:root {
  --red: #a51f2b;
  --red-dark: #7d141e;
  --ink: #141414;
  --charcoal: #202020;
  --muted: #666463;
  --line: #dedbd8;
  --paper: #ffffff;
  --soft: #f4f2f0;
  --focus: #f3b61f;
  --container: 1180px;
  --shadow: 0 24px 60px rgba(15, 15, 15, 0.14);
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: 96px;
}

body {
  margin: 0;
  min-width: 320px;
  color: var(--ink);
  background: var(--paper);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  font-size: 1rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}

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

a {
  color: inherit;
  text-decoration-thickness: 1px;
  text-underline-offset: 0.2em;
}

button,
input,
textarea {
  font: inherit;
}

:focus-visible {
  outline: 3px solid var(--focus);
  outline-offset: 3px;
}

.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;
  z-index: 1000;
  top: 12px;
  left: 12px;
  transform: translateY(-160%);
  padding: 0.7rem 1rem;
  color: #fff;
  background: var(--ink);
}

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

.container {
  width: min(calc(100% - 40px), var(--container));
  margin-inline: auto;
}

.site-header {
  position: sticky;
  z-index: 100;
  top: 0;
  background: rgba(255, 255, 255, 0.97);
  border-bottom: 1px solid rgba(20, 20, 20, 0.08);
  backdrop-filter: blur(12px);
}

.header-inner {
  display: grid;
  grid-template-columns: minmax(220px, 330px) 1fr auto;
  align-items: center;
  min-height: 84px;
  gap: 2rem;
}

.brand {
  display: block;
}

.brand img {
  width: min(100%, 330px);
  height: auto;
}

.primary-nav {
  display: flex;
  justify-content: flex-end;
  gap: clamp(1rem, 2.5vw, 2rem);
}

.primary-nav a {
  position: relative;
  padding-block: 0.75rem;
  color: #303030;
  font-size: 0.92rem;
  font-weight: 700;
  text-decoration: none;
}

.primary-nav a::after {
  content: "";
  position: absolute;
  right: 0;
  bottom: 0.4rem;
  left: 0;
  height: 2px;
  background: var(--red);
  transform: scaleX(0);
  transform-origin: right;
  transition: transform 160ms ease;
}

.primary-nav a:hover::after,
.primary-nav a:focus-visible::after {
  transform: scaleX(1);
  transform-origin: left;
}

.header-phone {
  display: flex;
  flex-direction: column;
  padding: 0.8rem 1rem;
  color: #fff;
  background: var(--red);
  font-size: 0.92rem;
  font-weight: 800;
  line-height: 1.2;
  text-decoration: none;
}

.header-phone span {
  margin-bottom: 0.16rem;
  color: rgba(255, 255, 255, 0.76);
  font-size: 0.67rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.header-phone:hover {
  background: var(--red-dark);
}

.menu-toggle {
  display: none;
  width: 46px;
  height: 46px;
  padding: 10px;
  background: transparent;
  border: 1px solid var(--line);
}

.menu-toggle span:not(.sr-only) {
  display: block;
  height: 2px;
  margin: 5px 0;
  background: var(--ink);
}

.hero {
  position: relative;
  display: grid;
  min-height: min(720px, calc(100vh - 84px));
  overflow: hidden;
  color: #fff;
  isolation: isolate;
}

.hero-image,
.hero-shade,
.hero-content {
  grid-area: 1 / 1;
}

.hero-image {
  z-index: -3;
  background: #2d3237 url("../images/hero-neighborhood.webp") center / cover no-repeat;
  transform: scale(1.01);
}

.hero-shade {
  z-index: -2;
  background:
    linear-gradient(90deg, rgba(8, 8, 8, 0.9) 0%, rgba(8, 8, 8, 0.72) 42%, rgba(8, 8, 8, 0.18) 74%, rgba(8, 8, 8, 0.08) 100%),
    linear-gradient(0deg, rgba(8, 8, 8, 0.45), transparent 55%);
}

.hero::after {
  content: "";
  position: absolute;
  z-index: -1;
  top: 0;
  bottom: 0;
  left: max(0px, calc((100vw - var(--container)) / 2 - 18px));
  width: 8px;
  background: var(--red);
}

.hero-content {
  align-self: center;
  padding-block: clamp(6rem, 12vw, 10rem);
}

.hero-content > * {
  max-width: 700px;
}

.eyebrow,
.section-kicker {
  margin: 0 0 1rem;
  color: var(--red);
  font-size: 0.76rem;
  font-weight: 900;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.hero .eyebrow {
  color: #fff;
}

.hero .eyebrow::before {
  content: "";
  display: inline-block;
  width: 36px;
  height: 2px;
  margin: 0 0.75rem 0.2rem 0;
  background: var(--red);
}

h1,
h2,
h3 {
  margin-top: 0;
  font-family: Georgia, "Times New Roman", serif;
  line-height: 1.08;
}

h1 {
  max-width: 760px;
  margin-bottom: 1.5rem;
  font-size: clamp(3rem, 7vw, 6.2rem);
  font-weight: 500;
  letter-spacing: -0.045em;
}

h2 {
  margin-bottom: 1.5rem;
  font-size: clamp(2.25rem, 4.5vw, 4.1rem);
  font-weight: 500;
  letter-spacing: -0.035em;
}

h3 {
  font-size: 1.5rem;
  font-weight: 600;
}

.hero-copy {
  margin: 0 0 2.25rem;
  color: rgba(255, 255, 255, 0.88);
  font-size: clamp(1.05rem, 2vw, 1.25rem);
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 52px;
  padding: 0.85rem 1.5rem;
  border: 2px solid transparent;
  font-size: 0.92rem;
  font-weight: 800;
  text-decoration: none;
  cursor: pointer;
}

.button-primary {
  color: #fff;
  background: var(--red);
}

.button-primary:hover:not(:disabled) {
  background: var(--red-dark);
}

.button-quiet {
  color: #fff;
  border-color: rgba(255, 255, 255, 0.55);
  background: rgba(0, 0, 0, 0.18);
}

.button-quiet:hover {
  border-color: #fff;
  background: rgba(0, 0, 0, 0.38);
}

.button:disabled {
  opacity: 0.55;
  cursor: not-allowed;
}

.section {
  padding-block: clamp(4.5rem, 9vw, 8rem);
}

.about-grid {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: clamp(3rem, 8vw, 8rem);
  align-items: start;
}

.about-copy {
  padding-top: 1.75rem;
  color: #403f3d;
  font-size: clamp(1.05rem, 1.8vw, 1.25rem);
}

.about-copy p:first-child {
  margin-top: 0;
}

.about-copy p:last-child {
  margin-bottom: 0;
}

.services-section {
  background: var(--soft);
}

.section-heading {
  max-width: 760px;
  margin-bottom: clamp(2.5rem, 5vw, 4.5rem);
}

.service-grid {
  display: grid;
  grid-template-columns: repeat(6, minmax(0, 1fr));
  gap: 1px;
  background: #d8d4d0;
  border: 1px solid #d8d4d0;
}

.service-card {
  grid-column: span 2;
  min-height: 220px;
  padding: clamp(1.5rem, 3vw, 2.25rem);
  background: #fff;
}

.service-card:nth-last-child(-n + 2) {
  grid-column: span 2;
}

.service-card h3 {
  margin: 0 0 0.85rem;
}

.service-card p {
  margin: 0;
  color: var(--muted);
}

.guidance-section {
  padding: 0;
  background: var(--ink);
}

.guidance-content {
  width: min(100% - 2.5rem, var(--container));
  margin-inline: auto;
  padding: clamp(4rem, 7vw, 7rem);
  color: #fff;
}

.guidance-content h2 {
  max-width: 760px;
  margin-bottom: clamp(2.5rem, 5vw, 4.5rem);
}

.guidance-columns {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: clamp(2rem, 6vw, 6rem);
  border-top: 1px solid rgba(255, 255, 255, 0.18);
}

.guidance-item {
  max-width: 560px;
  padding: 2rem 0 0;
}

.guidance-item h3 {
  margin-bottom: 0.5rem;
  font-family: inherit;
  font-size: 1rem;
  font-weight: 900;
  letter-spacing: 0.04em;
  text-transform: uppercase;
}

.guidance-item p {
  margin: 0;
  color: rgba(255, 255, 255, 0.72);
}

.text-link {
  display: inline-block;
  margin-top: 1.5rem;
  color: #fff;
  font-weight: 800;
  text-decoration-color: var(--red);
  text-decoration-thickness: 2px;
}

.agents-section {
  color: #fff;
  background: var(--charcoal);
}

.section-heading-light .section-kicker {
  color: #e75a67;
}

.agent-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1.25rem;
}

.agent-card {
  min-width: 0;
  background: #fff;
  color: var(--ink);
}

.agent-card-photo {
  display: flex;
  flex-direction: column;
}

.agent-photo-wrap {
  overflow: hidden;
  flex: 0 0 240px;
  height: 240px;
  background: #ece9e6;
}

.agent-photo-wrap img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 16%;
}

.agent-details {
  flex: 1;
  padding: clamp(1.5rem, 3vw, 2.5rem);
}

.agent-role {
  margin: 0 0 0.6rem;
  color: var(--red);
  font-size: 0.72rem;
  font-weight: 900;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.agent-details h3 {
  margin-bottom: 1rem;
  font-size: clamp(1.5rem, 2.5vw, 2rem);
}

.agent-details a {
  display: block;
  max-width: 100%;
  margin-top: 0.35rem;
  color: #4a4947;
  overflow-wrap: anywhere;
}

.contact-section {
  background: var(--soft);
}

.contact-grid {
  max-width: 1040px;
}

.contact-intro > p:not(.section-kicker) {
  max-width: 560px;
  color: var(--muted);
  font-size: 1.05rem;
}

.contact-details {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(1.5rem, 4vw, 3rem);
  margin-top: clamp(2.5rem, 5vw, 4rem);
  font-style: normal;
}

.contact-details div {
  padding-top: 1.25rem;
  border-top: 1px solid var(--line);
}

.contact-details span {
  display: block;
  margin-bottom: 0.25rem;
  color: var(--red);
  font-size: 0.72rem;
  font-weight: 900;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.site-footer {
  padding-top: 3.5rem;
  color: rgba(255, 255, 255, 0.72);
  background: #0c0c0c;
}

.footer-grid {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 2rem;
}

.footer-logo {
  width: min(100%, 330px);
  height: auto;
  margin-bottom: 1.25rem;
  padding: 0.6rem;
  background: #fff;
  object-fit: contain;
}

.footer-grid p {
  margin-bottom: 0;
}

.footer-links {
  display: flex;
  flex-direction: column;
  align-items: flex-end;
  gap: 0.55rem;
}

.footer-bottom {
  margin-top: 2.5rem;
  padding-block: 1.2rem;
  border-top: 1px solid rgba(255, 255, 255, 0.12);
  font-size: 0.8rem;
}

.footer-bottom p {
  margin: 0;
}

.legal-page,
.error-page {
  min-height: 100vh;
  background: var(--soft);
}

.legal-shell,
.error-shell {
  width: min(calc(100% - 40px), 860px);
  margin-inline: auto;
  padding-block: clamp(3rem, 8vw, 7rem);
}

.legal-logo,
.error-logo {
  width: min(100%, 360px);
  margin-bottom: 4rem;
}

.legal-card,
.error-card {
  padding: clamp(1.5rem, 5vw, 4rem);
  background: #fff;
  box-shadow: var(--shadow);
}

.legal-card h1,
.error-card h1 {
  color: var(--ink);
  font-size: clamp(2.4rem, 6vw, 4.5rem);
}

.legal-card h2 {
  margin-top: 2.2rem;
  font-family: inherit;
  font-size: 1.25rem;
  font-weight: 900;
  letter-spacing: 0;
}

@media (max-width: 1020px) {
  .header-inner {
    grid-template-columns: minmax(220px, 300px) 1fr auto;
    gap: 1rem;
  }

  .header-phone span {
    display: none;
  }

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

  .agent-card:last-child {
    grid-column: 1 / -1;
    width: calc(50% - 0.625rem);
    justify-self: center;
  }

  .agent-photo-wrap {
    flex-basis: 250px;
    height: 250px;
  }
}

@media (max-width: 820px) {
  .header-inner {
    grid-template-columns: 1fr auto;
    min-height: 74px;
  }

  .brand img {
    width: min(100%, 285px);
  }

  .menu-toggle {
    display: block;
  }

  .header-phone {
    display: none;
  }

  .primary-nav {
    position: absolute;
    top: 100%;
    right: 0;
    left: 0;
    display: none;
    flex-direction: column;
    gap: 0;
    padding: 0.5rem 20px 1.25rem;
    background: #fff;
    border-bottom: 1px solid var(--line);
    box-shadow: 0 18px 28px rgba(0, 0, 0, 0.1);
  }

  .primary-nav.is-open {
    display: flex;
  }

  .primary-nav a {
    padding: 0.8rem 0;
    border-bottom: 1px solid var(--line);
  }

  .hero {
    min-height: 670px;
  }

  .about-grid {
    grid-template-columns: 1fr;
  }

  .about-copy {
    padding-top: 0;
  }

  .service-card,
  .service-card:nth-last-child(-n + 2) {
    grid-column: span 3;
  }
}

@media (max-width: 600px) {
  .container {
    width: min(calc(100% - 30px), var(--container));
  }

  .brand img {
    width: min(100%, 235px);
  }

  .hero {
    min-height: 660px;
  }

  .hero-image {
    background-position: 62% center;
  }

  .hero-shade {
    background: linear-gradient(90deg, rgba(8, 8, 8, 0.9), rgba(8, 8, 8, 0.5));
  }

  .hero-actions,
  .hero-actions .button {
    width: 100%;
  }

  .service-grid,
  .agent-grid {
    display: block;
    background: transparent;
    border: 0;
  }

  .service-card,
  .agent-card {
    margin-bottom: 1rem;
  }

  .agent-card:last-child {
    width: 100%;
  }

  .agent-photo-wrap {
    flex-basis: 280px;
    height: 280px;
  }

  .guidance-content {
    width: min(100% - 2.5rem, var(--container));
    padding-inline: 0;
  }

  .guidance-columns {
    grid-template-columns: 1fr;
    gap: 2rem;
  }

  .contact-details,
  .footer-grid {
    grid-template-columns: 1fr;
  }

  .footer-links {
    align-items: flex-start;
  }
}

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

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