:root {
  --navy: #08233c;
  --navy-2: #0f304f;
  --gold: #b18a43;
  --gold-2: #d4b36e;
  --ivory: #fbf7ef;
  --paper: #fffdf8;
  --coral: #e99275;
  --slate: #283645;
  --muted: #6d7480;
  --line: rgba(177, 138, 67, 0.32);
  --shadow: 0 22px 48px rgba(8, 35, 60, 0.14);
  font-family: "Avenir Next", "Segoe UI", Arial, sans-serif;
  color: var(--navy);
  background: var(--paper);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  min-width: 320px;
  min-height: 100vh;
  color: var(--navy);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
}

a {
  color: inherit;
  text-decoration: none;
}

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

.hidden {
  position: absolute;
  width: 1px;
  height: 1px;
  margin: -1px;
  overflow: hidden;
  clip: rect(0 0 0 0);
  white-space: nowrap;
}

button,
input,
textarea {
  font: inherit;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  display: grid;
  grid-template-columns: minmax(292px, auto) 1fr auto;
  align-items: center;
  gap: clamp(18px, 2.2vw, 34px);
  min-height: 132px;
  padding: 16px clamp(28px, 3.4vw, 48px);
  background: rgba(255, 253, 248, 0.94);
  border-bottom: 1px solid rgba(177, 138, 67, 0.18);
  backdrop-filter: blur(18px);
}

.brand-lockup {
  display: flex;
  align-items: center;
  gap: 18px;
  min-width: 292px;
}

.brand-lockup span {
  min-width: 0;
}

.brand-lockup img {
  width: 96px;
  height: 96px;
  flex: 0 0 96px;
  object-fit: contain;
}

.brand-lockup strong,
.footer-brand strong {
  display: block;
  font-size: 18px;
  letter-spacing: 0.04em;
  text-transform: uppercase;
}

.brand-lockup small,
.footer-brand span {
  display: block;
  margin-top: 4px;
  color: var(--slate);
  font-size: 13px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.main-nav {
  display: flex;
  justify-content: center;
  gap: clamp(18px, 2vw, 32px);
  min-width: 0;
}

.main-nav a {
  position: relative;
  padding: 14px 0;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.main-nav a::after {
  position: absolute;
  right: 0;
  bottom: 6px;
  left: 0;
  height: 2px;
  background: var(--gold);
  content: "";
  opacity: 0;
  transform: scaleX(0.4);
  transition: 180ms ease;
}

.main-nav a:hover::after,
.main-nav a.active::after {
  opacity: 1;
  transform: scaleX(1);
}

.header-phone {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 46px;
  padding: 0 24px;
  color: #fff;
  background: var(--navy);
  box-shadow: var(--shadow);
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.08em;
}

@media (min-width: 1200px) {
  .site-header {
    grid-template-columns: minmax(368px, auto) 1fr auto;
    min-height: 164px;
    padding-top: 18px;
    padding-bottom: 18px;
  }

  .brand-lockup {
    gap: 20px;
    min-width: 368px;
  }

  .brand-lockup img {
    width: 125px;
    height: 125px;
    flex-basis: 125px;
  }
}

.menu-toggle {
  display: none;
  width: 44px;
  height: 44px;
  padding: 9px;
  border: 1px solid var(--line);
  background: transparent;
}

.menu-toggle span {
  display: block;
  height: 2px;
  margin: 5px 0;
  background: var(--navy);
}

.page {
  display: none;
}

.page.active {
  display: block;
}

.hero {
  position: relative;
  min-height: 760px;
  overflow: hidden;
  border-bottom: 1px solid var(--line);
}

.hero-image {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
}

.hero::after {
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(255, 253, 248, 0.96) 0%, rgba(255, 253, 248, 0.82) 34%, rgba(255, 253, 248, 0.12) 64%);
  content: "";
}

.hero-content {
  position: relative;
  z-index: 1;
  width: min(640px, calc(100% - 48px));
  padding: 126px 0 74px 78px;
}

.eyebrow {
  margin: 0 0 20px;
  color: var(--gold);
  font-size: 13px;
  font-weight: 800;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

h1,
h2,
h3,
.advisor,
.sunset-quote p {
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 400;
  letter-spacing: 0;
}

h1 {
  margin: 0;
  font-size: clamp(48px, 6vw, 86px);
  line-height: 0.98;
}

.gold-line {
  width: 62px;
  height: 2px;
  margin: 34px 0 28px;
  background: var(--gold);
}

.advisor {
  margin: 0 0 6px;
  font-size: 32px;
}

.role {
  margin: 0 0 28px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 17px;
}

.intro {
  max-width: 470px;
  margin: 0;
  color: var(--slate);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 18px;
  line-height: 1.65;
}

.hero-actions,
.inline-cta {
  display: flex;
  flex-wrap: wrap;
  gap: 18px;
  margin-top: 44px;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 56px;
  padding: 0 32px;
  border: 1px solid var(--gold);
  cursor: pointer;
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  transition: transform 180ms ease, background 180ms ease, color 180ms ease, border-color 180ms ease;
}

.button:hover {
  transform: translateY(-2px);
}

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

.button.ghost {
  background: rgba(255, 253, 248, 0.72);
}

.button.light {
  background: rgba(255, 253, 248, 0.88);
}

.button.outline-gold {
  color: #fff;
  background: transparent;
}

.stats-band {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  width: min(1180px, calc(100% - 48px));
  margin: 0 auto;
  padding: 64px 0 62px;
}

.stats-band article {
  padding: 0 42px;
  text-align: center;
}

.stats-band article + article {
  border-left: 1px solid var(--line);
}

.stats-band span {
  display: block;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(44px, 5vw, 66px);
  line-height: 1;
}

.stats-band strong {
  display: block;
  margin-top: 12px;
  font-size: 14px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.stats-band p {
  max-width: 220px;
  margin: 14px auto 0;
  color: var(--slate);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 17px;
  line-height: 1.5;
}

.sunset-quote {
  padding: 58px 24px 68px;
  text-align: center;
  background:
    linear-gradient(rgba(255, 253, 248, 0.76), rgba(255, 253, 248, 0.92)),
    url("../public/assets/optimized/pier-sunset.jpg") center 56% / cover;
}

.sunset-quote p {
  margin: 0;
  font-size: clamp(34px, 4.3vw, 54px);
  font-style: italic;
  line-height: 1.15;
}

.sunset-quote span {
  display: block;
  margin-top: 24px;
  color: var(--gold);
  font-family: "Brush Script MT", "Segoe Script", cursive;
  font-size: 38px;
}

.editorial-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 18px;
  width: min(1260px, calc(100% - 48px));
  margin: 0 auto;
  padding: 34px 0 70px;
}

.feature-card {
  background: var(--ivory);
  text-align: center;
}

.feature-card img {
  width: 100%;
  aspect-ratio: 1.18;
  object-fit: cover;
}

.feature-card h2 {
  margin: 28px 24px 14px;
  font-size: 20px;
  letter-spacing: 0.04em;
  text-transform: uppercase;
}

.feature-card p {
  min-height: 82px;
  margin: 0 28px;
  color: var(--slate);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 16px;
  line-height: 1.48;
}

.feature-card a {
  display: inline-block;
  margin: 26px 0 32px;
  color: var(--gold);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.split-cta {
  display: grid;
  grid-template-columns: 1fr 1.05fr;
  min-height: 470px;
  background: var(--navy);
  color: #fff;
}

.split-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 72px 10vw 72px 11vw;
}

.split-copy h2 {
  max-width: 470px;
  margin: 0;
  font-size: clamp(34px, 4vw, 50px);
  line-height: 1.1;
}

.split-copy p:not(.eyebrow) {
  max-width: 480px;
  margin: 0 0 30px;
  color: rgba(255, 255, 255, 0.82);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 17px;
  line-height: 1.65;
}

.split-cta img {
  width: 100%;
  height: 100%;
  min-height: 420px;
  object-fit: cover;
}

.subpage {
  padding: 0 0 84px;
  background: var(--paper);
}

.page-hero {
  padding: 110px max(48px, 9vw) 76px;
  background:
    linear-gradient(rgba(255, 253, 248, 0.89), rgba(255, 253, 248, 0.95)),
    url("../public/assets/optimized/gulf-coast-aerial.jpg") center / cover;
  border-bottom: 1px solid var(--line);
}

.page-hero.compact {
  background:
    linear-gradient(rgba(255, 253, 248, 0.92), rgba(255, 253, 248, 0.96)),
    url("../public/assets/optimized/interior-gulf-home.jpg") center / cover;
}

.page-hero.listings-hero {
  background:
    linear-gradient(rgba(255, 253, 248, 0.9), rgba(255, 253, 248, 0.94)),
    url("../public/assets/optimized/hero-waterfront-estate.jpg") center / cover;
}

.page-hero h1 {
  max-width: 920px;
  font-size: clamp(44px, 5.2vw, 76px);
}

.page-hero p:not(.eyebrow) {
  max-width: 720px;
  margin: 26px 0 0;
  color: var(--slate);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 22px;
  line-height: 1.5;
}

.page-hero .button {
  margin-top: 34px;
}

.about-intro,
.content-two,
.contact-layout,
.compass-card {
  display: grid;
  grid-template-columns: minmax(0, 1.2fr) minmax(300px, 0.8fr);
  gap: 52px;
  width: min(1120px, calc(100% - 48px));
  margin: 72px auto 0;
  align-items: start;
}

.about-intro {
  grid-template-columns: minmax(280px, 0.82fr) minmax(0, 1.18fr);
  gap: clamp(42px, 6vw, 82px);
  align-items: center;
}

.portrait-frame {
  position: relative;
  margin: 0;
  padding: clamp(18px, 2.4vw, 28px);
  background:
    linear-gradient(145deg, rgba(255, 255, 255, 0.68), rgba(251, 247, 239, 0.92)),
    var(--ivory);
  border: 1px solid var(--line);
  box-shadow: 0 22px 52px rgba(8, 35, 60, 0.12);
}

.portrait-frame::before {
  position: absolute;
  inset: 12px;
  border: 1px solid rgba(177, 138, 67, 0.42);
  content: "";
  pointer-events: none;
}

.portrait-frame::after {
  position: absolute;
  right: -18px;
  bottom: -18px;
  width: 42%;
  height: 42%;
  border-right: 4px solid var(--gold);
  border-bottom: 4px solid var(--gold);
  content: "";
  pointer-events: none;
}

.portrait-backdrop {
  position: relative;
  display: grid;
  place-items: end center;
  min-height: clamp(420px, 46vw, 560px);
  overflow: hidden;
  background:
    linear-gradient(180deg, rgba(255, 253, 248, 0.28), rgba(251, 247, 239, 0.94)),
    radial-gradient(circle at 48% 18%, rgba(233, 146, 117, 0.16), transparent 32%),
    linear-gradient(135deg, #fffdf8 0%, #f4ead9 100%);
}

.portrait-backdrop img {
  width: min(108%, 510px);
  max-height: 560px;
  object-fit: contain;
  object-position: center bottom;
  transform: translateY(-5%);
  filter: drop-shadow(0 18px 22px rgba(8, 35, 60, 0.14));
}

.about-copy {
  max-width: 690px;
}

.about-copy .eyebrow {
  margin-bottom: 14px;
}

.about-copy h2 {
  margin: 0;
  font-size: clamp(42px, 5vw, 68px);
  line-height: 1;
}

.role-line {
  margin: 14px 0 28px;
  color: var(--gold);
  font-size: 13px;
  font-weight: 800;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.about-copy p:not(.eyebrow):not(.role-line) {
  color: var(--slate);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 18px;
  line-height: 1.65;
}

.about-copy blockquote {
  margin: 30px 0 0;
  padding-left: 22px;
  color: var(--navy);
  border-left: 3px solid var(--gold);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(24px, 3vw, 34px);
  font-style: italic;
  line-height: 1.22;
}

.about-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 16px;
  margin-top: 34px;
}

.about-support {
  margin-top: 54px;
}

.content-two h2,
.inline-cta h2,
.contact-card h2,
.schedule-note h2,
.compass-card h2 {
  margin: 0 0 22px;
  font-size: clamp(32px, 4vw, 48px);
  line-height: 1.08;
}

.content-two p,
.credential-panel li,
.process-grid p,
.resource-list p,
.compass-card p,
.contact-card p,
.schedule-note p {
  color: var(--slate);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 18px;
  line-height: 1.65;
}

.credential-panel,
.contact-card,
.schedule-note {
  padding: 38px;
  background: var(--ivory);
  border-top: 3px solid var(--gold);
}

.credential-panel h3 {
  margin: 0 0 20px;
  font-size: 28px;
}

.credential-panel ul {
  margin: 0;
  padding-left: 20px;
}

.process-grid,
.resource-list {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 26px;
  width: min(1120px, calc(100% - 48px));
  margin: 72px auto 0;
}

.resource-list {
  grid-template-columns: repeat(5, 1fr);
}

.process-grid article,
.resource-list article {
  padding: 34px 30px;
  background: var(--ivory);
  border-top: 2px solid var(--gold);
}

.process-grid h2,
.resource-list h2 {
  margin: 0 0 16px;
  font-size: 28px;
  line-height: 1.1;
}

.process-grid p,
.resource-list p {
  margin: 0;
}

.inline-cta {
  align-items: center;
  width: min(1120px, calc(100% - 48px));
  margin: 64px auto 0;
  padding: 40px;
  background: var(--paper);
  border: 1px solid var(--line);
}

.inline-cta h2 {
  margin-right: auto;
  margin-bottom: 0;
}

.compass-card {
  grid-template-columns: 0.95fr 1.05fr;
  overflow: hidden;
  background: var(--ivory);
}

.compass-card img {
  width: 100%;
  height: 100%;
  min-height: 360px;
  object-fit: cover;
}

.compass-card div {
  padding: 54px;
}

.compass-card a {
  display: inline-block;
  margin-top: 16px;
  color: var(--gold);
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.contact-card {
  display: grid;
  gap: 14px;
}

.contact-card a {
  color: var(--navy);
  font-weight: 800;
}

.contact-form {
  display: grid;
  gap: 18px;
}

.contact-form label {
  display: grid;
  gap: 8px;
  color: var(--slate);
  font-size: 13px;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.contact-form input,
.contact-form textarea {
  width: 100%;
  border: 1px solid var(--line);
  padding: 16px;
  color: var(--navy);
  background: #fff;
  outline: none;
}

.contact-form input:focus,
.contact-form textarea:focus {
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(177, 138, 67, 0.16);
}

.form-note {
  margin: 0;
  color: var(--gold);
  font-weight: 700;
}

.schedule-note {
  width: min(1120px, calc(100% - 48px));
  margin: 48px auto 0;
}

.legal-content {
  width: min(920px, calc(100% - 48px));
  margin: 72px auto 0;
  padding: 52px;
  background: var(--paper);
  border: 1px solid var(--line);
}

.legal-content h2 {
  margin: 38px 0 12px;
  font-size: clamp(26px, 3vw, 36px);
  line-height: 1.12;
}

.legal-content p {
  margin: 0 0 18px;
  color: var(--slate);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 18px;
  line-height: 1.68;
}

.legal-content a {
  color: var(--gold);
  font-weight: 700;
}

.site-footer {
  background: var(--paper);
  border-top: 1px solid var(--line);
}

.footer-main {
  display: grid;
  grid-template-columns: 1.1fr repeat(3, 1fr);
  gap: 48px;
  width: min(1240px, calc(100% - 48px));
  margin: 0 auto;
  padding: 58px 0;
}

.footer-main > div + div {
  border-left: 1px solid var(--line);
  padding-left: 42px;
}

.footer-brand img {
  width: 92px;
  margin-bottom: 14px;
}

.footer-main h2 {
  margin: 0 0 18px;
  font-family: "Avenir Next", "Segoe UI", Arial, sans-serif;
  font-size: 14px;
  font-weight: 800;
  letter-spacing: 0.15em;
  text-transform: uppercase;
}

.footer-main a,
.footer-main p {
  display: block;
  margin: 0 0 12px;
  color: var(--slate);
  font-size: 15px;
  line-height: 1.5;
}

.footer-bar {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 24px;
  padding: 18px 48px;
  color: #fff;
  background: var(--navy);
  font-size: 12px;
  line-height: 1.5;
}

.footer-bar a {
  color: #fff;
  text-decoration: underline;
  text-decoration-color: rgba(212, 179, 110, 0.72);
  text-underline-offset: 4px;
}

.legal-links {
  display: inline-flex;
  flex-wrap: wrap;
  justify-content: flex-end;
  gap: 18px;
  white-space: nowrap;
}

@media (max-width: 1120px) {
  .site-header {
    grid-template-columns: auto auto;
    justify-content: space-between;
    min-height: 112px;
    padding: 14px 24px;
  }

  .brand-lockup img {
    width: 84px;
    height: 84px;
    flex-basis: 84px;
  }

  .menu-toggle {
    display: block;
  }

  .main-nav,
  .header-phone {
    display: none;
  }

  .site-header.nav-open .main-nav {
    position: absolute;
    top: 100%;
    right: 0;
    left: 0;
    display: grid;
    gap: 0;
    padding: 14px 24px 24px;
    background: var(--paper);
    border-bottom: 1px solid var(--line);
  }

  .site-header.nav-open .main-nav a {
    padding: 15px 0;
    border-bottom: 1px solid rgba(177, 138, 67, 0.18);
  }

  .editorial-grid,
  .resource-list {
    grid-template-columns: repeat(2, 1fr);
  }

  .about-intro {
    grid-template-columns: minmax(240px, 0.78fr) minmax(0, 1fr);
    gap: 42px;
  }

  .portrait-backdrop {
    min-height: 430px;
  }

  .footer-main,
  .process-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .footer-main > div + div {
    border-left: 0;
    padding-left: 0;
  }
}

@media (max-width: 760px) {
  .site-header {
    min-height: 96px;
    padding: 12px 18px;
  }

  .brand-lockup {
    gap: 11px;
    min-width: 0;
  }

  .brand-lockup img {
    width: 70px;
    height: 70px;
    flex-basis: 70px;
  }

  .brand-lockup strong {
    font-size: 15px;
    white-space: nowrap;
  }

  .brand-lockup small {
    font-size: 10px;
    letter-spacing: 0.12em;
    white-space: nowrap;
  }

  .hero {
    min-height: auto;
  }

  .hero-image {
    position: relative;
    height: 360px;
  }

  .hero::after {
    display: none;
  }

  .hero-content {
    width: auto;
    padding: 44px 24px 54px;
  }

  .hero-actions,
  .inline-cta {
    display: grid;
  }

  .button {
    width: 100%;
  }

  .stats-band,
  .editorial-grid,
  .split-cta,
  .about-intro,
  .content-two,
  .contact-layout,
  .compass-card,
  .process-grid,
  .resource-list,
  .footer-main {
    grid-template-columns: 1fr;
  }

  .stats-band article {
    padding: 32px 0;
  }

  .stats-band article + article {
    border-top: 1px solid var(--line);
    border-left: 0;
  }

  .split-copy {
    padding: 54px 24px;
  }

  .page-hero {
    padding: 72px 24px 58px;
  }

  .content-two,
  .about-intro,
  .contact-layout,
  .compass-card,
  .process-grid,
  .resource-list,
  .inline-cta,
  .schedule-note,
  .footer-main,
  .stats-band,
  .editorial-grid {
    width: calc(100% - 36px);
  }

  .compass-card div,
  .portrait-frame,
  .credential-panel,
  .contact-card,
  .schedule-note,
  .inline-cta,
  .legal-content {
    padding: 28px;
  }

  .about-intro {
    gap: 34px;
    margin-top: 46px;
  }

  .portrait-frame::after {
    right: -10px;
    bottom: -10px;
    border-right-width: 3px;
    border-bottom-width: 3px;
  }

  .portrait-backdrop {
    min-height: min(108vw, 480px);
  }

  .portrait-backdrop img {
    width: min(106%, 440px);
    transform: translateY(-4%);
  }

  .about-copy h2 {
    font-size: clamp(38px, 11vw, 54px);
  }

  .about-actions {
    display: grid;
  }

  .footer-bar {
    display: grid;
    justify-items: start;
    padding: 18px 24px;
  }

  .legal-links {
    justify-content: flex-start;
    white-space: normal;
  }
}

@media (max-width: 390px) {
  .site-header {
    padding: 10px 14px;
  }

  .brand-lockup {
    gap: 9px;
  }

  .brand-lockup img {
    width: 66px;
    height: 66px;
    flex-basis: 66px;
  }

  .brand-lockup strong {
    font-size: 14px;
  }

  .brand-lockup small {
    font-size: 9px;
    letter-spacing: 0.1em;
  }
}