/* Earl & Turner: original static website draft. No external fonts or libraries. */
:root {
  --ink: #202629;
  --ink-deep: #181d20;
  --text: #242b2e;
  --muted: #596267;
  --gold: #b89260;
  --gold-light: #d2af7e;
  --bronze-text: #785a37;
  --stone: #f3f1eb;
  --white: #ffffff;
  --line: #dcded9;
  --wrap: 1272px;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 116px; }
body { margin: 0; color: var(--text); background: var(--white); font-family: Arial, Helvetica, sans-serif; font-size: 16px; line-height: 1.65; -webkit-font-smoothing: antialiased; }
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
button, a, input, select, textarea { -webkit-tap-highlight-color: transparent; }
button { cursor: pointer; }
button:disabled { cursor: not-allowed; }
a:focus-visible, button:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible { outline: 3px solid #98672e; outline-offset: 5px; }
::selection { color: var(--ink); background: #dfc7a4; }
[hidden] { display: none !important; }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { line-height: 1.06; letter-spacing: -.045em; font-weight: 700; }
h1 { font-size: clamp(3.05rem, 6vw, 5.5rem); }
h2 { font-size: clamp(2.25rem, 4vw, 3.55rem); }
h3 { font-size: 1.7rem; }
p { margin-bottom: 1.2rem; }
address { font-style: normal; }
.wrap { width: min(var(--wrap), calc(100% - 104px)); margin-inline: auto; }
.section { padding-block: 100px; }
.compact-section { padding-block: 62px; }
.section-stone { background: var(--stone); }
.eyebrow { margin-bottom: 24px; color: var(--bronze-text); font-size: .73rem; line-height: 1.5; letter-spacing: .18em; font-weight: 700; text-transform: uppercase; }
.eyebrow.light { color: var(--gold-light); }
.small-note { font-size: .85rem; line-height: 1.65; color: var(--muted); }
.disclaimer { margin-bottom: 0; font-size: .75rem; line-height: 1.65; color: var(--muted); }
.button { display: inline-flex; justify-content: center; align-items: center; gap: 25px; min-height: 54px; padding: 16px 22px; border: 1px solid transparent; border-radius: 0; font-size: .87rem; line-height: 1.35; font-weight: 700; transition: background .18s ease, color .18s ease, transform .18s ease; }
.button span[aria-hidden] { font-size: 1.35rem; line-height: 1; font-weight: 400; }
.button-dark { background: var(--ink); color: var(--white); }
.button-dark:hover { background: #3c464b; }
.button-gold { background: var(--gold-light); color: var(--ink-deep); }
.button-gold:hover { background: #e0c198; }
.button:active { transform: translateY(1px); }
.text-link { display: inline-flex; align-items: center; gap: 26px; font-size: .9rem; font-weight: 700; padding-block: 7px; border-bottom: 1px solid var(--gold); }
.text-link span[aria-hidden] { font-size: 1.35rem; line-height: 1; }
.text-link:hover { color: var(--bronze-text); }
.light-link { color: #f8f7f2; }
.light-link:hover { color: var(--gold-light); }
.button-row { display: flex; align-items: center; gap: 30px; flex-wrap: wrap; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; border: 0; clip: rect(0,0,0,0); overflow: hidden; white-space: nowrap; }
.skip-link { position: fixed; left: 20px; top: -90px; background: var(--white); color: var(--ink); padding: 15px 22px; z-index: 100; }
.skip-link:focus { top: 12px; }
/* Navigation */
.review-note { background: var(--stone); color: var(--muted); font-size: .66rem; line-height: 1.4; }
.review-note .wrap { display: flex; gap: 18px; padding-block: 9px; }
.review-note strong { color: var(--bronze-text); letter-spacing: .13em; font-size: .62rem; }
.site-header { position: sticky; top: 0; z-index: 30; background: rgba(255,255,255,.98); border-bottom: 1px solid var(--line); }
.nav-wrap { min-height: 96px; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.brand { display: flex; align-items: center; gap: 14px; flex-shrink: 0; }
.brand img { width: 68px; height: auto; }
.brand-type { display: block; font-weight: 800; font-size: 1.025rem; line-height: 1.15; letter-spacing: -.02em; }
.brand-type small { display: block; color: var(--bronze-text); font-size: .56rem; line-height: 1.5; letter-spacing: .23em; margin-top: 5px; }
.main-nav { display: flex; align-items: center; gap: 27px; }
.main-nav > a:not(.button) { position: relative; font-size: .81rem; font-weight: 600; white-space: nowrap; padding: 16px 0; }
.main-nav > a:not(.button)::after { position: absolute; bottom: 8px; left: 0; width: 0; height: 2px; background: var(--gold); content: ''; transition: width .18s ease; }
.main-nav > a:not(.button):hover::after, .main-nav > a[aria-current="page"]::after { width: 100%; }
.nav-cta { font-size: .78rem; padding: 13px 19px; min-height: 45px; gap: 19px; margin-left: 6px; }
.menu-toggle { display: none; border: 1px solid var(--line); background: var(--white); color: var(--ink); padding: 10px 12px; min-height: 44px; align-items: center; gap: 9px; font-size: .8rem; font-weight: 700; }
.menu-icon { display: block; width: 17px; height: 10px; border-top: 1.5px solid currentColor; border-bottom: 1.5px solid currentColor; }
/* Home hero */
.hero { background: var(--ink); color: var(--white); overflow: hidden; position: relative; }
.hero-grid { display: grid; grid-template-columns: 1.18fr 1fr; gap: 88px; align-items: center; padding-block: 88px 68px; min-height: 650px; }
.hero h1 { margin-bottom: 28px; font-size: clamp(4.1rem, 7.5vw, 6.8rem); line-height: .99; letter-spacing: -.059em; }
.hero h1 em { color: var(--gold-light); font-style: normal; }
.hero .eyebrow { margin-bottom: 24px; font-size: .68rem; }
.hero-lead { color: #d0d4d5; font-size: 1.16rem; line-height: 1.6; max-width: 530px; margin-bottom: 33px; }
.hero-sectors { margin: 48px 0 0; border-top: 1px solid #4a5052; padding-top: 24px; color: #c9cecf; font-size: .65rem; font-weight: 700; letter-spacing: .12em; display: flex; align-items: center; gap: 17px; }
.hero-sectors span { color: var(--gold-light); }
.hero-identity { position: relative; border-top: 1px solid #67706f; border-bottom: 1px solid #67706f; padding-block: 19px 20px; }
.hero-identity::before { content: ''; pointer-events: none; position: absolute; left: 53%; top: -180px; bottom: -180px; width: 1px; background: #8e9593; opacity: .09; transform: rotate(24deg); }
.identity-top { display: flex; justify-content: space-between; font-size: .61rem; letter-spacing: .15em; color: #a9b0b1; }
.hero-identity img { width: 100%; margin-block: 65px 27px; }
.identity-name { font-weight: 800; font-size: clamp(1.4rem, 2.25vw, 2rem); line-height: 1.1; letter-spacing: .075em; text-align: center; }
.identity-name small { display: block; color: var(--gold-light); font-size: .65rem; line-height: 1.7; letter-spacing: .39em; margin-top: 13px; font-weight: 400; }
.identity-bottom { border-top: 1px solid #414a4d; margin-top: 50px; padding-top: 20px; display: flex; flex-direction: column; align-items: flex-start; color: #b8c0c1; font-size: .62rem; letter-spacing: .1em; line-height: 1.85; }
.location-band { background: var(--stone); border-bottom: 1px solid var(--line); }
.location-band .wrap { display: flex; justify-content: space-between; align-items: center; gap: 20px; min-height: 78px; }
.location-band p { margin: 0; font-size: .8rem; color: var(--muted); }
.location-band strong { font-weight: 600; color: var(--ink); }
.location-dot { display: inline-block; width: 7px; height: 7px; background: var(--gold); margin: 0 12px 1px 0; }
/* Reusable sections */
.section-heading { display: grid; grid-template-columns: 1.18fr 1fr; align-items: end; gap: 88px; margin-bottom: 45px; }
.section-heading h2 { margin-bottom: 0; }
.section-heading > p { max-width: 480px; color: var(--muted); font-size: 1.06rem; margin-bottom: 4px; }
.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.service-card { display: flex; flex-direction: column; padding: 31px 29px 25px; border: 1px solid var(--line); border-top: 3px solid var(--gold); transition: background .18s ease, transform .18s ease; }
.service-card:hover { transform: translateY(-4px); background: var(--stone); }
.card-number { display: block; color: var(--bronze-text); font-size: .81rem; font-weight: 700; letter-spacing: .14em; margin-bottom: 37px; }
.service-card h3 { font-size: clamp(1.6rem, 2.3vw, 2.16rem); letter-spacing: -.035em; margin-bottom: 23px; }
.service-card p { color: var(--muted); font-size: .95rem; margin-bottom: 33px; }
.card-link { display: flex; justify-content: space-between; align-items: center; gap: 20px; padding-top: 20px; border-top: 1px solid var(--line); margin-top: auto; font-size: .76rem; font-weight: 700; }
.card-link span { font-size: 1.45rem; font-weight: 400; }
.story-grid, .region-section, .capability-grid { display: grid; grid-template-columns: 1.03fr 1fr; gap: 105px; }
.story-grid h2 { font-size: clamp(2.6rem, 4.7vw, 4.1rem); }
.prose p { color: var(--muted); line-height: 1.85; }
.prose .lead-copy { color: var(--ink); font-size: 1.24rem; line-height: 1.62; margin-bottom: 26px; }
.prose .text-link { margin-top: 17px; }
.project-band { display: grid; grid-template-columns: 1fr 1fr; align-items: center; gap: 80px; background: var(--ink); color: var(--white); padding: 64px; }
.project-band > div:first-child > p:not(.eyebrow) { color: #c2c9cb; max-width: 385px; }
.project-band h2 { font-size: clamp(2.5rem, 4.1vw, 3.7rem); }
.portfolio-placeholder { min-height: 320px; border: 1px solid #646b6b; display: flex; flex-direction: column; justify-content: center; align-items: center; text-align: center; padding: 30px 22px; position: relative; }
.placeholder-cross { position: absolute; top: 10px; left: 17px; color: var(--gold-light); font-size: 1.4rem; font-weight: 300; }
.portfolio-placeholder .eyebrow { color: var(--gold-light); font-size: .65rem; margin-bottom: 16px; }
.portfolio-placeholder > p { font-size: 1.55rem; line-height: 1.25; font-weight: 600; letter-spacing: -.03em; margin-bottom: 20px; }
.placeholder-note { color: #bdc4c5; font-size: .7rem; }
.featured-home { display: grid; grid-template-columns: 1fr 1fr; border: 1px solid var(--line); background: var(--white); }
.home-numeral { position: relative; display: flex; flex-direction: column; justify-content: space-between; padding: 45px; background: #e7e3d9; min-height: 390px; overflow: hidden; }
.home-numeral::after { content: ''; position: absolute; inset: 15px; border: 1px solid rgba(99,100,88,.2); pointer-events: none; }
.home-numeral > strong { font-size: clamp(4.5rem, 7vw, 7.4rem); letter-spacing: -.07em; line-height: .95; font-weight: 700; }
.home-numeral > strong > span { display: block; font-size: .65rem; line-height: 1.5; letter-spacing: .15em; margin-top: 20px; font-weight: 500; }
.home-numeral > .small-note { font-size: .72rem; margin-top: 24px; }
.featured-home-copy { padding: 42px; }
.status-pill { display: inline-block; font-size: .62rem; letter-spacing: .13em; line-height: 1.4; color: var(--ink); background: #e6d3b4; padding: 8px 12px; font-weight: 700; }
.featured-home h3 { font-size: 2rem; margin-block: 23px 14px; }
.featured-home-copy > p:not(.disclaimer) { font-size: .95rem; color: var(--muted); }
.mini-facts { display: flex; gap: 45px; margin-block: 24px; }
.mini-facts dt { color: var(--muted); font-size: .71rem; }
.mini-facts dd { font-size: .97rem; margin: 4px 0 0; font-weight: 700; }
.featured-home .disclaimer { margin-top: 21px; }
.property-more { margin-top: 29px; }
.closing-cta { background: #e5d6bf; padding: 79px 0; }
.cta-grid { display: grid; grid-template-columns: 1.18fr 1fr; align-items: center; gap: 88px; }
.closing-cta h2 { margin-bottom: 0; font-size: clamp(2.6rem, 4.4vw, 4rem); }
.cta-grid > div:nth-child(2) { max-width: 400px; }
.cta-grid > div:nth-child(2) > p { color: #454b4d; margin-bottom: 25px; }
/* Interior pages */
.page-intro { padding: 84px 0 80px; color: var(--white); background: var(--ink); position: relative; overflow: hidden; }
.page-intro .eyebrow { color: var(--gold-light); font-size: .7rem; }
.page-intro h1 { margin-bottom: 28px; max-width: 1120px; }
.intro-lead { max-width: 660px; margin-bottom: 0; color: #cbd2d3; font-size: 1.17rem; line-height: 1.7; }
.about-brand { background: var(--white); max-width: 365px; margin-top: 44px; padding: 25px; border: 1px solid var(--line); }
.prose .closing-line { font-weight: 700; color: var(--ink); border-top: 1px solid var(--gold); padding-top: 25px; margin-top: 31px; font-size: 1.02rem; }
.expectation-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 44px; }
.expectation-grid article { border-top: 1px solid #b6b8ad; padding-top: 25px; }
.expectation-grid span { font-size: .72rem; font-weight: 700; color: var(--bronze-text); letter-spacing: .15em; }
.expectation-grid h3 { font-size: 1.5rem; margin-block: 24px 19px; }
.expectation-grid p { color: var(--muted); font-size: .95rem; margin-bottom: 0; }
.region-section { align-items: center; }
.region-section h2 { margin-bottom: 0; }
.region-section .prose p:last-child { margin-bottom: 0; }
.capability-jump { background: var(--stone); border-bottom: 1px solid var(--line); }
.capability-jump nav { display: flex; flex-wrap: wrap; gap: 50px; min-height: 75px; align-items: center; }
.capability-jump a { font-size: .8rem; font-weight: 700; padding: 10px 0; }
.capability-jump a:hover { color: var(--bronze-text); }
.capability-section { scroll-margin-top: 105px; }
.scope-list { display: grid; grid-template-columns: 1fr 1fr; gap: 0 30px; margin: 26px 0; }
.scope-list p { padding-top: 17px; border-top: 1px solid #bbc0bd; font-size: .87rem; color: var(--ink); line-height: 1.65; margin-bottom: 19px; }
.related-row { display: flex; align-items: center; justify-content: space-between; gap: 30px; }
.related-row h2 { font-size: 2.3rem; margin-bottom: 0; }
.related-row .eyebrow { margin-bottom: 13px; }
.portfolio-empty { text-align: center; background: var(--stone); border: 1px solid var(--line); padding: 78px 25px; }
.portfolio-empty h2 { font-size: clamp(2.6rem, 4.6vw, 4rem); }
.portfolio-empty > p:not(.eyebrow) { max-width: 510px; margin-inline: auto; color: var(--muted); }
.portfolio-empty > p:last-child { margin-bottom: 0; }
/* Property pages */
.properties-section { padding-top: 56px; }
.filter-bar { display: flex; align-items: center; gap: 11px; flex-wrap: wrap; padding-bottom: 26px; border-bottom: 1px solid var(--line); }
.filter-button { min-height: 45px; border: 1px solid var(--line); border-radius: 0; background: var(--white); color: var(--ink); font-size: .82rem; font-weight: 600; padding: 12px 20px; }
.filter-button:hover { background: var(--stone); }
.filter-button.is-active { border-color: var(--ink); background: var(--ink); color: var(--white); }
.result-count { font-size: .76rem; color: var(--muted); padding-top: 19px; margin-bottom: 28px; }
.property-card { display: grid; grid-template-columns: 1fr 1.1fr; border: 1px solid var(--line); }
.property-image { display: flex; flex-direction: column; justify-content: space-between; align-items: stretch; background: #e9e6de; padding: 28px; min-height: 568px; }
.property-image .status-pill { align-self: flex-start; background: var(--white); }
.photo-placeholder { padding: 30px 0; display: flex; flex-direction: column; text-align: center; justify-content: center; align-items: center; flex-grow: 1; }
.photo-placeholder .eyebrow { font-size: .66rem; margin-bottom: 20px; }
.photo-placeholder strong { font-size: clamp(1.9rem, 3vw, 2.7rem); line-height: 1.12; letter-spacing: -.045em; font-weight: 500; }
.photo-placeholder > span:last-child { max-width: 340px; margin-top: 22px; font-size: .74rem; color: var(--muted); line-height: 1.7; }
.property-image-footer { border-top: 1px solid #bfc0b5; padding-top: 18px; display: flex; justify-content: space-between; align-items: center; font-size: .66rem; letter-spacing: .15em; color: #505954; }
.property-image-footer > span { font-size: 1.4rem; }
.property-image:hover .property-image-footer { color: var(--bronze-text); }
.property-card-content { padding: 41px 43px; }
.property-card-content .eyebrow { margin-bottom: 18px; font-size: .68rem; }
.property-card-content h2 { font-size: 2.55rem; line-height: 1.08; margin-bottom: 23px; }
.property-card-content h2 a:hover { color: var(--bronze-text); }
.property-price { color: var(--ink); font-size: 1.65rem; line-height: 1.3; letter-spacing: -.03em; font-weight: 700; margin-bottom: 25px; }
.property-price > span { display: block; margin-top: 3px; font-size: .72rem; line-height: 1.6; color: var(--muted); font-weight: 400; letter-spacing: 0; }
.property-facts { border-top: 1px solid var(--line); margin-top: 0; margin-bottom: 27px; }
.property-facts > div { display: flex; justify-content: space-between; gap: 22px; border-bottom: 1px solid var(--line); padding: 12px 0; font-size: .85rem; }
.property-facts dt { color: var(--muted); }
.property-facts dd { color: var(--ink); margin: 0; text-align: right; font-weight: 600; }
.property-card-content .disclaimer { margin-top: 20px; }
.property-empty { border: 1px solid var(--line); background: var(--stone); padding: 62px 30px; text-align: center; }
.property-empty h2 { font-size: 2.4rem; }
.property-empty p:last-child { margin-bottom: 0; color: var(--muted); }
.realtor-strip { display: grid; grid-template-columns: 1fr 1.1fr; gap: 60px; border-top: 1px solid var(--line); margin-top: 60px; padding-top: 39px; align-items: center; }
.realtor-strip .eyebrow { margin-bottom: 14px; }
.realtor-strip h3 { margin-bottom: 0; font-size: 2rem; }
.realtor-strip > p { max-width: 475px; color: var(--muted); margin-bottom: 0; font-size: .95rem; }
.breadcrumb { color: #e1e4e4; border: 0; margin-bottom: 35px; font-size: .8rem; gap: 14px; }
.breadcrumb:hover { color: var(--gold-light); }
.property-intro { padding-top: 48px; }
.property-detail-grid { display: grid; grid-template-columns: 1.5fr 1fr; gap: 55px; align-items: start; }
.property-detail-media { min-height: 415px; display: flex; flex-direction: column; align-items: stretch; padding: 28px; background: #e9e6de; }
.property-detail-media > .status-pill { align-self: flex-start; background: var(--white); }
.property-description { margin-top: 45px; }
.property-description h2 { font-size: 2.7rem; }
.property-sidebar { background: var(--stone); padding: 34px; }
.property-sidebar .eyebrow { font-size: .67rem; }
.property-sidebar h2 { font-size: 2.1rem; margin-bottom: 25px; }
.property-sidebar .property-price { font-size: 1.58rem; }
.property-realtor { margin-top: 29px; }
.property-realtor .eyebrow { margin-bottom: 13px; }
.property-realtor h3 { font-size: 1.5rem; margin-bottom: 13px; }
.property-realtor > p:last-child { font-size: .83rem; color: var(--muted); }
.property-sidebar > .button { width: 100%; margin-top: 9px; }
.property-sidebar .disclaimer { margin-top: 20px; }
/* Contact and intentionally non-submitting preview form */
.contact-grid { display: grid; grid-template-columns: .85fr 1.35fr; gap: 95px; align-items: start; }
.contact-aside h2 { font-size: 3rem; margin-bottom: 27px; }
.contact-aside address { font-size: 1.03rem; margin-bottom: 23px; }
.contact-aside > .small-note { max-width: 270px; }
.contact-methods { margin-block: 38px; }
.contact-methods > div { padding: 24px 0; border-top: 1px solid var(--line); }
.contact-methods .eyebrow { font-size: .68rem; margin-bottom: 11px; display: block; }
.contact-methods p { font-size: .94rem; margin-bottom: 9px; word-break: break-word; }
.contact-action { display: inline-flex; gap: 24px; align-items: center; font-size: .84rem; font-weight: 700; }
.is-disabled { color: #667176; cursor: default; }
.contact-property { padding-top: 26px; border-top: 1px solid var(--line); }
.contact-property > p:not(.eyebrow) { font-size: .92rem; color: var(--muted); }
.contact-property .eyebrow { font-size: .68rem; margin-bottom: 15px; }
.quote-panel { background: var(--stone); padding: 41px; scroll-margin-top: 120px; }
.quote-panel > .eyebrow { font-size: .68rem; margin-bottom: 19px; }
.quote-panel h2 { font-size: 2.7rem; margin-bottom: 21px; }
.quote-panel > p:not(.eyebrow) { color: var(--muted); font-size: .94rem; }
.form-notice { background: #e9dfce; border-left: 3px solid var(--gold); padding: 15px 17px; font-size: .81rem; line-height: 1.7; margin: 25px 0; color: #424845; }
form, fieldset { padding: 0; margin: 0; border: 0; min-width: 0; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 21px 19px; }
.form-grid > div { min-width: 0; }
.full-width { grid-column: 1 / -1; }
label { display: block; font-size: .76rem; line-height: 1.55; font-weight: 600; margin-bottom: 8px; }
.optional { font-weight: 400; color: var(--muted); }
input, select, textarea { color: var(--ink); border: 1px solid #b7bcb6; border-radius: 0; background: var(--white); padding: 12px; width: 100%; font-size: .88rem; min-height: 47px; }
textarea { resize: vertical; }
input:disabled, select:disabled, textarea:disabled { background: #f9f9f6; color: #747b76; opacity: 1; }
.form-fine-print { font-size: .72rem; color: var(--muted); margin: 21px 0; }
.quote-panel button:disabled { background: #626b6d; color: #fff; opacity: 1; }
.form-feedback { margin-top: 18px; font-size: .8rem; margin-bottom: 0; }
/* Footer */
.site-footer { background: var(--ink-deep); color: #e6e9e8; padding-top: 65px; }
.footer-grid { display: grid; grid-template-columns: 1.35fr .75fr 1fr; gap: 65px; padding-bottom: 49px; }
.footer-brand > img { width: 125px; margin-bottom: 19px; }
.footer-name { font-size: 1.12rem; font-weight: 700; letter-spacing: .04em; line-height: 1.25; margin-bottom: 20px; }
.footer-name small { font-size: .58rem; line-height: 1.6; letter-spacing: .23em; display: block; color: var(--gold-light); margin-top: 7px; font-weight: 400; }
.footer-tagline { font-size: .61rem; letter-spacing: .15em; color: #b0babc; margin-bottom: 0; }
.footer-heading { color: var(--gold-light); font-size: .65rem; letter-spacing: .15em; text-transform: uppercase; line-height: 1.5; margin-block: 0 24px; font-weight: 600; }
.footer-links { display: flex; flex-direction: column; align-items: flex-start; gap: 10px; }
.footer-links a { font-size: .86rem; color: #d6ddde; }
.footer-links a:hover { color: var(--gold-light); }
.footer-location address { font-size: .88rem; line-height: 1.85; margin-bottom: 20px; color: #d6ddde; }
.footer-location > p { color: #aeb8bb; font-size: .8rem; }
.footer-location .footer-domain { color: var(--gold-light); font-size: .83rem; }
.footer-bottom { display: flex; justify-content: space-between; gap: 24px; border-top: 1px solid #41494c; padding-block: 21px; }
.footer-bottom > p { color: #aeb8bb; font-size: .65rem; margin-bottom: 0; }
.footer-contact { display: flex; flex-direction: column; gap: 7px; margin: 18px 0 15px; }
.footer-contact a { color: #d6ddde; font-size: .78rem; overflow-wrap: anywhere; }
.footer-contact a:hover { color: var(--gold-light); }
.realtor-phone { font-weight: 700; }
.property-realtor-actions { display: flex; flex-direction: column; align-items: flex-start; gap: 15px; margin-top: 22px; }
.contact-methods a[href^="mailto:"], .contact-property a[href^="tel:"], .property-facts a[href^="tel:"] { color: inherit; text-decoration-thickness: 1px; text-underline-offset: 3px; }

/* Responsive layouts */
@media (min-width: 1600px) { .hero-grid { min-height: 695px; } }
@media (max-width: 1200px) {
  .wrap { width: calc(100% - 72px); }
  .main-nav { gap: 19px; }
  .nav-cta { margin-left: 0; gap: 12px; padding-inline: 15px; }
  .brand img { width: 56px; }
  .brand-type { font-size: .9rem; }
  .hero-grid { gap: 57px; }
  .hero h1 { font-size: clamp(4.1rem, 7.5vw, 6.8rem); }
  .hero-sectors { gap: 12px; font-size: .59rem; }
  .story-grid, .capability-grid, .region-section { gap: 65px; }
  .project-band { padding: 45px; gap: 45px; }
  .section-heading, .cta-grid { gap: 60px; }
  .service-card { padding-inline: 25px; }
  .contact-grid { gap: 55px; }
}
@media (max-width: 1030px) {
  .nav-wrap { min-height: 85px; }
  .brand img { width: 65px; }
  .brand-type { font-size: 1rem; }
  .menu-toggle { display: inline-flex; }
  .main-nav { display: none; position: absolute; left: 36px; right: 36px; top: calc(100% - 1px); padding: 22px; background: var(--white); border: 1px solid var(--line); box-shadow: 0 18px 30px rgba(0,0,0,.08); }
  .main-nav.is-open { display: flex; flex-direction: column; align-items: stretch; gap: 3px; }
  .main-nav > a:not(.button) { padding: 14px 8px; font-size: .95rem; }
  .main-nav > a:not(.button)::after { display: none; }
  .main-nav > a[aria-current] { color: var(--bronze-text); }
  .nav-cta { margin-top: 12px; justify-content: space-between; font-size: .9rem; padding: 16px; }
  .hero-grid { padding-block: 75px 55px; gap: 42px; min-height: 580px; }
  .hero h1 { font-size: clamp(3.8rem, 7.5vw, 5.5rem); }
  .hero-lead { font-size: 1.04rem; }
  .hero .button-row { gap: 23px; }
  .hero .button { font-size: .76rem; padding-inline: 16px; gap: 13px; }
  .hero-identity img { margin-block: 54px 23px; }
  .identity-bottom { margin-top: 39px; }
  .identity-name { font-size: 1.4rem; }
  .identity-name small { font-size: .57rem; letter-spacing: .27em; }
  .identity-top { font-size: .53rem; letter-spacing: .1em; }
  .service-grid { gap: 17px; }
  .service-card { padding-inline: 21px; }
  .service-card p { font-size: .87rem; }
  .card-link { font-size: .68rem; gap: 10px; }
  .section { padding-block: 78px; }
  .section-heading { gap: 45px; }
  .section-heading > p { font-size: .98rem; }
  .story-grid, .capability-grid, .region-section { gap: 48px; }
  .project-band { padding: 40px; gap: 37px; }
  .featured-home-copy { padding: 33px; }
  .featured-home h3 { font-size: 1.65rem; }
  .home-numeral { padding: 35px; }
  .mini-facts { gap: 25px; }
  .expectation-grid { gap: 28px; }
  .property-card-content { padding: 33px; }
  .property-card-content h2 { font-size: 2.1rem; }
  .property-price { font-size: 1.4rem; }
  .property-detail-grid { gap: 35px; grid-template-columns: 1.3fr 1fr; }
  .property-sidebar { padding: 27px; }
  .property-sidebar .property-facts > div { flex-direction: column; gap: 2px; }
  .property-sidebar .property-facts dd { text-align: left; }
  .contact-grid { grid-template-columns: .8fr 1.25fr; gap: 40px; }
  .quote-panel { padding: 29px; }
  .form-grid { grid-template-columns: 1fr; }
  .full-width { grid-column: auto; }
}
@media (max-width: 760px) {
  html { scroll-padding-top: 90px; }
  .wrap { width: calc(100% - 42px); }
  .review-note .wrap { gap: 12px; padding-block: 8px; }
  .review-note strong { flex-shrink: 0; font-size: .57rem; }
  .review-note span { font-size: .6rem; }
  .nav-wrap { min-height: 77px; gap: 12px; }
  .brand { gap: 10px; }
  .brand img { width: 51px; }
  .brand-type { font-size: .84rem; }
  .brand-type small { font-size: .47rem; letter-spacing: .18em; }
  .menu-toggle { padding: 9px 10px; gap: 8px; font-size: .73rem; }
  .main-nav { left: 21px; right: 21px; }
  .hero-grid { display: block; padding-block: 57px 39px; min-height: 0; }
  .hero h1 { font-size: clamp(3.55rem, 12.4vw, 5.35rem); letter-spacing: -.06em; }
  .hero .eyebrow { font-size: .61rem; margin-bottom: 24px; letter-spacing: .13em; }
  .hero-lead { font-size: 1.02rem; margin-bottom: 29px; }
  .hero .button { padding: 15px 16px; font-size: .8rem; gap: 17px; }
  .hero .text-link { font-size: .8rem; }
  .hero-sectors { margin-top: 34px; padding-top: 23px; font-size: .6rem; gap: 12px; letter-spacing: .09em; }
  .hero-identity { display: none; }
  .location-band .wrap { display: block; padding-block: 18px; min-height: 0; }
  .location-band p { font-size: .73rem; line-height: 1.8; }
  .location-band p:last-child { margin-left: 19px; }
  .location-dot { margin-right: 9px; width: 6px; height: 6px; }
  .section { padding-block: 61px; }
  .compact-section { padding-block: 45px; }
  .eyebrow { font-size: .66rem; margin-bottom: 19px; }
  h2 { font-size: 2.55rem; }
  .section-heading, .story-grid, .capability-grid, .region-section, .cta-grid { grid-template-columns: 1fr; gap: 29px; }
  .section-heading { margin-bottom: 31px; }
  .section-heading > p { max-width: 520px; font-size: .97rem; }
  .service-grid { grid-template-columns: 1fr; gap: 18px; }
  .service-card { padding: 26px; }
  .card-number { margin-bottom: 25px; }
  .service-card h3 { font-size: 2rem; }
  .service-card p { font-size: .94rem; max-width: 500px; margin-bottom: 24px; }
  .card-link { font-size: .79rem; }
  .story-grid h2 { font-size: 2.7rem; margin-bottom: 0; }
  .prose .lead-copy { font-size: 1.14rem; }
  .prose p { font-size: .95rem; }
  .project-band { grid-template-columns: 1fr; gap: 35px; padding: 33px 25px; }
  .project-band h2 { font-size: 2.65rem; }
  .project-band > div:first-child > p:not(.eyebrow) { font-size: .93rem; }
  .portfolio-placeholder { min-height: 246px; }
  .placeholder-note { max-width: 220px; }
  .featured-home { grid-template-columns: 1fr; }
  .home-numeral { min-height: 300px; padding: 34px; }
  .home-numeral > strong { font-size: 5.6rem; }
  .featured-home-copy { padding: 29px 25px; }
  .featured-home h3 { font-size: 1.88rem; }
  .mini-facts { gap: 34px; }
  .mini-facts dd { font-size: .93rem; }
  .closing-cta { padding-block: 57px; }
  .closing-cta h2 { font-size: 2.7rem; }
  .cta-grid > div:nth-child(2) > p { font-size: .95rem; }
  .page-intro { padding: 55px 0 53px; }
  .page-intro .eyebrow { font-size: .64rem; }
  .page-intro h1 { font-size: clamp(2.8rem, 9.8vw, 4.5rem); letter-spacing: -.05em; line-height: 1.04; margin-bottom: 25px; }
  .intro-lead { font-size: 1.03rem; }
  .about-brand { margin-top: 32px; }
  .expectation-grid { grid-template-columns: 1fr; gap: 33px; }
  .expectation-grid h3 { margin-block: 20px 15px; }
  .capability-jump nav { gap: 22px; min-height: 64px; }
  .capability-jump a { font-size: .71rem; }
  .capability-grid h2 { margin-bottom: 0; }
  .capability-section { scroll-margin-top: 85px; }
  .scope-list { gap: 0 24px; }
  .scope-list p { font-size: .82rem; }
  .capability-grid .text-link { font-size: .82rem; gap: 16px; }
  .related-row { display: block; }
  .related-row h2 { font-size: 2.15rem; margin-bottom: 26px; }
  .portfolio-empty { padding: 53px 22px; }
  .portfolio-empty h2 { font-size: 2.7rem; }
  .properties-section { padding-top: 33px; }
  .filter-bar { gap: 8px; }
  .filter-button { font-size: .71rem; padding: 11px 13px; min-height: 44px; }
  .property-card { grid-template-columns: 1fr; }
  .property-image { min-height: 340px; padding: 23px; }
  .photo-placeholder strong { font-size: 2.3rem; }
  .property-card-content { padding: 29px 23px; }
  .property-card-content h2 { font-size: 2.5rem; }
  .property-price { font-size: 1.7rem; }
  .property-facts > div { font-size: .8rem; }
  .property-empty { padding: 46px 20px; }
  .property-empty h2 { font-size: 2.1rem; }
  .realtor-strip { grid-template-columns: 1fr; gap: 25px; margin-top: 40px; padding-top: 30px; }
  .property-intro { padding-top: 29px; }
  .breadcrumb { margin-bottom: 29px; font-size: .77rem; }
  .property-detail-grid { grid-template-columns: 1fr; gap: 37px; }
  .property-detail-media { min-height: 335px; padding: 24px; }
  .property-description { margin-top: 34px; }
  .property-description h2 { font-size: 2.45rem; }
  .property-sidebar { padding: 27px; }
  .property-sidebar .property-facts > div { flex-direction: row; gap: 15px; }
  .property-sidebar .property-facts dd { text-align: right; }
  .contact-grid { grid-template-columns: 1fr; gap: 39px; }
  .contact-aside h2 { font-size: 2.7rem; }
  .contact-methods { display: grid; grid-template-columns: 1fr 1fr; gap: 22px; margin-block: 31px; }
  .contact-methods p { font-size: .84rem; }
  .contact-property { margin-bottom: 4px; }
  .quote-panel { padding: 28px 22px; scroll-margin-top: 90px; }
  .quote-panel h2 { font-size: 2.35rem; }
  .form-grid { grid-template-columns: 1fr; gap: 19px; }
  .site-footer { padding-top: 47px; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 37px 32px; padding-bottom: 36px; }
  .footer-brand { grid-column: 1 / -1; }
  .footer-brand > img { width: 111px; }
  .footer-heading { font-size: .62rem; margin-bottom: 20px; }
  .footer-links a, .footer-location address { font-size: .81rem; }
  .footer-location > p { font-size: .75rem; }
  .footer-location .footer-domain { font-size: .74rem; overflow-wrap: anywhere; }
  .footer-bottom { flex-direction: column; gap: 9px; }
  .footer-bottom > p { font-size: .63rem; }
}
@media (max-width: 370px) {
  .wrap { width: calc(100% - 32px); }
  .brand img { width: 42px; }
  .brand-type { font-size: .76rem; }
  .brand-type small { font-size: .43rem; }
  .menu-toggle { gap: 6px; padding: 9px; }
  .review-note .wrap { display: block; }
  .review-note span { display: block; margin-top: 3px; }
  .hero .button-row { gap: 18px; }
  .hero .text-link { font-size: .73rem; gap: 13px; }
  .hero .button { font-size: .74rem; gap: 12px; padding-inline: 13px; }
  .hero-sectors { gap: 9px; letter-spacing: .025em; font-size: .58rem; }
  .hero h1 { font-size: 3.5rem; }
  .hero-lead { font-size: .95rem; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-brand { grid-column: auto; }
  .property-card-content h2 { font-size: 2.1rem; }
  .contact-methods { grid-template-columns: 1fr; gap: 0; }
  .filter-button { padding-inline: 11px; }
  .scope-list { grid-template-columns: 1fr; }
  .capability-jump nav { gap: 16px; }
  .capability-jump a { font-size: .66rem; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition: none !important; animation: none !important; }
}
@media print {
  .review-note, .menu-toggle, .main-nav, .closing-cta, .site-footer { display: none !important; }
  .site-header { position: static; }
  body { color: #000; background: #fff; font-size: 11pt; }
  .wrap { width: 100%; }
  .hero, .page-intro { color: #000; background: #fff; }
  .hero h1 em, .hero p, .page-intro p { color: #333; }
  .section, .page-intro { padding-block: 28px; }
  .hero-grid { display: block; min-height: 0; padding-block: 28px; }
  .hero-identity { display: none; }
  .hero h1, .page-intro h1 { font-size: 38pt; }
  h2 { font-size: 26pt; }
  .service-card, .property-card, .property-sidebar { break-inside: avoid; }
}