:root {
  --navy: #0B2341;
  --navy-light: #123056;
  --gold: #C8A45A;
  --gold-light: #E7C888;
  --white: #FFFFFF;
  --grey: #6B6F76;
  --off-white: #F6F5F2;
  --border: rgba(11,35,65,0.1);
  --shadow: 0 20px 50px -20px rgba(11,35,65,0.25);
  --serif: "Cormorant Garamond", "Trajan Pro", Georgia, serif;
  --sans: "Montserrat", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--sans);
  color: var(--navy);
  background: var(--off-white);
  line-height: 1.6;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
.container { max-width: 1200px; margin: 0 auto; padding: 0 24px; }
.eyebrow {
  text-transform: uppercase;
  letter-spacing: 0.2em;
  font-size: 0.75rem;
  color: var(--gold);
  font-weight: 600;
}
h1, h2, h3 { font-family: var(--serif); font-weight: 600; margin: 0 0 0.5em; color: var(--navy); }
h1 { font-size: clamp(2.2rem, 5vw, 3.6rem); line-height: 1.1; }
h2 { font-size: clamp(1.8rem, 3vw, 2.6rem); }
h3 { font-size: 1.3rem; }
p { color: var(--grey); margin: 0 0 1em; }

.btn {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding: 14px 28px;
  border-radius: 2px;
  font-size: 0.85rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  font-weight: 600;
  border: 1px solid transparent;
  cursor: pointer;
  transition: all 0.25s ease;
}
.btn-gold { background: var(--gold); color: var(--navy); }
.btn-gold:hover { background: var(--gold-light); }
.btn-outline { border-color: var(--gold); color: var(--white); }
.btn-outline:hover { background: rgba(200,164,90,0.15); }
.btn-navy { background: var(--navy); color: var(--white); }
.btn-navy:hover { background: var(--navy-light); }

/* Header */
.site-header {
  position: sticky; top: 0; z-index: 100;
  background: var(--navy);
  border-bottom: 1px solid rgba(200,164,90,0.25);
}
.site-header .container { display: flex; align-items: center; justify-content: space-between; padding: 36px 24px; }
.brand { display: flex; align-items: center; gap: 16px; }
.brand img { width: 84px; height: 84px; object-fit: contain; }
.brand-text { color: var(--white); line-height: 1.1; }
.brand-text strong { font-family: var(--serif); font-size: 2rem; letter-spacing: 0.06em; display: block; }
.brand-text span { color: var(--gold); font-size: 0.8rem; letter-spacing: 0.28em; text-transform: uppercase; }
nav.main-nav { display: flex; gap: 32px; }
nav.main-nav a {
  color: var(--white); font-size: 0.82rem; letter-spacing: 0.06em; text-transform: uppercase; font-weight: 600;
  padding: 8px 0; border-bottom: 2px solid transparent;
}
nav.main-nav a:hover, nav.main-nav a.active { color: var(--gold); border-color: var(--gold); }
.header-actions { display: flex; align-items: center; gap: 16px; }
.header-actions .phone { color: var(--white); font-size: 0.85rem; }
.header-actions .phone strong { color: var(--gold); }
.nav-toggle { display: none; background: none; border: none; color: var(--white); font-size: 1.6rem; cursor: pointer; }

@media (max-width: 900px) {
  nav.main-nav { position: absolute; top: 100%; left: 0; right: 0; background: var(--navy); flex-direction: column; gap: 0; padding: 8px 24px 20px; display: none; }
  nav.main-nav.open { display: flex; }
  nav.main-nav a { padding: 12px 0; border-bottom: 1px solid rgba(255,255,255,0.08); }
  .nav-toggle { display: block; }
  .header-actions .phone { display: none; }
}

/* Hero */
.hero {
  position: relative;
  min-height: 88vh;
  display: flex;
  align-items: center;
  color: var(--white);
  background: linear-gradient(180deg, rgba(11,35,65,0.72), rgba(11,35,65,0.92)), url('https://images.unsplash.com/photo-1560078361-c5af477c7086?q=80&w=1920&auto=format&fit=crop') center/cover no-repeat;
}
.hero-inner { max-width: 720px; }
.hero .eyebrow { color: var(--gold-light); }
.hero p.lead { color: rgba(255,255,255,0.85); font-size: 1.15rem; max-width: 560px; }
.hero-actions { display: flex; gap: 16px; margin-top: 28px; flex-wrap: wrap; }

/* Search bar */
.search-bar {
  background: var(--white);
  box-shadow: var(--shadow);
  border-top: 3px solid var(--gold);
  margin-top: -60px;
  position: relative;
  z-index: 10;
  border-radius: 4px;
}
.search-bar form {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1fr auto;
  gap: 0;
}
.search-bar .field { padding: 20px 24px; border-right: 1px solid var(--border); }
.search-bar .field:last-of-type { border-right: none; }
.search-bar label { display: block; font-size: 0.7rem; letter-spacing: 0.1em; text-transform: uppercase; color: var(--grey); margin-bottom: 6px; }
.search-bar select, .search-bar input {
  border: none; font-family: var(--sans); font-size: 0.95rem; color: var(--navy); width: 100%; background: transparent;
}
.search-bar select:focus, .search-bar input:focus { outline: none; }
.search-bar button {
  border: none; background: var(--navy); color: var(--white); padding: 0 36px; font-weight: 600;
  text-transform: uppercase; letter-spacing: 0.08em; font-size: 0.85rem; cursor: pointer;
}
.search-bar button:hover { background: var(--navy-light); }
@media (max-width: 900px) {
  .search-bar form { grid-template-columns: 1fr 1fr; }
  .search-bar .field { border-right: none; border-bottom: 1px solid var(--border); }
  .search-bar button { grid-column: 1 / -1; padding: 16px; }
}

/* Sections */
section { padding: 96px 0; }
.section-head { text-align: center; max-width: 640px; margin: 0 auto 56px; }
.section-head p { margin-top: 12px; }

.stats-strip { background: var(--navy); color: var(--white); padding: 48px 0; }
.stats-strip .container { display: grid; grid-template-columns: repeat(4, 1fr); text-align: center; gap: 24px; }
.stats-strip .stat strong { display: block; font-family: var(--serif); font-size: 2.4rem; color: var(--gold); }
.stats-strip .stat span { font-size: 0.78rem; letter-spacing: 0.08em; text-transform: uppercase; color: rgba(255,255,255,0.75); }
@media (max-width: 700px) { .stats-strip .container { grid-template-columns: repeat(2, 1fr); } }

/* Property cards */
.grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; }
@media (max-width: 980px) { .grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 640px) { .grid { grid-template-columns: 1fr; } }

.card {
  background: var(--white); box-shadow: var(--shadow); border-radius: 4px; overflow: hidden;
  transition: transform 0.3s ease, box-shadow 0.3s ease;
}
.card:hover { transform: translateY(-6px); }
.card .media { position: relative; aspect-ratio: 4/3; overflow: hidden; }
.card .media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.4s ease; }
.card:hover .media img { transform: scale(1.06); }
.card .tag {
  position: absolute; top: 14px; left: 14px; background: var(--gold); color: var(--navy);
  font-size: 0.7rem; letter-spacing: 0.08em; text-transform: uppercase; font-weight: 700; padding: 6px 12px; border-radius: 2px;
}
.card .price {
  position: absolute; bottom: 14px; left: 14px; background: rgba(11,35,65,0.88); color: var(--white);
  font-family: var(--serif); font-size: 1.2rem; padding: 6px 16px; border-radius: 2px;
}
.card .body { padding: 22px; }
.card .body h3 { margin-bottom: 4px; }
.card .body .addr { color: var(--grey); font-size: 0.88rem; margin-bottom: 14px; }
.card .meta { display: flex; gap: 18px; font-size: 0.82rem; color: var(--navy); border-top: 1px solid var(--border); padding-top: 14px; }
.card .meta span { display: flex; align-items: center; gap: 6px; }

.center-cta { text-align: center; margin-top: 48px; }

/* About / split */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center; }
@media (max-width: 900px) { .split { grid-template-columns: 1fr; gap: 32px; } }
.split img { border-radius: 4px; box-shadow: var(--shadow); }
.values { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; margin-top: 40px; }
@media (max-width: 800px) { .values { grid-template-columns: 1fr; } }

/* Services grid (homepage "What We Do") */
.services-grid { grid-template-columns: repeat(4, 1fr); }
@media (max-width: 980px) { .services-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .services-grid { grid-template-columns: 1fr; } }

/* Testimonials grid override for the 2x2 layout */
.t-grid-two { grid-template-columns: repeat(2, minmax(0,1fr)); max-width: 900px; margin: 0 auto; }
@media (max-width: 700px) { .t-grid-two { grid-template-columns: 1fr; } }

html, body { overflow-x: hidden; max-width: 100%; }
.value-card { text-align: center; padding: 32px 20px; background: var(--white); border-radius: 4px; box-shadow: var(--shadow); }
.value-card .icon { width: 52px; height: 52px; margin: 0 auto 16px; color: var(--gold); }

/* Testimonials */
.testimonials { background: var(--navy); color: var(--white); }
.testimonials .section-head h2, .testimonials .section-head .eyebrow { color: var(--white); }
.testimonials .section-head .eyebrow { color: var(--gold-light); }
.t-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.t-grid--few { grid-template-columns: minmax(0, 720px); justify-content: center; }
@media (max-width: 900px) { .t-grid { grid-template-columns: 1fr; } }
.t-card { background: rgba(255,255,255,0.06); border: 1px solid rgba(200,164,90,0.25); padding: 28px; border-radius: 4px; }
.t-card .stars { color: var(--gold); letter-spacing: 3px; margin-bottom: 12px; }
.t-card p { color: rgba(255,255,255,0.85); }
.t-card .who { color: var(--gold-light); font-weight: 600; font-size: 0.85rem; margin-top: 12px; }

/* CTA band */
.cta-band {
  background: linear-gradient(120deg, rgba(11,35,65,0.93), rgba(18,48,86,0.93)), url('brand-plate.jpg') center 30%/cover no-repeat;
  color: var(--white); text-align: center; padding: 90px 0;
}
.cta-band h2 { color: var(--white); }
.cta-band p { color: rgba(255,255,255,0.8); max-width: 560px; margin: 0 auto 28px; }

/* Footer */
footer.site-footer { background: #081729; color: rgba(255,255,255,0.75); padding: 72px 0 0; }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.2fr; gap: 40px; padding-bottom: 48px; border-bottom: 1px solid rgba(255,255,255,0.08); }
@media (max-width: 900px) { .footer-grid { grid-template-columns: 1fr 1fr; } }
.footer-grid h4 { color: var(--gold); font-size: 0.8rem; letter-spacing: 0.1em; text-transform: uppercase; margin-bottom: 18px; }
.footer-grid ul { list-style: none; padding: 0; margin: 0; }
.footer-grid li { margin-bottom: 10px; font-size: 0.9rem; }
.footer-grid li a:hover { color: var(--gold); }
.footer-brand { display: flex; align-items: center; gap: 12px; margin-bottom: 16px; }
.footer-brand img { width: 40px; height: 40px; object-fit: contain; }
.footer-brand strong { color: var(--white); font-family: var(--serif); font-size: 1.2rem; }
.social-row { display: flex; gap: 12px; margin-top: 18px; }
.social-row a {
  width: 36px; height: 36px; border-radius: 50%; border: 1px solid rgba(200,164,90,0.4);
  display: flex; align-items: center; justify-content: center; font-size: 0.85rem;
}
.social-row a:hover { background: var(--gold); color: var(--navy); }
.footer-bottom {
  display: flex; justify-content: space-between; align-items: center; padding: 24px 0; font-size: 0.78rem;
  letter-spacing: 0.04em; flex-wrap: wrap; gap: 12px;
}
.footer-bottom .tagline { color: var(--gold-light); }

/* Page hero (interior pages) */
.page-hero {
  background: linear-gradient(180deg, rgba(11,35,65,0.78), rgba(11,35,65,0.93)), url('https://images.unsplash.com/photo-1560078361-c5af477c7086?q=80&w=1920&auto=format&fit=crop') center/cover;
  color: var(--white); padding: 120px 0 70px; text-align: center;
}
.page-hero .eyebrow { color: var(--gold-light); }
.breadcrumb { font-size: 0.8rem; color: rgba(255,255,255,0.7); margin-bottom: 12px; }
.breadcrumb a { color: var(--gold-light); }

/* Filters */
.filter-bar {
  background: var(--white); box-shadow: var(--shadow); border-radius: 4px; padding: 24px;
  display: flex; flex-wrap: wrap; gap: 16px; align-items: end; margin-top: -60px; position: relative; z-index: 10;
}
.filter-bar .field { flex: 1; min-width: 160px; }
.filter-bar label { display: block; font-size: 0.7rem; letter-spacing: 0.1em; text-transform: uppercase; color: var(--grey); margin-bottom: 6px; }
.filter-bar select, .filter-bar input { width: 100%; padding: 10px 12px; border: 1px solid var(--border); border-radius: 2px; font-family: var(--sans); }
.result