:root{--navy:#1B2A4A;--navy-deep:#121d35;--gold:#B8975A;--gold-soft:#d6bf93;--ink:#2b2f38;--muted:#6b7080;--cream:#f8f6f1;--white:#fff;
--serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;--sans:'Montserrat','Helvetica Neue',Arial,sans-serif}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);background:var(--white);line-height:1.75;font-weight:300;font-size:16px;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.container{max-width:1180px;margin:0 auto;padding:0 32px}
.center{text-align:center}
h1,h2,h3{font-family:var(--serif);font-weight:400;color:var(--navy);line-height:1.15}
h2{font-size:clamp(2rem,3.6vw,3rem);margin-bottom:8px}
h3{font-size:1.6rem}
.eyebrow{font-size:.72rem;letter-spacing:.32em;text-transform:uppercase;font-weight:500;margin-bottom:18px}
.eyebrow-gold{color:var(--gold)}
.rule{width:64px;height:1px;background:var(--gold);margin:24px auto 32px}
.rule-left{margin-left:0}
.lead{max-width:620px;margin:0 auto 40px;color:var(--muted);font-size:1.05rem}
.section{padding:120px 0}

/* buttons */
.btn{display:inline-block;padding:16px 34px;font-size:.74rem;letter-spacing:.22em;text-transform:uppercase;font-weight:500;border:1px solid transparent;transition:all .3s ease;cursor:pointer;font-family:var(--sans)}
.btn-gold{background:var(--gold);color:var(--white);border-color:var(--gold)}
.btn-gold:hover{background:transparent;color:var(--gold)}
.btn-navy{background:var(--navy);color:var(--white);border-color:var(--navy)}
.btn-navy:hover{background:transparent;color:var(--navy)}
.btn-outline-light{border-color:rgba(255,255,255,.75);color:var(--white)}
.btn-outline-light:hover{background:var(--white);color:var(--navy)}
.btn-block{width:100%}

/* nav */
.nav{position:fixed;top:0;left:0;right:0;z-index:50;transition:background .4s ease,box-shadow .4s ease,padding .4s ease;padding:26px 0}
.nav-inner{max-width:1320px;margin:0 auto;padding:0 40px;display:flex;align-items:center;justify-content:space-between}
.nav-logo img{height:72px;width:auto}
.logo-dark{display:none}
.nav-links{display:flex;gap:44px;align-items:center}
.nav-links a{color:var(--white);font-size:.74rem;letter-spacing:.24em;text-transform:uppercase;font-weight:500;position:relative}
.nav-links a:not(.nav-cta)::after{content:"";position:absolute;left:0;bottom:-6px;height:1px;width:0;background:var(--gold);transition:width .3s}
.nav-links a:hover::after{width:100%}
.nav-cta{border:1px solid var(--gold);padding:11px 24px}
.nav-cta:hover{background:var(--gold)}
.nav.scrolled,.nav.menu-open{background:var(--white);box-shadow:0 1px 0 rgba(27,42,74,.08);padding:12px 0}
.nav.scrolled .nav-logo img{height:60px}
.nav.scrolled .logo-light,.nav.menu-open .logo-light{display:none}
.nav.scrolled .logo-dark,.nav.menu-open .logo-dark{display:block}
.nav.scrolled .nav-links a,.nav.menu-open .nav-links a{color:var(--navy)}
.nav.scrolled .nav-cta:hover{color:var(--white)}
.nav-toggle{display:none;background:none;border:0;cursor:pointer;width:30px;height:22px;position:relative}
.nav-toggle span{display:block;height:1px;background:var(--white);margin:6px 0;transition:.3s}
.nav.scrolled .nav-toggle span,.nav.menu-open .nav-toggle span{background:var(--navy)}

/* hero */
.hero{position:relative;height:100vh;min-height:620px;overflow:hidden;display:flex;align-items:center;justify-content:center;text-align:center;color:var(--white)}
.hero-bg{position:absolute;inset:0;background:url('../assets/hero.jpg') center 60%/cover no-repeat;transform-origin:50% 55%;animation:kenburns 28s ease-in-out infinite alternate;will-change:transform}
@keyframes kenburns{from{transform:scale(1)}to{transform:scale(1.12) translate(-1%,-1%)}}
@media (prefers-reduced-motion:reduce){.hero-bg{animation:none}}
.hero-overlay{position:absolute;inset:0;background:linear-gradient(180deg,rgba(18,29,53,.62) 0%,rgba(18,29,53,.18) 30%,rgba(18,29,53,.28) 62%,rgba(18,29,53,.78) 100%),radial-gradient(ellipse at center,rgba(18,29,53,.35) 0%,rgba(18,29,53,0) 65%)}
.hero-content{position:relative;z-index:2;padding:0 24px;max-width:1000px;animation:fadeUp 1.6s ease both .2s}
@keyframes fadeUp{from{opacity:0;transform:translateY(24px)}to{opacity:1;transform:none}}
.hero .eyebrow{color:#ecd9b3;margin-bottom:26px;text-shadow:0 1px 12px rgba(0,0,0,.5)}
.hero h1{color:var(--white);font-size:clamp(3rem,7.2vw,6.4rem);font-weight:400;letter-spacing:.01em;text-shadow:0 2px 30px rgba(0,0,0,.25)}
.hero h1 em{font-style:italic;font-weight:400}
.hero-brand{margin:0 auto 30px;line-height:0}
.hero-brand img{width:min(620px,80vw);height:auto;margin:0 auto;filter:drop-shadow(0 2px 18px rgba(0,0,0,.35))}
.hero-tagline{font-family:var(--serif);font-size:clamp(1.5rem,2.6vw,2.3rem);color:var(--white);font-weight:400;letter-spacing:.02em;text-shadow:0 2px 20px rgba(0,0,0,.35)}
.hero-tagline em{font-style:italic}
.hero .rule{margin:30px auto}
.hero-sub{text-shadow:0 1px 12px rgba(0,0,0,.45);font-size:.8rem;letter-spacing:.2em;text-transform:uppercase;font-weight:400;color:rgba(255,255,255,.92);margin-bottom:42px}
.hero-sub span{display:inline}
.hero-buttons{display:flex;gap:18px;justify-content:center;flex-wrap:wrap}
.scroll-cue{position:absolute;bottom:34px;left:50%;transform:translateX(-50%);z-index:2;width:1px;height:56px;background:rgba(255,255,255,.3);overflow:hidden}
.scroll-cue span{position:absolute;top:-56px;left:0;width:1px;height:56px;background:var(--gold);animation:drip 2.4s ease-in-out infinite}
@keyframes drip{to{top:56px}}

/* about */
.about-grid{display:grid;grid-template-columns:5fr 7fr;gap:90px;align-items:center}
.about-photo{position:relative}
.about-photo img{position:relative;z-index:1;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 20%}
.photo-frame{position:absolute;top:24px;left:-24px;right:24px;bottom:-24px;border:1px solid var(--gold);z-index:0}
.about-text p{margin-bottom:18px;color:#4a4f5c}
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;border-top:1px solid #e7e2d7;border-bottom:1px solid #e7e2d7;padding:28px 0;margin:34px 0 40px}
.stat-num{display:block;font-family:var(--serif);font-size:2.2rem;color:var(--navy);line-height:1.1}
.stat-label{font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);font-weight:500}

/* listings */
.listings{background:var(--cream)}

/* areas */
.area-grid{display:grid;grid-template-columns:repeat(6,1fr);gap:0;margin-top:20px;border-top:1px solid #e7e2d7;border-left:1px solid #e7e2d7}
.area{padding:48px 40px;border-right:1px solid #e7e2d7;border-bottom:1px solid #e7e2d7;transition:background .35s}
.area:hover{background:var(--cream)}
.area-num{font-family:var(--serif);color:var(--gold);font-size:1.1rem;letter-spacing:.1em}
.area h3{margin:10px 0 14px}
.area p{color:var(--muted);font-size:.95rem}
.area{grid-column:span 2}
.area:nth-child(4),.area:nth-child(5){grid-column:span 3}

/* band */
.band{position:relative;height:420px;background:url('../assets/coast-aerial.jpg') center 40%/cover no-repeat;display:flex;align-items:center;justify-content:center}
.band-overlay{position:absolute;inset:0;background:rgba(18,29,53,.55)}
.band-quote{position:relative;font-family:var(--serif);font-style:italic;color:var(--white);font-size:clamp(2rem,4vw,3.4rem);text-align:center;padding:0 24px}

/* testimonials */
.testi-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:32px;margin-top:10px}
.testi{padding:46px 36px;background:var(--cream);text-align:left;position:relative}
.testi::before{content:none;font-family:var(--serif);color:var(--gold);font-size:4.5rem;line-height:1;position:absolute;top:14px;left:30px;opacity:.6}
.testi p{font-family:var(--serif);font-size:1.35rem;color:var(--navy);margin:34px 0 20px;font-style:italic}
.testi cite{font-style:normal;font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
.testi{display:flex;flex-direction:column}
.testi .stars{color:var(--gold);letter-spacing:.25em;font-size:1rem;margin:0}
.testi p{margin-top:14px;font-size:1.25rem;line-height:1.55;flex:1}
.testi cite{display:block;color:var(--navy);font-weight:500}
.testi cite span{display:block;color:var(--muted);font-weight:400;margin-top:4px;font-size:.64rem}
.testi-source{margin-top:36px;font-size:.78rem;color:var(--muted);letter-spacing:.04em}
.testi-source a{color:var(--navy);border-bottom:1px solid var(--gold)}

/* contact */
.contact{background:var(--navy);color:rgba(255,255,255,.85)}
.contact h2{color:var(--white)}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:start}
.contact-info p{margin-bottom:28px}
.contact-list{list-style:none;margin-bottom:30px}
.contact-list li{padding:14px 0;border-bottom:1px solid rgba(255,255,255,.12);display:flex;gap:24px}
.contact-list span{width:70px;flex-shrink:0;font-size:.68rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);padding-top:4px}
.contact-list a:hover{color:var(--gold-soft)}
.social{display:flex;gap:28px;flex-wrap:wrap}
.social a{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;border-bottom:1px solid var(--gold);padding-bottom:4px}
.social a:hover{color:var(--gold-soft)}
.contact-form{background:var(--white);padding:48px;color:var(--ink)}
.contact-form label{display:block;font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);font-weight:500;margin-bottom:22px}
.contact-form .row{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.contact-form input,.contact-form select,.contact-form textarea{display:block;width:100%;margin-top:8px;border:0;border-bottom:1px solid #d9d4c8;padding:10px 0;font-family:var(--sans);font-size:1rem;font-weight:300;color:var(--ink);background:transparent;outline:none;border-radius:0}
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-bottom-color:var(--gold)}
.contact-form textarea{resize:vertical}

/* footer */
.footer{background:var(--navy-deep);color:rgba(255,255,255,.7);padding:80px 0 40px;font-size:.88rem}
.footer-grid{display:flex;justify-content:space-between;align-items:flex-start;gap:40px;padding-bottom:40px;border-bottom:1px solid rgba(255,255,255,.1)}
.footer-logo{height:auto;width:340px;max-width:100%;margin-bottom:20px}
.footer-name{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase}
.brokerage{text-align:right}
.brokerage-name{font-family:var(--serif);font-size:1.35rem;color:var(--white);margin-bottom:8px}
.brokerage p{margin-bottom:6px}
.brokerage a:hover{color:var(--gold-soft)}
.legal{padding-top:28px;font-size:.74rem;line-height:1.7;color:rgba(255,255,255,.5)}
.legal p{margin-bottom:8px}
.eho{font-size:1rem;margin-right:4px}

/* responsive */
@media (max-width:980px){
  .about-grid,.contact-grid{grid-template-columns:1fr;gap:60px}
  .about-photo{max-width:440px;margin:0 auto 20px}
  .area-grid{grid-template-columns:1fr 1fr}
  .area,.area:nth-child(4),.area:nth-child(5){grid-column:span 1}
  .area:nth-child(5){grid-column:span 2}
  .testi-grid{grid-template-columns:1fr}
}
@media (max-width:760px){
  .section{padding:80px 0}
  .container{padding:0 22px}
  .nav{padding:18px 0}
  .nav-inner{padding:0 22px}
  .nav-logo img{height:46px}
  .nav-toggle{display:block}
  .nav-links{position:fixed;top:66px;left:0;right:0;background:var(--white);flex-direction:column;gap:0;padding:10px 0 24px;transform:translateY(-12px);opacity:0;pointer-events:none;transition:.3s;box-shadow:0 12px 24px rgba(0,0,0,.08)}
  .nav-links.open{transform:none;opacity:1;pointer-events:auto}
  .nav-links a{color:var(--navy);padding:16px 0;width:100%;text-align:center}
  .nav-cta{border:0}
  .hero{min-height:560px}
  .hero-sub{font-size:.68rem;letter-spacing:.14em;line-height:2}
  .hero-sub .sep{display:none}
  .hero-sub span{display:block}
  .hero-brand img{width:85vw}
  .hero-tagline{font-size:1.3rem}
  .nav.scrolled .nav-logo img,.nav.menu-open .nav-logo img{height:42px}
  .hero-brand{margin-bottom:22px}
  .hero .rule{margin:24px auto}
  .hero-buttons{flex-direction:column;align-items:center}
  .hero-buttons .btn{width:100%;max-width:300px;text-align:center}
  .area-grid{grid-template-columns:1fr}
  .area:nth-child(5){grid-column:span 1}
  .area{padding:36px 28px}
  .stats{grid-template-columns:repeat(3,1fr);gap:10px}
  .stat-num{font-size:1.6rem}
  .contact-form{padding:32px 24px}
  .contact-form .row{grid-template-columns:1fr;gap:0}
  .footer-grid{flex-direction:column}
  .brokerage{text-align:left}
  .band{height:300px}
  .photo-frame{left:-12px;top:12px;right:12px;bottom:-12px}
}

/* hide nav logo over hero; fade navy logo in once nav turns white */
.nav-logo{opacity:0;visibility:hidden;transition:opacity .5s ease,visibility .5s ease}
.nav.scrolled .nav-logo,.nav.menu-open .nav-logo{opacity:1;visibility:visible}

.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}