:root{
  --navy:#0b1f3a; --navy-2:#13305a; --navy-3:#1d4176;
  --gold:#c9a24a; --gold-2:#e2c47c; --ink:#1b2333; --muted:#5d6779;
  --bg:#ffffff; --bg-alt:#f5f6f9; --line:#e3e7ee; --radius:14px;
  --shadow:0 10px 30px rgba(11,31,58,.10);
  --serif:"Playfair Display",Georgia,serif; --sans:"Inter",system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--bg);line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%}
a{color:var(--navy-3)}
.container{width:min(1160px,92%);margin:0 auto}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;z-index:999;background:#fff;padding:8px 12px}
h1,h2,h3{font-family:var(--serif);color:var(--navy);line-height:1.2;margin:0 0 .5em}
h2{font-size:clamp(1.7rem,3vw,2.4rem)}
h3{font-size:1.2rem}
.center{text-align:center}
.gold{color:var(--gold)!important}
.eyebrow{font-size:.78rem;letter-spacing:.18em;text-transform:uppercase;font-weight:600;color:var(--gold);margin:0 0 .6rem}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.4rem;padding:.85rem 1.4rem;border-radius:999px;font-weight:600;text-decoration:none;border:2px solid transparent;cursor:pointer;font-size:.95rem;transition:.2s}
.btn-gold{background:var(--gold);color:var(--navy)}.btn-gold:hover{background:var(--gold-2)}
.btn-outline{border-color:rgba(255,255,255,.7);color:#fff}.btn-outline:hover{background:rgba(255,255,255,.12)}
.btn-navy{background:var(--navy);color:#fff}.btn-navy:hover{background:var(--navy-3)}
.btn-ghost{border-color:var(--line);color:var(--navy);background:#fff}.btn-ghost:hover{border-color:var(--navy)}
.btn-sm{padding:.5rem 1rem;font-size:.88rem}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(11,31,58,.97);backdrop-filter:blur(8px);border-bottom:1px solid rgba(201,162,74,.25)}
.nav{display:flex;align-items:center;justify-content:space-between;height:78px;gap:1.5rem}
.brand picture{display:block;line-height:0}
.brand-logo{display:block;height:56px;width:auto;max-width:100%}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;color:#fff;flex:0 0 auto}
.brand-mark{width:42px;height:42px;border:2px solid var(--gold);border-radius:50%;display:grid;place-items:center;font-family:var(--serif);color:var(--gold);font-weight:700}
.brand-text{display:flex;flex-direction:column;line-height:1.1}.brand-text small{color:var(--gold);letter-spacing:.2em;font-size:.7rem}
.nav-links{display:flex;align-items:center;gap:1.6rem}
.nav-links a{color:#e8ecf3;text-decoration:none;font-weight:500;font-size:.95rem}
.nav-links a:hover{color:var(--gold-2)}
.nav-links a.btn{color:var(--navy)}
.nav-toggle{display:none;background:none;border:0;padding:8px;cursor:pointer}
.nav-toggle span{display:block;width:24px;height:2px;background:#fff;margin:5px 0}

/* Placeholders */
.placeholder-bg{position:relative;background:
  repeating-linear-gradient(45deg,rgba(255,255,255,.04) 0 14px,rgba(255,255,255,0) 14px 28px),
  linear-gradient(135deg,var(--navy-2),var(--navy-3))}
.ph-tag{position:absolute;left:12px;bottom:12px;right:12px;font-size:.72rem;letter-spacing:.06em;font-weight:600;color:#1b2333;background:var(--gold-2);padding:.35rem .6rem;border-radius:6px;width:max-content;max-width:calc(100% - 24px)}
.placeholder-text{border:2px dashed var(--gold);background:#fffaf0}

/* Hero */
.hero{position:relative;color:#fff;min-height:620px;display:flex;align-items:center;overflow:hidden}
.hero-bg{position:absolute;inset:0}
.hero-bg::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(11,31,58,.95) 0%,rgba(11,31,58,.75) 55%,rgba(11,31,58,.45) 100%)}
.hero-bg .ph-tag{z-index:2;left:auto;right:16px;bottom:16px}
.hero-inner{position:relative;z-index:1;padding:5rem 0}
.hero h1{color:#fff;font-size:clamp(2.4rem,6vw,4.4rem);margin-bottom:.3em}
.tagline{font-size:clamp(1.05rem,2vw,1.3rem);max-width:640px;color:#d9e0ec}
.hero-cta{display:flex;gap:1rem;flex-wrap:wrap;margin:2rem 0}
.hero-contact{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:.5rem 1.5rem;font-size:.92rem}
.hero-contact a{color:var(--gold-2);text-decoration:none}

/* Sections */
.section{padding:5.5rem 0}
.section-alt{background:var(--bg-alt)}
.section-navy{background:var(--navy);color:#e8ecf3}
.section-navy h2{color:#fff}

/* About */
.about-grid{display:grid;grid-template-columns:minmax(240px,380px) 1fr;gap:3.5rem;align-items:start}
.headshot{margin:0;aspect-ratio:4/5;border-radius:var(--radius);box-shadow:var(--shadow);border:4px solid #fff;outline:1px solid var(--gold);overflow:hidden;background:var(--navy-2)}
.headshot img{display:block;width:100%;height:100%;object-fit:cover;object-position:center 18%}
.callout{padding:1rem 1.2rem;border-radius:10px;font-size:.93rem;margin:1.4rem 0}
.facts{list-style:none;padding:0;margin:1.5rem 0 0;display:grid;grid-template-columns:repeat(2,1fr);gap:.8rem}
.facts li{background:var(--bg-alt);border-left:3px solid var(--gold);padding:.7rem 1rem;border-radius:8px;display:flex;flex-direction:column}
.fact-k{font-size:.72rem;text-transform:uppercase;letter-spacing:.12em;color:var(--muted)}
.fact-v{font-weight:600;color:var(--navy)}

/* Services */
.services-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.4rem;margin-top:2.5rem}
.service{background:#fff;border-radius:var(--radius);padding:1.8rem;box-shadow:var(--shadow);border-top:3px solid var(--gold)}
.service p{color:var(--muted);font-size:.95rem;margin:0}
.icon{width:48px;height:48px;border-radius:12px;background:var(--navy);display:grid;place-items:center;margin-bottom:1rem}
.icon svg{width:24px;height:24px;fill:none;stroke:var(--gold);stroke-width:2;stroke-linecap:round;stroke-linejoin:round}

/* Listings */
.filters{display:flex;justify-content:center;gap:.6rem;margin:1.5rem 0 2rem;flex-wrap:wrap}
.chip{border:1px solid var(--line);background:#fff;border-radius:999px;padding:.45rem 1.1rem;font-weight:600;color:var(--navy);cursor:pointer;font-family:inherit}
.chip.active{background:var(--navy);color:#fff;border-color:var(--navy)}
.listing-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:1.6rem}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;display:flex;flex-direction:column;box-shadow:0 2px 6px rgba(11,31,58,.04);transition:.2s}
.card:hover{transform:translateY(-3px);box-shadow:var(--shadow)}
.card-img{aspect-ratio:16/10}
.card-img .badge{position:absolute;top:12px;left:12px;background:var(--gold);color:var(--navy);font-weight:700;font-size:.75rem;padding:.3rem .7rem;border-radius:999px;letter-spacing:.04em;text-transform:uppercase}
.card-img .badge.lease{background:#fff}
.card-body{padding:1.3rem 1.4rem 1.5rem;display:flex;flex-direction:column;flex:1}
.card-type{font-size:.75rem;text-transform:uppercase;letter-spacing:.12em;color:var(--muted);font-weight:600}
.card h3{margin:.3rem 0 .2rem}
.card-addr{color:var(--muted);font-size:.9rem;margin:0 0 .8rem}
.card-stats{display:flex;flex-wrap:wrap;gap:.5rem 1rem;margin-bottom:.8rem}
.card-price{font-weight:700;color:var(--navy);font-size:1.08rem}
.card-size{color:var(--ink);font-size:.92rem;align-self:center}
.card ul{padding-left:1.1rem;margin:0 0 1.2rem;color:var(--ink);font-size:.9rem}
.card ul li{margin:.2rem 0}
.card-actions{margin-top:auto;display:flex;gap:.6rem;flex-wrap:wrap}
.disclaimer{font-size:.8rem;color:var(--muted);margin-top:2rem}
.disclaimer.light{color:#9fb0c9}

/* Closings */
.closings-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:1.2rem;margin-top:2.5rem}
.closing{background:var(--navy-2);border:1px solid rgba(201,162,74,.35);border-radius:var(--radius);padding:1.4rem}
.closing .tag{display:inline-block;font-size:.72rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--navy);background:var(--gold);padding:.2rem .6rem;border-radius:999px;margin-bottom:.7rem}
.closing h3{color:#fff;font-size:1.05rem;margin:0 0 .3rem}
.closing p{margin:0;color:var(--gold-2);font-weight:600}

/* Contact */
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:3rem}
.contact-card{font-style:normal;background:var(--bg-alt);border-left:4px solid var(--gold);padding:1.3rem 1.5rem;border-radius:10px;line-height:1.8}
.contact-form{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:2rem;box-shadow:var(--shadow);display:grid;gap:1rem}
.contact-form label{display:grid;gap:.35rem;font-weight:600;font-size:.88rem;color:var(--navy)}
.contact-form input,.contact-form select,.contact-form textarea{font:inherit;padding:.75rem .9rem;border:1px solid var(--line);border-radius:10px;font-weight:400;color:var(--ink);background:#fff}
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{outline:2px solid var(--gold);border-color:var(--gold)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.form-note{font-size:.8rem;color:var(--muted);margin:0}
.form-note.err{color:#b42318}

/* Footer */
.site-footer{background:#071629;color:#9fb0c9;padding:2rem 0;font-size:.85rem}
.footer-inner{display:flex;justify-content:space-between;gap:1.5rem;flex-wrap:wrap}
.site-footer strong{color:#fff}
.footer-legal{text-align:right}

/* Chat */
.chat-launcher{position:fixed;right:22px;bottom:22px;z-index:80;display:flex;align-items:center;gap:.5rem;background:var(--navy);color:#fff;border:2px solid var(--gold);border-radius:999px;padding:.8rem 1.2rem;font:600 .92rem var(--sans);cursor:pointer;box-shadow:0 10px 30px rgba(0,0,0,.25)}
.chat-launcher svg{width:20px;height:20px;fill:var(--gold)}
.chat-panel{position:fixed;right:22px;bottom:90px;z-index:90;width:min(380px,calc(100vw - 24px));height:min(560px,calc(100vh - 120px));background:#fff;border-radius:18px;box-shadow:0 20px 50px rgba(0,0,0,.25);display:flex;flex-direction:column;overflow:hidden;border:1px solid var(--line)}
.chat-panel[hidden]{display:none}
.chat-head{background:var(--navy);color:#fff;padding:.9rem 1rem;display:flex;justify-content:space-between;align-items:center;gap:.75rem;border-bottom:3px solid var(--gold)}
.chat-head-left{display:flex;align-items:center;gap:.75rem;min-width:0}
.chat-avatar{width:40px;height:40px;border-radius:50%;object-fit:cover;object-position:center 18%;border:2px solid var(--gold);flex-shrink:0;background:var(--navy-2)}
.chat-head small{display:block;color:#b8c4d8;font-size:.75rem}
.chat-close{background:none;border:0;color:#fff;font-size:1.6rem;cursor:pointer;line-height:1}
.chat-log{flex:1;overflow-y:auto;padding:1rem;display:flex;flex-direction:column;gap:.6rem;background:var(--bg-alt)}
.msg{max-width:85%;padding:.6rem .85rem;border-radius:14px;font-size:.9rem;line-height:1.45;white-space:pre-line}
.msg.bot{background:#fff;border:1px solid var(--line);align-self:flex-start;border-bottom-left-radius:4px}
.msg.user{background:var(--navy);color:#fff;align-self:flex-end;border-bottom-right-radius:4px}
.msg a{color:var(--navy-3);font-weight:600}
.msg .mini-card{margin-top:.5rem;padding:.5rem .6rem;border-left:3px solid var(--gold);background:var(--bg-alt);border-radius:6px;white-space:normal}
.chat-quick{display:flex;gap:.4rem;flex-wrap:wrap;padding:.5rem .8rem;border-top:1px solid var(--line)}
.chat-quick button{border:1px solid var(--line);background:#fff;border-radius:999px;padding:.3rem .7rem;font:500 .78rem var(--sans);color:var(--navy);cursor:pointer}
.chat-quick button:hover{border-color:var(--gold)}
.chat-input{display:flex;border-top:1px solid var(--line)}
.chat-input input{flex:1;border:0;padding:.9rem 1rem;font:inherit;outline:none}
.chat-input button{border:0;background:var(--gold);color:var(--navy);width:52px;font-size:1.1rem;cursor:pointer}
.lead-form{display:grid;gap:.4rem;margin-top:.5rem;white-space:normal}
.lead-form input,.lead-form textarea{font:inherit;font-size:.85rem;padding:.5rem .6rem;border:1px solid var(--line);border-radius:8px}
.lead-form button{justify-self:start}

/* Responsive */
@media (max-width:980px){
  .services-grid{grid-template-columns:repeat(2,1fr)}
  .about-grid,.contact-grid{grid-template-columns:1fr}
  .headshot{max-width:340px}
}
@media (max-width:1060px){
  .brand-logo{height:48px}
  .nav-links{gap:1.1rem}
}
/* Header: hamburger + compact (no-tagline) logo from 980px down */
@media (max-width:980px){
  .nav{height:64px}
  .brand{min-width:0;flex:1 1 auto}
  .brand-logo{height:auto;width:100%;max-width:320px;max-height:39px}
  .nav-toggle{display:block;flex:0 0 auto}
  .nav-links{position:absolute;top:64px;left:0;right:0;background:var(--navy);flex-direction:column;align-items:flex-start;padding:1rem 4%;gap:1rem;display:none;border-bottom:2px solid var(--gold)}
  .nav-links.open{display:flex}
}
@media (max-width:760px){
  .hero{min-height:560px}
  .hero-bg .ph-tag{left:12px;right:12px;bottom:12px}
  .section{padding:4rem 0}
  .services-grid{grid-template-columns:1fr}
  .listing-grid{grid-template-columns:1fr}
  .facts{grid-template-columns:1fr}
  .row2{grid-template-columns:1fr}
  .footer-legal{text-align:left}
  .chat-launcher span{display:none}
  .chat-launcher{padding:.9rem}
  .chat-panel{right:12px;bottom:80px}
}

.card-img.has-photo{position:relative;overflow:hidden;background:#e9edf3}
.card-img.has-photo img{width:100%;height:100%;object-fit:cover;display:block}
.card-img.has-photo .badge{z-index:1}

/* Hero photo */
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:70% 55%}
.hero-bg::after{z-index:1}
.ccim-note{font-size:.88rem;color:#d7e0ee;margin:-.4rem 0 1.1rem;max-width:44rem}
.ccim-note a,.fact-v a{color:var(--gold-2);font-weight:600}
.fact-v a{color:var(--navy);text-decoration:underline;text-decoration-color:var(--gold)}

/* Closings CTA */
.closing{display:flex;flex-direction:column}
.closing .closing-year{color:#9fb0c9;font-weight:500;font-size:.9rem;margin-bottom:1rem}
.closing .closing-cta{margin-top:auto;align-self:flex-start;font-size:.82rem;padding:.55rem 1rem}

/* Testimonials */
.testimonials-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:1.4rem;margin:2.5rem 0 2rem}
.testimonial{margin:0;background:#fff;border-radius:var(--radius);padding:1.8rem;border-top:4px solid var(--gold);box-shadow:0 8px 24px rgba(11,31,58,.08);display:flex;flex-direction:column}
.testimonial blockquote{margin:0 0 1.2rem;font-size:1.02rem;line-height:1.65;color:#22324a;font-style:italic}
.testimonial figcaption{margin-top:auto;display:flex;flex-direction:column;gap:.15rem}
.testimonial figcaption strong{color:var(--navy)}
.testimonial figcaption span{font-size:.88rem;color:#4a5a72}
.testimonial figcaption small{font-size:.78rem;color:#7a879b}
.btn-outline-navy{border-color:var(--navy);color:var(--navy)}.btn-outline-navy:hover{background:var(--navy);color:#fff}

/* Footer disclaimer */
.footer-disclaimer{border-top:1px solid rgba(159,176,201,.2);margin-top:1.4rem;padding-top:1.2rem;font-size:.76rem;line-height:1.6;color:#8798b1}
.footer-disclaimer p{margin:0 0 .6rem}
.footer-disclaimer .eho{display:flex;align-items:center;gap:.5rem}
.footer-disclaimer a{color:#b7c4d8}
.closing .tag{align-self:flex-start}