:root{
--white:#FFFFFF;
--foam:#EEF5FA;
--ocean:#1D6FA5;
--ocean-deep:#0E3A5B;
--ink:#10263A;
--sand:#E8C88A;
--sand-soft:#F7EBD3;
--muted:#4E6577;
--line:rgba(16,38,58,.12);
--display:"DM Serif Display", Georgia, serif;
--sans:"Plus Jakarta Sans", system-ui, -apple-system, Segoe UI, sans-serif;
--wrap:1200px;
--r:14px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--white);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
:focus-visible{outline:3px solid var(--sand);outline-offset:3px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 28px}
h1,h2,h3{font-family:var(--display);font-weight:400;line-height:1.08;margin:0}
h2{font-size:clamp(36px,4.4vw,56px);margin-bottom:16px}
.intro{font-size:19px;color:var(--muted);max-width:34em;margin:0}
/* Header */
header.site{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.95);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;height:76px;gap:20px}
.wordmark{display:flex;align-items:center;gap:10px;text-decoration:none;font-family:var(--display);font-size:27px;color:var(--ocean-deep);white-space:nowrap}
.wordmark svg{flex:none}
nav.main{display:flex;align-items:center;gap:28px;font-size:15px;font-weight:600}
nav.main a{text-decoration:none;color:var(--muted)}
nav.main a:hover,nav.main a[aria-current="page"]{color:var(--ocean)}
@media (max-width:860px){nav.main a.hide-sm{display:none}}
@media (max-width:480px){header.site .wrap{padding:0 16px}.wordmark{font-size:21px} .wordmark svg{display:none} nav.main{gap:16px}}
.btn{white-space:nowrap;display:inline-flex;align-items:center;justify-content:center;gap:8px;font:700 15px/1 var(--sans);padding:16px 26px;border-radius:999px;text-decoration:none;border:2px solid transparent;cursor:pointer;transition:transform .15s, background .2s, color .2s}
.btn:hover{transform:translateY(-1px)}
.btn-ocean{background:var(--ocean);color:#fff}
.btn-ocean:hover{background:#185d8b}
.btn-sand{background:var(--sand);color:var(--ink)}
.btn-sand:hover{background:#dfb86c}
.btn-ghost{background:rgba(255,255,255,.85);color:var(--ocean-deep);border-color:rgba(14,58,91,.2)}
.btn-white-line{border-color:rgba(255,255,255,.6);color:#fff}
.btn-white-line:hover{background:#fff;color:var(--ocean-deep)}
nav.main .btn{padding:12px 18px;color:#fff}
@media (max-width:480px){nav.main .btn{padding:10px 13px;font-size:14px}}
section{padding:100px 0}
.foam{background:var(--foam)}
/* Hero */
.hero{position:relative;min-height:min(86vh,760px);display:flex;align-items:center;overflow:hidden;padding:0}
.hero .scene{position:absolute;inset:0;width:100%;height:100%}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(255,255,255,.92) 0%,rgba(255,255,255,.7) 38%,rgba(255,255,255,0) 64%);pointer-events:none}
.hero .wrap{position:relative;z-index:2;width:100%}
.hero-copy{max-width:600px;padding:80px 0 140px}
.hero h1{font-size:clamp(48px,7vw,92px);color:var(--ocean-deep);margin-bottom:24px;letter-spacing:-.01em}
.hero p{font-size:20px;color:#2f4a5e;max-width:28em;margin:0 0 34px}
.hero .actions{display:flex;flex-wrap:wrap;gap:12px}
.wave-move{animation:drift 14s linear infinite}
.wave-move.slow{animation-duration:22s}
@keyframes drift{from{transform:translateX(0)}to{transform:translateX(-400px)}}
@media (max-width:760px){.hero{background:linear-gradient(180deg,#F4FAFE,#C4E3F6)} .hero::after{display:none} .hero .scene{top:auto;bottom:0;height:280px} .hero-copy{padding:44px 0 300px}}
@media (prefers-reduced-motion:reduce){.wave-move{animation:none} html{scroll-behavior:auto} .btn:hover{transform:none}}
/* Section head row */
.head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:44px}
.text-link{font-weight:700;color:var(--ocean);text-decoration:none;border-bottom:2px solid var(--sand);padding-bottom:2px}
.text-link:hover{color:var(--ocean-deep)}
/* Listing cards */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
@media (max-width:980px){.grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:640px){.grid{grid-template-columns:1fr}}
.card{background:#fff;border-radius:var(--r);overflow:hidden;border:1px solid var(--line);display:flex;flex-direction:column;transition:box-shadow .2s}
.card:hover{box-shadow:0 18px 40px -22px rgba(14,58,91,.45)}
.card .photo{position:relative;aspect-ratio:4/3;background:var(--foam);overflow:hidden}
.card .photo img,.card .photo svg{width:100%;height:100%;object-fit:cover;display:block}
.badge{position:absolute;top:14px;left:14px;background:#fff;color:var(--ocean-deep);font-size:13px;font-weight:700;padding:6px 12px;border-radius:999px}
.badge.pending{background:var(--sand)}
.badge.sold{background:var(--ocean-deep);color:#fff}
.example-tag{position:absolute;top:14px;right:14px;background:rgba(16,38,58,.8);color:#fff;font-size:12px;font-weight:600;padding:5px 10px;border-radius:999px}
.card .body{padding:22px 22px 24px;display:flex;flex-direction:column;gap:6px;flex:1}
.price{font-family:var(--display);font-size:30px;color:var(--ocean-deep);line-height:1.1}
.addr{font-weight:700}
.city{color:var(--muted);font-size:15px}
.facts{display:flex;flex-wrap:wrap;gap:6px 18px;margin-top:10px;padding-top:14px;border-top:1px solid var(--line);font-size:14px;color:var(--muted)}
.facts b{color:var(--ink)}
.type-chip{font-size:12px;font-weight:700;color:var(--ocean);margin-bottom:2px}
/* Services */
.svc-panels{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:48px}
.panel{border-radius:var(--r);overflow:hidden;display:flex;flex-direction:column}
.panel .art{aspect-ratio:16/9}
.panel .art svg{width:100%;height:100%;display:block}
.panel .inner{padding:34px 34px 38px;flex:1}
.panel h3{font-size:36px;margin-bottom:18px}
.panel ul{list-style:none;margin:0;padding:0}
.panel li{padding:14px 0;border-top:1px solid currentColor;border-color:rgba(255,255,255,.22)}
.panel li strong{display:block;font-size:17px}
.panel li span{opacity:.85;font-size:15px}
.panel.blue{background:var(--ocean);color:#fff}
.panel.sandy{background:var(--sand-soft);color:var(--ink)}
.panel.sandy li{border-color:rgba(16,38,58,.14)}
@media (max-width:820px){.svc-panels{grid-template-columns:1fr}}
/* Areas */
.areas{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:48px}
.area{border-radius:var(--r);overflow:hidden;background:#fff;border:1px solid var(--line)}
.area .art{aspect-ratio:3/2}
.area .art svg{width:100%;height:100%;display:block}
.area .inner{padding:24px 24px 28px}
.area h3{font-size:30px;color:var(--ocean-deep);margin-bottom:8px}
.area p{margin:0;color:var(--muted);font-size:15px}
@media (max-width:900px){.areas{grid-template-columns:1fr}}
/* About teaser */
.teaser .wrap{display:grid;grid-template-columns:420px 1fr;gap:72px;align-items:center}
.headshot{aspect-ratio:4/5;border-radius:var(--r);background:linear-gradient(160deg,#5FA8D3,var(--ocean-deep));display:flex;flex-direction:column;align-items:center;justify-content:center;color:#fff;position:relative;overflow:hidden}
.headshot span{font-family:var(--display);font-size:120px;line-height:1}
.headshot small{position:absolute;bottom:18px;font-size:13px;opacity:.8}
.teaser .quote{font-family:var(--display);font-size:clamp(30px,3.4vw,44px);line-height:1.2;color:var(--ocean-deep);margin:0 0 24px}
.teaser p{color:var(--muted);font-size:18px;max-width:34em}
@media (max-width:900px){.teaser .wrap{grid-template-columns:1fr;gap:40px}.headshot{max-width:340px}}
/* Contact */
.contact{background:var(--ocean-deep);color:#fff;position:relative;overflow:hidden}
.contact .wrap{display:grid;grid-template-columns:1fr 1.1fr;gap:72px;position:relative;z-index:1}
.contact .intro{color:rgba(255,255,255,.8)}
.direct{margin-top:36px}
.direct a{display:block;text-decoration:none;font-family:var(--display);font-size:30px;margin-bottom:14px}
.direct a:hover{color:var(--sand)}
.direct .tag{display:block;font:600 13px var(--sans);color:var(--sand);margin-bottom:2px}
form{display:grid;gap:16px;background:#fff;color:var(--ink);padding:34px;border-radius:var(--r)}
.row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
label{display:block;font-size:14px;font-weight:700;margin-bottom:6px}
input,select,textarea{width:100%;font:16px/1.4 var(--sans);color:var(--ink);background:var(--foam);border:1px solid transparent;border-radius:10px;padding:13px 14px}
input:focus,select:focus,textarea:focus{outline:2px solid var(--ocean);outline-offset:0;background:#fff}
textarea{min-height:120px;resize:vertical}
.form-note{font-size:13px;color:var(--muted);margin:0}
.form-status{display:none;background:var(--foam);border-left:4px solid var(--ocean);padding:14px 16px;font-size:15px;border-radius:6px}
.form-status.show{display:block}
@media (max-width:900px){.contact .wrap{grid-template-columns:1fr;gap:44px}}
@media (max-width:520px){.row{grid-template-columns:1fr} form{padding:24px}}
/* Page banner (inner pages) */
.banner{position:relative;overflow:hidden;background:var(--foam);padding:84px 0 120px}
.banner .scene{position:absolute;left:0;right:0;bottom:0;width:100%;height:140px}
.banner .wrap{position:relative;z-index:1}
.banner h1{font-size:clamp(46px,6vw,76px);color:var(--ocean-deep);margin-bottom:14px}
/* Filters */
.filters{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:36px}
.chip{font:700 14px var(--sans);padding:10px 18px;border-radius:999px;border:2px solid var(--line);background:#fff;color:var(--muted);cursor:pointer}
.chip[aria-pressed="true"]{background:var(--ocean);border-color:var(--ocean);color:#fff}
.empty{grid-column:1/-1;text-align:center;padding:60px 20px;background:var(--foam);border-radius:var(--r);color:var(--muted)}
.empty strong{display:block;font-family:var(--display);font-weight:400;font-size:30px;color:var(--ocean-deep);margin-bottom:6px}
/* About page */
.about-hero .wrap{display:grid;grid-template-columns:1fr 400px;gap:64px;align-items:center}
.about-hero p.lead{font-size:20px;color:#2f4a5e;max-width:30em;margin:0 0 28px}
@media (max-width:900px){.about-hero .wrap{grid-template-columns:1fr}.about-hero .headshot{max-width:320px}}
.story{max-width:760px;margin:0 auto}
.chapter{padding:44px 0;border-top:1px solid var(--line)}
.chapter:first-child{border-top:0;padding-top:0}
.chapter h2{font-size:clamp(30px,3.4vw,42px);color:var(--ocean-deep)}
.chapter p{font-size:18px;line-height:1.8;color:#2c4255;margin:0 0 16px}
.fill-in{border:2px dashed var(--sand);background:var(--sand-soft);border-radius:10px;padding:18px 20px;color:#6b5323;font-size:16px;line-height:1.6}
.fill-in b{display:block;margin-bottom:4px;color:#4f3c14}
.photo-strip{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:28px}
.photo-strip div{aspect-ratio:1;border-radius:10px;background:var(--foam);border:2px dashed rgba(29,111,165,.35);display:flex;align-items:center;justify-content:center;color:var(--ocean);font-size:14px;font-weight:600;text-align:center;padding:10px}
.linkedin{display:inline-flex;align-items:center;gap:10px}
/* Footer */
footer{background:#0A2A43;color:#cfdbe5;padding:60px 0 40px;font-size:14px}
footer .top{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:36px;padding-bottom:36px;border-bottom:1px solid rgba(255,255,255,.12)}
footer .wordmark{color:#fff;font-size:24px;margin-bottom:10px}
footer h4{font:700 14px var(--sans);color:#fff;margin:0 0 12px}
footer p{margin:0 0 7px}
footer a{color:#cfdbe5;text-decoration:none}
footer a:hover{color:var(--sand)}
.firm{border:1px dashed var(--sand);padding:12px 14px;color:var(--sand);border-radius:8px}
.legal{display:flex;justify-content:space-between;align-items:center;gap:20px;padding-top:26px;flex-wrap:wrap;color:#93a8b8}
.eho{display:flex;align-items:center;gap:10px}
@media (max-width:900px){footer .top{grid-template-columns:1fr 1fr}}
@media (max-width:560px){footer .top{grid-template-columns:1fr}}