:root{
  --navy:#071526;
  --navy2:#0d2036;
  --charcoal:#202225;
  --ink:#1a1a1a;
  --muted:#6a6258;
  --cream:#f7f2e9;
  --paper:#fffdf8;
  --gold:#b99656;
  --gold2:#d5bc82;
  --line:#e5ddd0;
  --shadow:0 24px 70px rgba(7,21,38,.13);
  --radius:22px;
  --sans:Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --serif:"Cormorant Garamond", Georgia, "Times New Roman", serif;
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:var(--sans);color:var(--ink);background:linear-gradient(rgba(247,242,233,.92),rgba(247,242,233,.92)),url('../img/site-background-home.png') center top/cover fixed no-repeat;line-height:1.55}img{max-width:100%;display:block}a{color:inherit}.container{width:min(1180px,calc(100% - 40px));margin-inline:auto}.skip{position:absolute;left:-999px;top:auto}.skip:focus{left:20px;top:20px;background:#fff;padding:10px;z-index:99}.site-header{position:sticky;top:0;z-index:50;background:rgba(7,21,38,.94);backdrop-filter:blur(14px);border-bottom:1px solid rgba(255,255,255,.08)}.header-inner{height:76px;display:flex;align-items:center;gap:28px}.brand{text-decoration:none;color:#fff;display:flex;flex-direction:column;min-width:220px}.brand strong{font-family:var(--serif);font-size:30px;letter-spacing:.02em;line-height:1}.brand span{font-size:11px;opacity:.78;letter-spacing:.06em;margin-top:5px}.nav{margin-left:auto;display:flex;gap:22px;align-items:center}.nav a,.dropbtn{color:rgba(255,255,255,.86);text-decoration:none;font-size:14px;background:none;border:0;font:inherit;cursor:pointer}.nav a:hover,.dropbtn:hover{color:var(--gold2)}.dropdown{position:relative}.dropdown-menu{display:none;position:absolute;top:30px;left:-18px;background:#fff;color:var(--ink);min-width:240px;border:1px solid var(--line);box-shadow:var(--shadow);border-radius:16px;padding:12px}.dropdown:hover .dropdown-menu{display:grid}.dropdown-menu a{color:var(--ink);padding:10px 12px;border-radius:12px}.dropdown-menu a:hover{background:var(--cream);color:var(--ink)}.header-cta,.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;text-decoration:none;border-radius:999px;padding:13px 20px;font-weight:650;letter-spacing:.01em;border:1px solid transparent;cursor:pointer}.header-cta{background:linear-gradient(135deg,var(--gold2),var(--gold));color:#15110a;box-shadow:0 8px 24px rgba(185,150,86,.26);white-space:nowrap}.mobile-toggle{display:none;margin-left:auto;background:none;border:1px solid rgba(255,255,255,.24);border-radius:12px;color:#fff;font-size:24px;padding:7px 10px}.btn-primary{background:linear-gradient(135deg,var(--gold2),var(--gold));color:#17120b}.btn-dark{background:var(--navy);color:#fff}.btn-light{background:#fff;color:var(--navy)}.btn-outline{border-color:rgba(255,255,255,.45);color:#fff;background:rgba(255,255,255,.08)}.btn-outline-dark{border-color:var(--navy);color:var(--navy);background:transparent}.btn-row{display:flex;gap:12px;flex-wrap:wrap}.eyebrow{text-transform:uppercase;letter-spacing:.22em;font-size:12px;color:var(--gold);font-weight:800}.hero{position:relative;color:#fff;background:var(--navy);overflow:hidden}.hero::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(7,21,38,.97),rgba(7,21,38,.76) 38%,rgba(7,21,38,.35) 72%,rgba(7,21,38,.70)),url('../img/hero-luxury-home.png') center/cover no-repeat}.hero-grid{position:relative;z-index:1;display:grid;grid-template-columns:minmax(0,1.12fr) minmax(350px,.68fr);gap:44px;min-height:735px;padding:78px 0 58px;align-items:center}.hero-copy{display:grid;grid-template-columns:210px 1fr;gap:30px;align-items:end}.hero-portrait{align-self:end}.portrait-frame{background:linear-gradient(145deg,#fff,#efe4d2);border:1px solid rgba(255,255,255,.35);border-radius:28px;padding:12px;box-shadow:0 34px 80px rgba(0,0,0,.34);overflow:hidden}.portrait-frame img{border-radius:20px;width:100%;height:auto}.hero h1{font-family:var(--serif);font-weight:500;letter-spacing:.015em;line-height:.98;font-size:clamp(48px,7vw,94px);margin:18px 0 20px;max-width:780px}.hero p.lede{font-size:21px;color:rgba(255,255,255,.85);max-width:620px}.name-card{margin:24px 0 22px;border-left:2px solid var(--gold);padding-left:18px}.name-card strong{font-family:var(--serif);font-size:28px;color:var(--gold2);font-weight:600}.name-card span{display:block;color:rgba(255,255,255,.82)}.proofline{margin-top:24px;text-transform:uppercase;letter-spacing:.15em;color:rgba(255,255,255,.75);font-size:12px}.form-card{background:rgba(255,253,248,.97);color:var(--ink);border-radius:28px;padding:30px;border:1px solid rgba(255,255,255,.6);box-shadow:0 34px 90px rgba(0,0,0,.24)}.form-card h2{font-family:var(--serif);font-size:38px;line-height:1.04;font-weight:500;margin:0 0 10px;text-align:left}.form-card p{color:var(--muted);margin-top:0}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px}.full{grid-column:1/-1}.hidden-field{display:none!important}.form-card label{display:block;font-size:12px;font-weight:800;text-transform:uppercase;letter-spacing:.09em;color:#655b4c;margin-bottom:6px}.form-card input,.form-card select,.form-card textarea{width:100%;border:1px solid #d9cfbf;border-radius:12px;background:#fff;padding:13px 13px;font:inherit;color:var(--ink);min-height:46px}.form-card textarea{min-height:102px;resize:vertical}.consent{font-size:11px;color:#746c61;margin-top:14px}.proof-strip{background:#fff;border-bottom:1px solid var(--line);box-shadow:0 18px 50px rgba(7,21,38,.06)}.proof-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:0}.proof-item{padding:28px;border-right:1px solid var(--line);display:flex;flex-direction:column;align-items:center;text-align:center}.proof-item:last-child{border-right:0}.proof-item strong{font-family:var(--serif);font-size:34px;font-weight:500;color:#8b6b34}.proof-item span{font-size:13px;color:var(--muted)}.section{padding:84px 0}.section-sm{padding:58px 0}.section-cream{background:var(--cream)}.section-dark{background:linear-gradient(135deg,var(--navy),var(--navy2));color:#fff}.section-head{display:flex;align-items:end;justify-content:space-between;gap:26px;margin-bottom:34px}.section-head h2,.page-hero h1,.copy h2{font-family:var(--serif);font-weight:500;font-size:clamp(38px,5vw,64px);line-height:1.02;margin:0}.section-head p{margin:0;color:var(--muted);max-width:620px}.section-dark .section-head p,.section-dark p{color:rgba(255,255,255,.76)}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.cards.four{grid-template-columns:repeat(4,1fr)}.cards.two{grid-template-columns:repeat(2,1fr)}.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);box-shadow:0 18px 50px rgba(7,21,38,.07);overflow:hidden}.section-dark .card{background:rgba(255,255,255,.96);color:var(--ink)}.card-body{padding:24px}.card h3{font-family:var(--serif);font-size:30px;line-height:1.1;font-weight:500;margin:0 0 10px}.card p{color:var(--muted)}.media{aspect-ratio:16/10;object-fit:cover;width:100%;background:#ddd}.transaction .meta{display:flex;gap:12px;flex-wrap:wrap;color:var(--muted);font-size:13px;margin:10px 0}.price{font-size:24px;font-weight:800;color:#8b6b34}.card-link{display:inline-flex;align-items:center;gap:8px;color:#8b6b34;text-decoration:none;font-weight:800;font-size:14px}.service-card{padding:34px;min-height:250px}.service-card .icon{width:66px;height:66px;border-radius:50%;background:linear-gradient(135deg,var(--gold2),var(--gold));display:grid;place-items:center;font-size:30px;margin-bottom:22px;color:#15110a}.area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.area-card{text-decoration:none;background:#fff;border:1px solid var(--line);border-radius:20px;overflow:hidden;box-shadow:0 14px 40px rgba(7,21,38,.07);transition:.2s ease}.area-card:hover{transform:translateY(-4px);box-shadow:var(--shadow)}.area-card img{height:135px;width:100%;object-fit:cover}.area-card div{padding:18px}.area-card strong{font-family:var(--serif);font-size:25px;font-weight:500;display:block}.area-card span{color:var(--muted);font-size:14px}.quote{font-family:var(--serif);font-size:29px;line-height:1.15;color:#222;margin:0 0 18px}.source{display:block;color:#8b6b34;font-weight:800;font-size:13px;text-transform:uppercase;letter-spacing:.08em}.split{display:grid;grid-template-columns:1fr 1fr;gap:52px;align-items:center}.bio-card{background:#fff;border:1px solid var(--line);border-radius:32px;overflow:hidden;box-shadow:var(--shadow)}.bio-card .bio-img{height:540px;object-fit:cover;width:100%;object-position:center top}.copy p{color:var(--muted);font-size:18px}.cta-band{background:linear-gradient(135deg,var(--navy),#132c49);color:#fff;padding:48px 0}.cta-inner{display:flex;align-items:center;justify-content:space-between;gap:28px}.cta-inner h2{font-family:var(--serif);font-size:46px;font-weight:500;margin:0}.footer{background:#06111f;color:rgba(255,255,255,.78);padding:62px 0 34px}.footer a{color:rgba(255,255,255,.84)}.footer h3{font-family:var(--serif);font-weight:500;font-size:36px;color:#fff;margin:0 0 12px}.footer h4{color:#fff;margin:0 0 12px}.footer-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:34px}.footer ul{list-style:none;padding:0;margin:0;display:grid;gap:8px}.legal{border-top:1px solid rgba(255,255,255,.12);margin-top:38px;padding-top:22px;font-size:12px;color:rgba(255,255,255,.62)}.page-hero{position:relative;overflow:hidden;background:linear-gradient(135deg,var(--navy),#132c49);color:#fff;padding:86px 0}.page-hero::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(7,21,38,.92),rgba(7,21,38,.75) 48%,rgba(7,21,38,.62) 100%),url('../img/site-background-home.png') center/cover no-repeat}.page-hero>*{position:relative;z-index:1}.page-hero p{font-size:20px;color:rgba(255,255,255,.78);max-width:760px}.content{max-width:850px}.content h2{font-family:var(--serif);font-size:42px;font-weight:500}.content p,.content li{color:var(--muted);font-size:17px}.process{counter-reset:step;display:grid;gap:16px}.process-card{background:#fff;border:1px solid var(--line);border-radius:20px;padding:24px;display:grid;grid-template-columns:52px 1fr;gap:18px;align-items:start}.process-card:before{counter-increment:step;content:counter(step);width:52px;height:52px;background:var(--cream);border:1px solid var(--line);border-radius:50%;display:grid;place-items:center;font-family:var(--serif);font-size:26px;color:#8b6b34}.form-wide{max-width:920px;margin:auto}.table{width:100%;border-collapse:collapse;background:#fff;border-radius:22px;overflow:hidden;border:1px solid var(--line)}.table th,.table td{text-align:left;padding:16px;border-bottom:1px solid var(--line)}.table th{background:var(--cream);font-size:12px;text-transform:uppercase;letter-spacing:.08em}.badge{display:inline-block;background:var(--cream);border:1px solid var(--line);border-radius:999px;padding:6px 11px;font-size:12px;font-weight:800;color:#71572b}.notice{background:#fff6e4;border:1px solid #ead6a7;color:#5f4a1c;border-radius:18px;padding:16px;margin:18px 0}.thankyou{min-height:60vh;display:grid;place-items:center;text-align:center}.thankyou h1{font-family:var(--serif);font-size:64px;font-weight:500}.blog-list{display:grid;gap:18px}.article-card{display:grid;grid-template-columns:220px 1fr;gap:0}.article-card img{height:100%;object-fit:cover}.active{color:var(--gold2)!important}.small{font-size:13px;color:var(--muted)}
@media (max-width:1020px){.nav,.header-cta{display:none}.mobile-toggle{display:block}.nav.open{display:grid;position:absolute;left:20px;right:20px;top:84px;background:#08182a;border:1px solid rgba(255,255,255,.1);border-radius:20px;padding:18px}.dropdown-menu{position:static;background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.1);box-shadow:none;margin-top:8px}.dropdown:hover .dropdown-menu{display:none}.dropdown.open .dropdown-menu{display:grid}.hero-grid{grid-template-columns:1fr}.hero-copy{grid-template-columns:1fr}.hero-portrait{max-width:240px}.cards,.cards.four,.cards.two,.area-grid,.split,.footer-grid{grid-template-columns:1fr 1fr}.proof-grid{grid-template-columns:1fr 1fr}.article-card{grid-template-columns:1fr}.cta-inner{display:grid}.hero-grid{padding-top:48px}.hero h1{font-size:58px}}
@media (max-width:680px){.container{width:min(100% - 28px,1180px)}.header-inner{height:70px}.brand strong{font-size:25px}.brand span{font-size:10px}.hero-grid{min-height:auto;padding:38px 0}.hero h1{font-size:46px}.form-grid,.cards,.cards.four,.cards.two,.area-grid,.split,.footer-grid,.proof-grid{grid-template-columns:1fr}.section{padding:58px 0}.section-head{display:grid}.form-card{padding:22px}.hero-copy{gap:20px}.proof-item{border-right:0;border-bottom:1px solid var(--line)}.cta-inner h2{font-size:36px}.article-card img{height:180px}.page-hero{padding:58px 0}.bio-card .bio-img{height:420px}}


.media-wrap{position:relative;overflow:hidden;border-radius:22px 22px 0 0}.highlight-card .media{display:block}.deal-badge{position:absolute;left:14px;top:14px;background:linear-gradient(135deg,#b99a55,#e0c783);color:#081523;padding:8px 12px;border-radius:999px;font-weight:800;font-size:.76rem;letter-spacing:.03em;box-shadow:0 10px 24px rgba(0,0,0,.25)}.deal-note{margin:14px 0 0;color:var(--ink);font-size:.95rem;line-height:1.55}.performance-section{border-top:1px solid rgba(185,154,85,.25);border-bottom:1px solid rgba(185,154,85,.25)}.performance-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.performance-card{background:#fff;border:1px solid rgba(185,154,85,.24);box-shadow:0 18px 45px rgba(21,29,43,.08);border-radius:22px;padding:24px;min-height:146px}.performance-card strong{display:block;font-family:var(--serif);font-size:2.05rem;color:var(--navy);line-height:1.05;margin-bottom:8px}.performance-card span{color:var(--muted);font-size:.96rem;line-height:1.45}.content.narrow{max-width:900px;margin-top:22px}.small strong{color:var(--navy)}@media(max-width:800px){.performance-grid{grid-template-columns:1fr}.deal-badge{font-size:.72rem}}


.area-hero{position:relative;overflow:hidden}
.area-hero::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(7,21,38,.88),rgba(7,21,38,.70) 45%,rgba(7,21,38,.55) 100%),var(--hero) center/cover no-repeat}
.area-hero>.container{position:relative;z-index:1}
.area-detail-grid{display:grid;gap:22px}
.fact-list{display:grid;gap:12px;padding:0;margin:0;list-style:none}
.fact-list li{background:#fff;border:1px solid var(--line);border-radius:18px;padding:16px 18px;color:var(--muted);box-shadow:0 10px 28px rgba(7,21,38,.05)}
.fact-list li strong{color:var(--navy)}
.review-highlight{padding:28px;border:1px solid rgba(185,154,85,.24);border-radius:24px;background:#fff;box-shadow:0 18px 45px rgba(21,29,43,.08)}
.review-highlight .source{margin-bottom:10px}
.area-stat-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:18px}
.area-stat{background:#fff;border:1px solid rgba(185,154,85,.24);border-radius:20px;padding:18px;box-shadow:0 14px 36px rgba(7,21,38,.06)}
.area-stat strong{display:block;font-family:var(--serif);font-size:28px;font-weight:500;color:#8b6b34;margin-bottom:6px}
.area-stat span{color:var(--muted);font-size:14px}
.area-card .small-kicker{display:block;font-size:11px;text-transform:uppercase;letter-spacing:.13em;color:#8b6b34;font-weight:800;margin-bottom:8px}
.hero-copy .portrait-frame img{aspect-ratio:4/5;object-fit:cover}
.bio-card .bio-img{aspect-ratio:4/5;object-fit:cover;object-position:center top}
@media(max-width:900px){.area-stat-grid{grid-template-columns:1fr}}


/* v5 deployment polish: prevent hero text/form overlap and improve desktop hierarchy */
.hero-grid{
  grid-template-columns:minmax(0,1fr) minmax(420px,500px);
  gap:72px;
  align-items:center;
}
.hero-copy{
  grid-template-columns:154px minmax(0,1fr);
  max-width:720px;
  min-width:0;
  position:relative;
  z-index:1;
}
.hero-copy > div{min-width:0;}
.hero h1{
  font-size:clamp(44px,4.45vw,76px);
  line-height:.96;
  max-width:620px;
  overflow-wrap:normal;
}
.hero p.lede{max-width:560px;}
.hero .form-card{position:relative;z-index:3;align-self:center;}
.portrait-frame{max-width:154px;}
.hero::before{background:linear-gradient(90deg,rgba(7,21,38,.97),rgba(7,21,38,.83) 34%,rgba(7,21,38,.48) 68%,rgba(7,21,38,.75)),url('../img/hero-luxury-home.png') center/cover no-repeat;}
@media (max-width:1180px){
  .hero-grid{grid-template-columns:minmax(0,1fr) minmax(390px,460px);gap:48px;}
  .hero-copy{grid-template-columns:132px minmax(0,1fr);max-width:620px;}
  .portrait-frame{max-width:132px;}
  .hero h1{font-size:clamp(42px,4.2vw,62px);max-width:540px;}
}
@media (max-width:1020px){
  .hero-grid{grid-template-columns:1fr;gap:30px;}
  .hero-copy{grid-template-columns:150px minmax(0,1fr);max-width:100%;}
  .portrait-frame{max-width:150px;}
  .hero h1{font-size:clamp(42px,8vw,64px);max-width:760px;}
}
@media (max-width:680px){
  .hero-copy{grid-template-columns:1fr;}
  .portrait-frame{max-width:188px;}
  .hero h1{font-size:42px;max-width:100%;}
}