
  font-weight: 700;
}

.hero__assurances li {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  list-style: none;
}

.hero__assurances i {
  width: 5px;
  height: 5px;
  background: var(--gold);
  border-radius: 50%;
}

.hero__visual {
  position: relative;
}

.monogram-card {
  position: relative;
  min-height: 430px;
  display: grid;
  place-items: center;
  padding: 54px;
  background: rgba(247, 244, 238, 0.97);
  box-shadow: 0 42px 90px rgba(0, 0, 0, 0.24);
}

.monogram-card__logo {
  width: min(100%, 330px);
  aspect-ratio: 1;
  object-fit: contain;
}

.monogram-card p {
  margin: 8px 0 0;
  color: var(--navy);
  font-size: 0.64rem;
  font-weight: 800;
  letter-spacing: 0.16em;
  text-align: center;
  text-transform: uppercase;
}

.monogram-card__corner {
  position: absolute;
  width: 76px;
  height: 76px;
}

.monogram-card__corner--top {
  top: 18px;
  right: 18px;
  border-top: 1px solid var(--gold);
  border-right: 1px solid var(--gold);
}

.monogram-card__corner--bottom {
  bottom: 18px;
  left: 18px;
  border-bottom: 1px solid var(--gold);
  border-left: 1px solid var(--gold);
}

.hero__note {
  position: absolute;
  right: -40px;
  bottom: -55px;
  width: 250px;
  padding: 22px 24px;
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 15px;
  background: var(--green);
  box-shadow: 0 20px 50px rgba(0, 0, 0, 0.22);
}

.hero__note span {
  color: var(--gold-light);
  font-family: "Cormorant Garamond", serif;
  font-size: 2.1rem;
}

.hero__note p {
  margin: 0;
  color: rgba(255, 255, 255, 0.8);
  font-size: 0.68rem;
  line-height: 1.6;
}

.credibility-band {
  position: relative;
  z-index: 2;
  background: var(--white);
  border-bottom: 1px solid var(--line);
}

.credibility-band__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
}

.credibility-band article {
  min-height: 148px;
  display: grid;
  grid-template-columns: auto 1fr;
  align-items: center;
  gap: 20px;
  padding: 35px 42px;
  border-right: 1px solid var(--line);
}

.credibility-band article:first-child {
  border-left: 1px solid var(--line);
}

.credibility-band article > span {
  color: var(--gold);
  font-family: "Cormorant Garamond", serif;
  font-size: 2.2rem;
}

.credibility-band article div {
  display: grid;
}

.credibility-band strong {
  color: var(--navy);
  font-family: "Cormorant Garamond", serif;
  font-size: 1.45rem;
}

.credibility-band small {
  margin-top: 4px;
  color: var(--slate);
  font-size: 0.72rem;
  line-height: 1.5;
}

.section {
  padding: 120px 0;
}

.editorial-grid {
  display: grid;
  grid-template-columns: minmax(280px, 0.83fr) minmax(0, 1.17fr);
  gap: clamp(60px, 10vw, 145px);
}

.section-intro h2 {
  max-width: 520px;
}

.company {
  background: var(--ivory);
}

.company__copy {
  padding-top: 36px;
}

.company__copy > p:not(.lead-copy) {
  color: var(--slate);
}

.lead-copy {
  color: var(--navy);
  font-family: "Cormorant Garamond", serif;
  font-size: clamp(1.55rem, 2.4vw, 2.1rem);
  line-height: 1.35;
}

.company__principles {
  margin-top: 42px;
  border-top: 1px solid var(--line);
}

.company__principles div {
  padding: 19px 0;
  display: grid;
  grid-template-columns: 120px 1fr;
  gap: 30px;
  border-bottom: 1px solid var(--line);
}

.company__principles strong {
  color: var(--navy);
}

.company__principles span {
  color: var(--slate);
  font-size: 0.85rem;
}

.owner-section {
  position: relative;
  overflow: hidden;
  background:
    radial-gradient(circle at 8% 12%, rgba(199, 154, 82, 0.13), transparent 28%),
    linear-gradient(135deg, var(--white) 0%, var(--ivory) 100%);
}

.owner-section::after {
  content: "";
  position: absolute;
  right: -180px;
  bottom: -260px;
  width: 520px;
  height: 520px;
  border: 1px solid rgba(13, 33, 55, 0.08);
  border-radius: 50%;
  pointer-events: none;
}

.owner-profile {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: minmax(300px, 0.82fr) minmax(0, 1.18fr);
  gap: clamp(60px, 9vw, 130px);
  align-items: center;
}

.owner-profile__portrait {
  position: relative;
}

.owner-profile__frame {
  position: relative;
  padding: 15px;
  background: var(--navy);
  box-shadow: 0 30px 70px rgba(13, 33, 55, 0.2);
}

.owner-profile__frame::before {
  content: "";
  position: absolute;
  top: -18px;
  left: -18px;
  width: 92px;
  height: 92px;
  border-top: 2px solid var(--gold);
  border-left: 2px solid var(--gold);
}

.owner-profile__frame img {
  width: 100%;
  aspect-ratio: 4 / 5;
  display: block;
  object-fit: cover;
  object-position: center 28%;
}

.owner-profile__caption {
  padding: 20px 22px 10px;
  display: grid;
  gap: 4px;
}

.owner-profile__caption span,
.owner-profile__role {
  color: var(--gold);
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.owner-profile__caption strong {
  color: var(--white);
  font-family: "Cormorant Garamond", serif;
  font-size: 1.35rem;
  font-weight: 600;
}

.owner-profile__content h2 {
  margin-bottom: 4px;
}

.owner-profile__role {
  margin-bottom: 30px;
}

.owner-profile__content > p:not(.eyebrow, .owner-profile__role, .lead-copy) {
  max-width: 680px;
  color: var(--slate);
}

.owner-profile__stats {
  margin: 40px 0 32px;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.owner-profile__stats article {
  padding: 25px 24px 25px 0;
  display: grid;
  gap: 4px;
}

.owner-profile__stats article + article {
  padding-left: 28px;
  border-left: 1px solid var(--line);
}

.owner-profile__stats strong {
  color: var(--navy);
  font-family: "Cormorant Garamond", serif;
  font-size: clamp(2.7rem, 5vw, 4.2rem);
  font-weight: 600;
  line-height: 0.9;
}

.owner-profile__stats span {
  color: var(--slate);
  font-size: 0.75rem;
  letter-spacing: 0.04em;
}

.seller-section {
  background:
    radial-gradient(circle at 92% 10%, rgba(199, 154, 82, 0.13), transparent 28%),
    var(--white);
}

.section-heading--center {
  max-width: 780px;
  margin: 0 auto 64px;
  text-align: center;
}

.section-heading--center > p:last-child {
  max-width: 680px;
  margin-right: auto;
  margin-left: auto;
  color: var(--slate);
}

.process-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
}

.process-card {
  min-height: 310px;
  padding: 38px;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  background: var(--ivory);
  border: 1px solid transparent;
  transition: transform 240ms var(--ease-out), box-shadow 240ms var(--ease-out), border-color 240ms var(--ease-out);
}

.process-card:hover {
  transform: translateY(-6px);
  border-color: rgba(199, 154, 82, 0.35);
  box-shadow: var(--shadow);
}

.process-card__number {
  margin-bottom: auto;
  color: var(--gold);
  font-family: "Cormorant Garamond", serif;
  font-size: 3rem;
}

.process-card p {
  margin-bottom: 0;
  color: var(--slate);
  font-size: 0.87rem;
}

.seller-callout {
  margin-top: 20px;
  padding: 45px;
  display: grid;
  grid-template-columns: 0.8fr 1.2fr;
  gap: 60px;
  align-items: center;
  background: var(--navy);
  color: var(--white);
}

.seller-callout h3 {
  margin-bottom: 0;
  color: var(--white);
  font-size: 2.3rem;
}

.situation-list {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 13px 24px;
}

.situation-list span {
  padding-left: 18px;
  color: rgba(255, 255, 255, 0.76);
  font-size: 0.82rem;
}

.situation-list span::before {
  content: "";
  width: 6px;
  height: 6px;
  display: inline-block;
  margin: 0 10px 1px -18px;
  background: var(--gold);
  transform: rotate(45deg);
}

.portfolio {
  overflow: hidden;
  background:
    linear-gradient(rgba(255,255,255,0.022) 1px, transparent 1px),
    linear-gradient(90deg, rgba(255,255,255,0.022) 1px, transparent 1px),
    var(--navy);
  background-size: 44px 44px;
  color: var(--white);
}

.portfolio__heading {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 50px;
}

.portfolio h2 {
  max-width: 760px;
  margin-bottom: 0;
  color: var(--white);
}

.portfolio__summary {
  min-width: 145px;
  padding-left: 28px;
  display: grid;
  border-left: 1px solid rgba(255, 255, 255, 0.17);
}

.portfolio__summary strong {
  color: var(--gold-light);
  font-family: "Cormorant Garamond", serif;
  font-size: 3.5rem;
  font-weight: 500;
  line-height: 1;
}

.portfolio__summary span {
  margin-top: 5px;
  color: rgba(255, 255, 255, 0.55);
  font-size: 0.64rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.portfolio__disclaimer {
  max-width: 850px;
  margin: 34px 0 0;
  color: rgba(255, 255, 255, 0.55);
  font-size: 0.76rem;
}

.portfolio-tools {
  margin: 45px 0 35px;
  display: grid;
  grid-template-columns: minmax(260px, 1fr) minmax(190px, auto) auto;
  align-items: center;
  gap: 14px;
}

.search-field,
.select-field {
  height: 52px;
  display: flex;
  align-items: center;
  background: rgba(255, 255, 255, 0.08);
  border: 1px solid rgba(255, 255, 255, 0.14);
}

.search-field svg {
  width: 18px;
  margin-left: 17px;
  fill: none;
  stroke: rgba(255, 255, 255, 0.55);
  stroke-width: 1.7;
}

.search-field input,
.select-field select {
  width: 100%;
  height: 100%;
  border: 0;
  outline: 0;
  background: transparent;
  color: var(--white);
}

.search-field input {
  padding: 0 17px 0 11px;
}

.search-field input::placeholder {
  color: rgba(255, 255, 255, 0.45);
}

.select-field select {
  padding: 0 42px 0 16px;
  color-scheme: dark;
}

.feed-status {
  justify-self: end;
  color: rgba(255, 255, 255, 0.55);
  font-size: 0.67rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.feed-status.is-live::before,
.feed-status.is-snapshot::before {
  content: "";
  width: 7px;
  height: 7px;
  display: inline-block;
  margin-right: 7px;
  border-radius: 50%;
}

.feed-status.is-live::before {
  background: #65c895;
  box-shadow: 0 0 0 4px rgba(101, 200, 149, 0.12);
}

.feed-status.is-snapshot::before {
  background: var(--gold);
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  background: rgba(255, 255, 255, 0.13);
  border: 1px solid rgba(255, 255, 255, 0.13);
}

.property-card {
  min-height: 190px;
  padding: 28px;
  display: flex;
  flex-direction: column;
  background: var(--navy);
  transition: background 200ms var(--ease-out);
}

.property-card:hover {
  background: var(--navy-2);
}

.property-card__index {
  color: rgba(255, 255, 255, 0.3);
  font-family: "Cormorant Garamond", serif;
  font-size: 1.1rem;
}

.property-card address {
  margin: auto 0 18px;
  color: var(--white);
  font-family: "Cormorant Garamond", serif;
  font-size: 1.45rem;
  font-style: normal;
  font-weight: 600;
  line-height: 1.24;
}

.property-card time {
  padding-top: 14px;
  color: var(--gold-light);
  border-top: 1px solid rgba(255, 255, 255, 0.11);
  font-size: 0.66rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.portfolio__empty {
  grid-column: 1 / -1;
  padding: 65px 30px;
  background: var(--navy);
  color: rgba(255, 255, 255, 0.67);
  text-align: center;
}

.portfolio__footer {
  margin-top: 32px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 25px;
}

.portfolio__footer p {
  margin: 0;
  color: rgba(255, 255, 255, 0.45);
  font-size: 0.72rem;
}

.buyers {
  background: var(--ivory);
}

.buyers__grid {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  gap: clamp(60px, 10vw, 145px);
  align-items: center;
}

.buyers__visual {
  position: relative;
  min-height: 480px;
  display: grid;
  place-items: center;
  background:
    linear-gradient(rgba(255,255,255,0.05) 1px, transparent 1px),
    linear-gradient(90deg, rgba(255,255,255,0.05) 1px, transparent 1px),
    var(--green);
  background-size: 36px 36px;
}

.buyers__seal {
  width: 270px;
  height: 270px;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  border: 1px solid var(--gold-light);
  border-radius: 50%;
  color: var(--white);
  text-align: center;
}

.buyers__seal small {
  color: var(--gold-light);
  font-weight: 800;
  letter-spacing: 0.2em;
}

.buyers__seal strong {
  margin: 12px 0;
  font-family: "Cormorant Garamond", serif;
  font-size: 2.4rem;
  line-height: 0.94;
}

.buyers__seal span {
  color: rgba(255, 255, 255, 0.55);
  font-size: 0.58rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.buyers__line {
  position: absolute;
  background: var(--gold);
}

.buyers__line--one {
  top: 30px;
  right: -30px;
  width: 140px;
  height: 1px;
}

.buyers__line--two {
  right: 40px;
  bottom: -24px;
  width: 1px;
  height: 110px;
}

.buyers__content > p:not(.eyebrow):not(.lead-copy) {
  color: var(--slate);
}

.text-link {
  position: relative;
  display: inline-flex;
  align-items: center;
  gap: 12px;
  margin-top: 16px;
  color: var(--navy);
  font-size: 0.82rem;
  font-weight: 800;
  text-decoration: none;
}

.text-link::after {
  content: "";
  position: absolute;
  right: 0;
  bottom: -5px;
  left: 0;
  height: 1px;
  background: var(--gold);
  transform: scaleX(0.3);
  transform-origin: left;
  transition: transform 200ms var(--ease-out);
}

.text-link:hover::after,
.text-link:focus-visible::after {
  transform: scaleX(1);
}

.contact-section {
  padding: 94px 0;
  background:
    radial-gradient(circle at 75% 30%, rgba(199, 154, 82, 0.13), transparent 30%),
    var(--navy);
  color: var(--white);
}

.contact-section__inner {
  display: grid;
  grid-template-columns: 1.35fr 0.65fr;
  gap: 80px;
  align-items: end;
}

.contact-section h2 {
  max-width: 720px;
  margin-bottom: 0;
  color: var(--white);
  font-size: clamp(2.6rem, 4.5vw, 4.35rem);
}

.contact-section__action {
  padding-left: 35px;
  border-left: 1px solid rgba(255, 255, 255, 0.15);
}

.contact-section__action p {
  color: rgba(255, 255, 255, 0.62);
  font-size: 0.83rem;
}

.contact-section__email {
  width: fit-content;
  margin: 0 0 24px;
  display: block;
  color: var(--white);
  font-family: "Cormorant Garamond", serif;
  font-size: clamp(1.25rem, 2vw, 1.65rem);
  font-weight: 600;
  border-bottom: 1px solid rgba(199, 154, 82, 0.72);
  transition: color 180ms var(--ease-out), border-color 180ms var(--ease-out);
}

.contact-section__email:hover,
.contact-section__email:focus-visible {
  color: var(--gold);
  border-color: var(--gold);
}

.site-footer {
  padding: 60px 0;
  background: #091827;
  color: rgba(255, 255, 255, 0.55);
}

.site-footer__grid {
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: 60px;
  align-items: center;
}

.brand--footer .brand__text strong {
  color: var(--white);
}

.brand--footer .brand__text small {
  color: rgba(255, 255, 255, 0.45);
}

.site-footer__grid > p {
  max-width: 420px;
  margin: 0;
  font-size: 0.76rem;
}

.site-footer__legal {
  display: grid;
  gap: 6px;
  justify-items: end;
  font-size: 0.65rem;
}

.toast {
  position: fixed;
  right: 24px;
  bottom: 24px;
  z-index: 150;
  max-width: 360px;
  padding: 15px 18px;
  background: var(--white);
  color: var(--navy);
  box-shadow: var(--shadow);
  font-size: 0.8rem;
  font-weight: 700;
  opacity: 0;
  transform: translateY(16px);
  pointer-events: none;
  transition: opacity 180ms var(--ease-out), transform 180ms var(--ease-out);
}

.toast.is-visible {
  opacity: 1;
  transform: translateY(0);
}

.reveal {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 700ms var(--ease-out), transform 700ms var(--ease-out);
}

.reveal--delay {
  transition-delay: 90ms;
}

.reveal--delay-2 {
  transition-delay: 180ms;
}

.reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}

@media (max-width: 1020px) {
  .site-nav {
    gap: 19px;
  }

  .hero__grid {
    grid-template-columns: 1fr 360px;
    gap: 50px;
  }

  .hero__note {
    right: -10px;
  }

  .credibility-band article {
    padding: 30px 22px;
  }

  .property-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 820px) {
  :root {
    --shell: min(100% - 30px, 680px);
  }

  .topline__inner {
    justify-content: flex-start;
    overflow: hidden;
    white-space: nowrap;
  }

  .site-header__inner {
    min-height: 76px;
  }

  .menu-toggle {
    display: block;
  }

  .menu-toggle[aria-expanded="true"] span:nth-child(1) {
    transform: translateY(7px) rotate(45deg);
  }

  .menu-toggle[aria-expanded="true"] span:nth-child(2) {
    opacity: 0;
  }

  .menu-toggle[aria-expanded="true"] span:nth-child(3) {
    transform: translateY(-7px) rotate(-45deg);
  }

  .site-nav {
    position: fixed;
    inset: 110px 0 auto;
    max-height: 0;
    overflow: hidden;
    display: grid;
    gap: 0;
    background: var(--ivory);
    border-bottom: 1px solid var(--line);
    transition: max-height 260ms var(--ease-out);
  }

  .site-nav.is-open {
    max-height: 440px;
  }

  .site-nav a {
    padding: 17px 24px;
    border-top: 1px solid var(--line);
  }

  .site-nav a::after {
    display: none;
  }

  .nav-cta {
    margin: 12px 24px 20px;
    text-align: center;
  }

  .hero {
    min-height: auto;
  }

  .hero__grid,
  .editorial-grid,
  .owner-profile,
  .buyers__grid,
  .contact-section__inner {
    grid-template-columns: 1fr;
  }

  .hero__grid {
    padding: 72px 0 110px;
  }

  .hero__visual {
    width: min(100%, 480px);
    justify-self: center;
  }

  .hero__note {
    right: -8px;
  }

  .credibility-band__grid,
  .process-grid {
    grid-template-columns: 1fr;
  }

  .credibility-band article,
  .credibility-band article:first-child {
    min-height: 110px;
    border-right: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
    border-left: 1px solid var(--line);
  }

  .section {
    padding: 90px 0;
  }

  .company__copy {
    padding-top: 0;
  }

  .owner-profile__portrait {
    width: min(100%, 520px);
    justify-self: center;
  }

  .seller-callout {
    grid-template-columns: 1fr;
    gap: 30px;
  }

  .portfolio-tools {
    grid-template-columns: 1fr 1fr;
  }

  .feed-status {
    grid-column: 1 / -1;
    justify-self: start;
  }

  .contact-section__action {
    padding: 25px 0 0;
    border-top: 1px solid rgba(255, 255, 255, 0.15);
    border-left: 0;
  }

  .site-footer__grid {
    grid-template-columns: 1fr;
    gap: 28px;
  }

  .site-footer__legal {
    justify-items: start;
  }
}

@media (max-width: 560px) {
  h1 {
    font-size: clamp(3.25rem, 15vw, 4.5rem);
  }

  h2 {
    font-size: clamp(2.55rem, 13vw, 3.6rem);
  }

  .brand__mark {
    width: 48px;
    height: 48px;
  }

  .brand__text strong {
    font-size: 1.45rem;
  }

  .brand__text small {
    font-size: 0.5rem;
  }

  .hero__actions,
  .hero__actions .button {
    width: 100%;
  }

  .hero__assurances {
    display: grid;
  }

  .monogram-card {
    min-height: 350px;
    padding: 42px;
  }

  .hero__note {
    position: relative;
    right: auto;
    bottom: auto;
    width: calc(100% - 32px);
    margin: -18px auto 0;
  }

  .company__principles div {
    grid-template-columns: 1fr;
    gap: 6px;
  }

  .owner-profile__stats {
    grid-template-columns: 1fr;
  }

  .owner-profile__stats article + article {
    padding-left: 0;
    border-top: 1px solid var(--line);
    border-left: 0;
  }

  .process-card,
  .seller-callout {
    padding: 30px;
  }

  .situation-list,
  .property-grid,
  .portfolio-tools {
    grid-template-columns: 1fr;
  }

  .feed-status {
    grid-column: auto;
  }

  .portfolio__heading {
    align-items: flex-start;
    flex-direction: column;
  }

  .portfolio__summary {
    padding: 0;
    border-left: 0;
  }

  .property-card {
    min-height: 170px;
  }

  .portfolio__footer {
    align-items: stretch;
    flex-direction: column;
  }

  .portfolio__footer .button {
    width: 100%;
  }

  .buyers__visual {
    min-height: 390px;
  }

  .buyers__seal {
    width: 230px;
    height: 230px;
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  *,
  *::before,
  *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    scroll-behavior: auto !important;
    transition-duration: 0.01ms !important;
  }

  .reveal {
    opacity: 1;
    transform: none;
  }
}