:root{--gold:#b08d3f;--gold-light:#d4b56a;--gold-pale:#f3ead7;--ink:#1c1a17;--muted:#6f6a63;--white:#fff;--cream:#faf8f4;--line:#e9e2d4}*{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth}body{color:var(--ink);background:var(--white);-webkit-font-smoothing:antialiased;font-family:Helvetica Neue,Segoe UI,Arial,sans-serif;line-height:1.65}h1,h2,h3,.serif{letter-spacing:.3px;font-family:Georgia,Times New Roman,serif;font-weight:500}a{color:inherit;text-decoration:none}.container{max-width:1140px;margin:0 auto;padding:0 24px}.site-header{z-index:50;-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);border-bottom:1px solid var(--line);background:#fffffff5;position:sticky;top:0}.site-header .container{justify-content:space-between;align-items:center;height:74px;display:flex}.brand{color:var(--ink);font-family:Georgia,serif;font-size:20px;line-height:1.2}.brand small{letter-spacing:2.6px;text-transform:uppercase;color:var(--gold);margin-top:2px;font-family:Helvetica Neue,Arial,sans-serif;font-size:10px;display:block}.nav-links{letter-spacing:.4px;align-items:center;gap:30px;font-size:14px;display:flex}.nav-links a{color:var(--muted);transition:color .15s}.nav-links a:hover{color:var(--gold)}.btn{letter-spacing:.8px;text-transform:uppercase;cursor:pointer;border:none;justify-content:center;align-items:center;gap:9px;padding:15px 30px;font-family:Helvetica Neue,Arial,sans-serif;font-size:14px;font-weight:500;transition:all .2s;display:inline-flex}.btn-gold{background:var(--gold);color:#fff}.btn-gold:hover{background:#9a7a33}.btn-outline{color:var(--ink);border:1px solid var(--gold);background:0 0}.btn-outline:hover{background:var(--gold-pale)}.btn-dark{background:var(--ink);color:#fff}.btn-dark:hover{background:#33302b}.nav-links .btn{padding:11px 22px;font-size:12px}.icon-phone{flex:none;width:15px;height:15px}.hero{background:linear-gradient(180deg, var(--cream) 0%, var(--white) 100%);border-bottom:1px solid var(--line)}.hero-grid{grid-template-columns:1.05fr .95fr;align-items:center;gap:56px;padding:84px 0 92px;display:grid}.hero-eyebrow{letter-spacing:3.5px;text-transform:uppercase;color:var(--gold);margin-bottom:20px;font-size:12px;font-weight:600}.hero h1{color:var(--ink);margin-bottom:8px;font-size:clamp(34px,4.6vw,54px);line-height:1.12}.hero .brokerage{letter-spacing:2.4px;text-transform:uppercase;color:var(--muted);margin-bottom:24px;font-size:14px}.hero p.lead{color:var(--muted);max-width:520px;margin-bottom:34px;font-family:Georgia,serif;font-size:19px;font-style:italic}.hero-cta{flex-wrap:wrap;gap:14px;display:flex}.hero-rule{background:var(--gold);width:56px;height:2px;margin-bottom:26px}.hero-photo-wrap{justify-content:center;display:flex}.hero-photo{aspect-ratio:4/5;background:var(--gold-pale);border:1px solid var(--line);width:100%;max-width:430px;position:relative;overflow:hidden;box-shadow:0 30px 70px #1c1a1729}.hero-photo:after{content:"";pointer-events:none;border:1px solid #d4b56a8c;position:absolute;inset:14px}.hero-photo img{object-fit:cover;width:100%;height:100%;display:block}.hero-photo .placeholder{height:100%;color:var(--muted);text-align:center;justify-content:center;align-items:center;padding:20px;font-size:14px;display:flex}.hero-badge{color:#fff;text-align:center;letter-spacing:1.2px;background:#1c1a17d1;padding:14px 20px;font-size:14px;position:absolute;bottom:0;left:0;right:0}.hero-badge b{letter-spacing:.6px;font-family:Georgia,serif;font-weight:500}.hero-badge span{color:var(--gold-light)}.phone-strip{background:var(--ink);color:#fff;text-align:center;letter-spacing:1px;padding:14px 20px;font-size:14px}.phone-strip a{color:var(--gold-light);letter-spacing:1.6px;font-weight:600}.phone-strip a:hover{color:#fff}section{padding:92px 0}.section-title{text-align:center;margin-bottom:12px}.section-title .kicker{letter-spacing:3.5px;text-transform:uppercase;color:var(--gold);font-size:12px;font-weight:600}.section-title h2{color:var(--ink);margin-top:10px;font-size:clamp(28px,3.8vw,40px)}.title-rule{background:var(--gold);width:46px;height:2px;margin:18px auto 0}.section-sub{text-align:center;color:var(--muted);max-width:660px;margin:22px auto 52px;font-size:17px}.services{background:var(--cream);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.service-grid{grid-template-columns:repeat(3,1fr);gap:26px;display:grid}.service-card{background:var(--white);border:1px solid var(--line);border-top:3px solid var(--gold);padding:42px 32px;transition:transform .2s,box-shadow .2s}.service-card:hover{transform:translateY(-5px);box-shadow:0 20px 46px #1c1a171a}.service-icon{border:1px solid var(--gold);width:54px;height:54px;color:var(--gold);justify-content:center;align-items:center;margin-bottom:22px;display:flex}.service-icon svg{width:26px;height:26px}.service-card h3{margin-bottom:12px;font-size:21px}.service-card p{color:var(--muted);font-size:15.5px}.area-grid{grid-template-columns:repeat(auto-fit,minmax(210px,1fr));gap:16px;max-width:940px;margin:0 auto;display:grid}.area-card{background:var(--white);border:1px solid var(--line);cursor:pointer;text-align:left;color:var(--ink);justify-content:space-between;align-items:center;gap:10px;padding:22px 24px;font-family:Georgia,serif;font-size:17px;transition:border-color .15s,box-shadow .15s;display:flex}.area-card:hover,.area-card.active{border-color:var(--gold);box-shadow:0 10px 26px #b08d3f24}.area-card .arrow{color:var(--gold);font-size:14px;transition:transform .2s}.area-card.active .arrow{transform:rotate(90deg)}.area-detail{background:var(--cream);border:1px solid var(--line);border-left:3px solid var(--gold);max-width:940px;margin:26px auto 0;padding:34px 38px}.area-detail h3{margin-bottom:10px;font-size:24px}.area-detail p{color:var(--muted);font-size:16.5px}.area-detail .area-cta{margin-top:22px}.contact{background:var(--cream);border-top:1px solid var(--line)}.form-card{background:var(--white);border:1px solid var(--line);border-top:3px solid var(--gold);max-width:600px;margin:0 auto;padding:46px 42px;box-shadow:0 24px 60px #1c1a1714}.form-row{margin-bottom:20px}.form-row label{letter-spacing:1.4px;text-transform:uppercase;color:var(--ink);margin-bottom:8px;font-size:12px;font-weight:600;display:block}.form-row input,.form-row select{border:1px solid var(--line);background:var(--cream);outline:none;width:100%;padding:14px 16px;font-family:inherit;font-size:16px;transition:border .15s}.form-row input:focus,.form-row select:focus{border-color:var(--gold)}.form-note{color:var(--muted);text-align:center;margin-top:16px;font-size:13px}.form-msg{text-align:center;border:1px solid;margin-bottom:20px;padding:14px;font-size:15px;font-weight:500}.form-msg.ok{color:#1c6b38;background:#f4f9f4;border-color:#cfe6d5}.form-msg.err{color:#a93226;background:#fdf3f2;border-color:#f0d4d1}.site-footer{background:var(--ink);color:#d8d3ca;padding:60px 0 32px}.footer-grid{flex-wrap:wrap;justify-content:space-between;gap:30px;margin-bottom:36px;display:flex}.footer-grid a{color:var(--gold-light)}.footer-grid a:hover{color:#fff}.footer-brand{color:#fff;font-family:Georgia,serif;font-size:22px}.footer-brand small{letter-spacing:2.4px;text-transform:uppercase;color:var(--gold-light);margin-top:4px;font-family:Helvetica Neue,Arial,sans-serif;font-size:10px;display:block}.footer-bottom{color:#97918a;text-align:center;border-top:1px solid #3a362f;padding-top:22px;font-size:13px}.mobile-call{z-index:60;background:var(--gold);color:#fff;text-align:center;letter-spacing:1.4px;text-transform:uppercase;padding:16px;font-size:15px;font-weight:600;display:none;position:fixed;bottom:20px;left:16px;right:16px;box-shadow:0 12px 30px #1c1a174d}@media (max-width:860px){.hero-grid{text-align:center;grid-template-columns:1fr;gap:36px;padding:44px 0 56px}.hero-cta{justify-content:center}.hero p.lead,.hero-rule{margin-left:auto;margin-right:auto}.hero-photo-wrap{order:-1}.service-grid{grid-template-columns:1fr}.nav-links a:not(.btn){display:none}section{padding:60px 0}.form-card{padding:32px 22px}.area-detail{padding:26px 22px}.mobile-call{display:block}body{padding-bottom:76px}}