:root {
  --burgundy: #6d1f32;
  --burgundy-dark: #481220;
  --gold: #c8a260;
  --cream: #f7f3ed;
  --paper: #fffdfa;
  --ink: #1f2023;
  --muted: #66625e;
  --line: rgba(31,32,35,.14);
  --serif: Georgia, "Times New Roman", serif;
  --sans: Inter, ui-sans-serif, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: var(--sans); font-size: 16px; line-height: 1.6; }
a { color: inherit; }
button, input, select, textarea { font: inherit; }
.site-header { height: 84px; padding: 0 clamp(20px, 5vw, 76px); display: flex; align-items: center; gap: 28px; background: rgba(255,253,250,.95); position: sticky; top: 0; z-index: 20; border-bottom: 1px solid var(--line); backdrop-filter: blur(14px); }
.brand { display: inline-flex; align-items: center; gap: 12px; text-decoration: none; margin-right: auto; line-height: 1.1; }
.brand-logo { display: block; width: clamp(190px, 18vw, 250px); height: auto; }
nav { display: flex; align-items: center; gap: 28px; }
nav a { text-decoration: none; font-size: .9rem; font-weight: 600; }
nav a:hover { color: var(--burgundy); }
.language-toggle, .menu-button { border: 1px solid var(--line); background: transparent; padding: 9px 12px; border-radius: 999px; font-weight: 700; cursor: pointer; }
.language-toggle { display: inline-flex; align-items: center; justify-content: center; color: inherit; text-decoration: none; }
.header-phone { color: var(--burgundy); font-size: .86rem; font-weight: 800; text-decoration: none; }
.menu-button { display: none; }
.hero { position: relative; min-height: 680px; color: #fff; display: grid; align-content: end; overflow: hidden; }
.hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(22,13,13,.78) 0%, rgba(22,13,13,.42) 45%, rgba(22,13,13,.05) 78%), linear-gradient(0deg, rgba(15,10,10,.52), transparent 45%); z-index: -1; }
.hero-content { width: min(680px, 86vw); margin: 0 clamp(20px, 7vw, 110px) 185px; }
.eyebrow { margin: 0 0 14px; color: #f0d7a8; font-size: .77rem; letter-spacing: .18em; text-transform: uppercase; font-weight: 800; }
.eyebrow.dark { color: var(--burgundy); }
h1, h2, h3 { font-family: var(--serif); line-height: 1.08; margin-top: 0; font-weight: 500; }
h1 { font-size: clamp(3.1rem, 6vw, 6rem); letter-spacing: -.04em; margin-bottom: 22px; }
h2 { font-size: clamp(2.25rem, 4.4vw, 4.35rem); letter-spacing: -.035em; margin-bottom: 20px; }
h3 { font-size: 1.65rem; margin-bottom: 12px; }
.hero-copy { font-size: clamp(1.05rem, 1.8vw, 1.25rem); max-width: 640px; margin: 0; color: rgba(255,255,255,.9); }
.property-search { position: absolute; left: 50%; bottom: 0; transform: translateX(-50%); width: min(1180px, calc(100% - 40px)); color: var(--ink); background: var(--paper); display: grid; grid-template-columns: 1.35fr .9fr auto; align-items: stretch; gap: 0; box-shadow: 0 22px 60px rgba(0,0,0,.24); }
.search-heading { padding: 22px 24px; border-right: 1px solid var(--line); }
.search-heading strong { font-family: var(--serif); display: block; font-size: 1.18rem; line-height: 1.3; }
.search-support { margin: 0; padding: 22px 24px; color: var(--muted); display: flex; align-items: center; border-right: 1px solid var(--line); }
.mini-label, label span { display: block; color: var(--muted); font-size: .73rem; letter-spacing: .11em; text-transform: uppercase; font-weight: 800; margin-bottom: 7px; }
.property-search input, .property-search select { border: 0; background: transparent; width: 100%; color: var(--ink); outline: 0; min-width: 0; }
.primary-button { border: 0; background: var(--burgundy); color: #fff; min-height: 86px; padding: 0 28px; display: inline-flex; justify-content: center; align-items: center; gap: 24px; font-weight: 800; cursor: pointer; text-decoration: none; }
.primary-button:hover { background: var(--burgundy-dark); }
.section-pad { padding: clamp(76px, 10vw, 140px) clamp(22px, 8vw, 130px); }
.intro { display: grid; grid-template-columns: 1.25fr .75fr; gap: 9vw; align-items: end; }
.intro h2 { max-width: 850px; }
.intro > p { color: var(--muted); font-size: 1.08rem; }
.services { background: var(--cream); }
.section-heading { max-width: 760px; margin-bottom: 52px; }
.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); }
.service-grid article { padding: 38px 38px 12px 0; border-right: 1px solid var(--line); }
.service-grid article + article { padding-left: 38px; }
.service-grid article:last-child { border-right: 0; }
.service-number { color: var(--gold); font-family: var(--serif); font-size: 1.15rem; }
.service-grid p { color: var(--muted); min-height: 104px; }
.service-grid a, .text-link { color: var(--burgundy); font-weight: 800; text-underline-offset: 5px; }
.areas { background: var(--burgundy-dark); color: #fff; display: grid; grid-template-columns: .85fr 1.15fr; gap: 8vw; }
.area-copy p:not(.eyebrow) { color: rgba(255,255,255,.72); max-width: 570px; }
.area-list { border-top: 1px solid rgba(255,255,255,.18); }
.area-list article { display: grid; grid-template-columns: 56px minmax(132px, 170px) minmax(0, 1fr); gap: 22px; align-items: center; padding: 28px 0; border-bottom: 1px solid rgba(255,255,255,.18); }
.area-list article > span { flex: 0 0 56px; color: var(--gold); width: 56px; height: 56px; border: 1px solid rgba(200,162,96,.65); border-radius: 50%; display: grid; place-items: center; font-family: var(--serif); }
.area-photo { display: block; aspect-ratio: 3 / 2; overflow: hidden; border-radius: 3px; box-shadow: 0 12px 28px rgba(0,0,0,.2); }
.area-photo img { display: block; width: 100%; height: 100%; object-fit: cover; transition: transform .35s ease; }
.area-photo:hover img { transform: scale(1.035); }
.area-card-copy { min-width: 0; }
.area-list h3, .area-list p { margin: 0; }
.area-list h3 { font-size: 1.45rem; }
.area-list .area-markets { color: rgba(255,255,255,.65); margin-top: 7px; font-size: .92rem; line-height: 1.55; }
.area-list h3 a, .area-link { color: inherit; text-decoration: none; }
.area-list .area-markets a { color: #fff; font-weight: 800; text-underline-offset: 4px; }
.area-list h3 a:hover, .area-list .area-markets a:hover, .area-link:hover { color: var(--gold); }
.area-link { display: inline-block; color: #fff; margin-top: 13px; font-size: .85rem; font-weight: 800; letter-spacing: .02em; }
.relocation { display: grid; grid-template-columns: .8fr 1.2fr; gap: 10vw; align-items: center; }
.relocation-mark { min-height: 360px; background: var(--cream); display: flex; justify-content: center; align-items: center; gap: 26px; font-family: var(--serif); font-size: clamp(2.5rem, 5vw, 5rem); color: var(--burgundy); }
.relocation-mark span { border-bottom: 2px solid var(--gold); }
.relocation-mark i { font-size: 2rem; color: var(--gold); }
.relocation p:not(.eyebrow) { color: var(--muted); font-size: 1.08rem; }
.bilingual-band { text-align: center; padding: 90px 24px; background: var(--gold); color: #2d2016; }
.bilingual-band .eyebrow { color: var(--burgundy-dark); }
.bilingual-band h2 { max-width: 870px; margin-left: auto; margin-right: auto; }
.bilingual-band > p:last-child { font-size: 1.1rem; }
.bilingual-band > p:last-child a { color: inherit; font-weight: 800; text-underline-offset: 5px; }
.about { display: grid; grid-template-columns: .7fr 1.3fr; gap: 10vw; align-items: center; }
.about-photo { margin: 0; position: relative; }
.about-photo img { width: 100%; aspect-ratio: 4 / 5; display: block; object-fit: cover; object-position: center 18%; }
.about-photo figcaption { position: absolute; left: -22px; bottom: 28px; max-width: 250px; padding: 16px 20px; background: var(--burgundy); color: #fff; font-size: .77rem; letter-spacing: .12em; text-transform: uppercase; font-weight: 800; }
.about p:not(.eyebrow) { color: var(--muted); font-size: 1.08rem; max-width: 740px; }
.contact { background: #222024; color: #fff; display: grid; grid-template-columns: .75fr 1.25fr; gap: 8vw; }
.contact-copy p:not(.eyebrow) { color: rgba(255,255,255,.68); }
.license-line { margin-top: 42px; font-size: .82rem !important; letter-spacing: .1em; text-transform: uppercase; }
.direct-contact { display: flex; flex-direction: column; align-items: flex-start; gap: 7px; margin-top: 28px; }
.direct-contact a { color: #fff; text-underline-offset: 5px; }
.jotform-shell { background: #fff; border-radius: 2px; overflow: hidden; min-width: 0; box-shadow: 0 18px 55px rgba(0,0,0,.18); }
.jotform-shell iframe { display: block; width: 100%; min-width: 100%; height: 720px; border: 0; background: #fff; }
.form-fallback { margin: 0; padding: 12px 18px 16px; color: #5c5855; background: #fff; font-size: .86rem; text-align: center; }
.form-fallback span { display: inline; }
.form-fallback a { color: var(--burgundy); font-weight: 800; margin-left: 4px; }
.compliance-strip { background: #171619; border-top: 1px solid rgba(255,255,255,.12); display: flex; align-items: center; justify-content: center; padding: 22px 24px 0; }
.compliance-strip img { display: block; width: 125px; height: auto; }
footer { background: #171619; color: rgba(255,255,255,.65); padding: 34px clamp(22px, 8vw, 130px); display: flex; align-items: center; gap: 24px; }
.footer-brand { margin-right: auto; color: #fff; }
.footer-brand .brand-logo { width: clamp(220px, 22vw, 310px); }
footer p { font-size: .8rem; }
footer a { color: inherit; }
.landing-hero { position: relative; isolation: isolate; overflow: hidden; color: #fff; background: radial-gradient(circle at 82% 28%, rgba(200,162,96,.2), transparent 27%), linear-gradient(125deg, var(--burgundy-dark), #1d171b 76%); padding: clamp(92px, 12vw, 170px) clamp(22px, 9vw, 145px); }
.landing-hero-media { position: absolute; inset: 0; z-index: -2; width: 100%; height: 100%; object-fit: cover; object-position: var(--landing-hero-position, center); }
.landing-hero-shade { position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(62,12,28,.92) 0%, rgba(48,20,28,.82) 52%, rgba(25,20,23,.58) 100%); }
.landing-hero--image .landing-hero-inner { text-shadow: 0 2px 18px rgba(0,0,0,.28); }
.landing-hero-inner { max-width: 920px; }
.landing-hero h1 { max-width: 900px; }
.landing-hero p:not(.eyebrow) { max-width: 760px; font-size: clamp(1.05rem, 1.8vw, 1.28rem); color: rgba(255,255,255,.82); }
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; align-items: stretch; margin-top: 34px; }
.hero-actions .primary-button { min-height: 58px; }
.secondary-button { min-height: 58px; padding: 0 24px; border: 1px solid rgba(255,255,255,.45); color: #fff; display: inline-flex; align-items: center; justify-content: center; text-decoration: none; font-weight: 800; }
.secondary-button.light { border-color: rgba(255,255,255,.45); }
.landing-intro { display: grid; grid-template-columns: 1.1fr .9fr; gap: 8vw; align-items: end; }
.landing-intro p:last-child { color: var(--muted); font-size: 1.08rem; }
.landing-services { background: var(--cream); }
.landing-card-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.landing-card-grid article { background: var(--paper); padding: clamp(28px, 4vw, 52px); }
.landing-card-grid h2 { font-size: clamp(1.65rem, 2.5vw, 2.35rem); margin: 10px 0 16px; }
.landing-card-grid p, .process-grid p, .faq-list p { color: var(--muted); }
.coverage { background: var(--burgundy-dark); color: #fff; display: grid; grid-template-columns: 1fr .8fr; gap: 9vw; }
.coverage > div > p:not(.eyebrow) { color: rgba(255,255,255,.72); font-size: 1.08rem; }
.coverage ul { list-style: none; padding: 0; margin: 0; border-top: 1px solid rgba(255,255,255,.2); }
.coverage li { padding: 15px 0; border-bottom: 1px solid rgba(255,255,255,.2); }
.coverage li::before { content: '—'; color: var(--gold); margin-right: 12px; }
.process-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); }
.process-grid article { padding: 28px 28px 0 0; border-right: 1px solid var(--line); }
.process-grid article + article { padding-left: 28px; }
.process-grid article:last-child { border-right: 0; }
.process-grid > article > span { color: var(--gold); font-family: var(--serif); font-size: 1.2rem; }
.faq { background: var(--cream); }
.faq-list { max-width: 940px; }
.faq-list details { border-top: 1px solid var(--line); padding: 22px 0; }
.faq-list details:last-child { border-bottom: 1px solid var(--line); }
.faq-list summary { cursor: pointer; font-family: var(--serif); font-size: 1.35rem; font-weight: 600; }
.faq-list p { max-width: 780px; margin-bottom: 0; }
.related h2 { max-width: 800px; }
.related-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; margin-top: 42px; }
.related-grid a { min-height: 170px; padding: 28px; border: 1px solid var(--line); text-decoration: none; display: flex; flex-direction: column; justify-content: space-between; }
.related-grid a:hover { border-color: var(--gold); }
.related-grid strong { color: var(--burgundy); font-size: .78rem; letter-spacing: .1em; text-transform: uppercase; }
.related-grid span { font-family: var(--serif); font-size: 1.25rem; line-height: 1.3; }
.city-directory { background: var(--cream); }
.city-directory .related-grid { grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); }
.city-directory .related-grid a { background: var(--paper); }
.landing-cta { color: #fff; background: #222024; text-align: center; }
.landing-cta h2 { max-width: 820px; margin-left: auto; margin-right: auto; }
.landing-cta .hero-actions { justify-content: center; }
.landing-cta > p:last-child { color: rgba(255,255,255,.68); margin-top: 24px; }
@media (max-width: 980px) {
  .menu-button { display: block; }
  nav { display: none; position: absolute; top: 84px; left: 0; right: 0; background: var(--paper); padding: 24px; flex-direction: column; align-items: flex-start; border-bottom: 1px solid var(--line); }
  nav.open { display: flex; }
  .property-search { grid-template-columns: 1fr 1fr; }
  .search-heading { grid-column: 1 / -1; }
  .primary-button { min-height: 72px; }
  .hero { min-height: 860px; }
  .hero-content { margin-bottom: 360px; }
  .intro, .areas, .relocation, .about, .contact, .landing-intro, .coverage { grid-template-columns: 1fr; gap: 55px; }
  .landing-card-grid { grid-template-columns: 1fr; }
  .process-grid { grid-template-columns: 1fr 1fr; }
  .process-grid article:nth-child(2) { border-right: 0; }
  .related-grid { grid-template-columns: 1fr; }
}
@media (max-width: 700px) {
  .site-header { height: 72px; gap: 10px; }
  .brand-logo { width: 170px; }
  nav { top: 72px; }
  .hero { min-height: 920px; }
  .hero-content { margin: 0 24px 470px; width: calc(100% - 48px); }
  h1 { font-size: clamp(2.7rem, 13vw, 4.4rem); }
  .property-search { width: calc(100% - 24px); grid-template-columns: 1fr; }
  .search-heading, .search-support { padding: 14px 18px; border-right: 0; border-bottom: 1px solid var(--line); }
  .service-grid { grid-template-columns: 1fr; }
  .service-grid article, .service-grid article + article { padding: 30px 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .service-grid p { min-height: 0; }
  .area-list article { grid-template-columns: 56px minmax(0, 1fr); align-items: start; }
  .area-photo { grid-column: 1 / -1; grid-row: 1; aspect-ratio: 16 / 9; }
  .area-list article > span { grid-column: 1; grid-row: 2; }
  .area-card-copy { grid-column: 2; grid-row: 2; }
  .relocation-mark { min-height: 250px; }
  .about-photo { width: min(430px, 100%); justify-self: center; }
  .about-photo figcaption { left: 12px; right: 12px; max-width: none; }
  .header-phone { display: none; }
  .jotform-shell iframe { height: 760px; }
  footer { align-items: flex-start; flex-direction: column; }
  footer p { margin: 0; }
  .landing-hero { padding-top: 82px; }
  .landing-hero-shade { background: linear-gradient(90deg, rgba(62,12,28,.94), rgba(33,21,25,.74)); }
  .hero-actions { flex-direction: column; align-items: stretch; }
  .process-grid { grid-template-columns: 1fr; }
  .process-grid article, .process-grid article + article { padding: 24px 0; border-right: 0; border-bottom: 1px solid var(--line); }
}
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }