:root {
  --navy: #0a1f44;
  --navy-deep: #06142e;
  --blue: #1f4e9c;
  --ink: #0a1f44;
  --ink-soft: #2a3a55;
  --muted: #5b6b82;
  --white: #ffffff;
  --bg-alt: #f3f6fb;
  --line: #dfe5ef;
  --gold: #c9a227;
  --gold-light: #e0bd4c;
  --font: "Manrope", system-ui, -apple-system, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 72px; }
body {
  margin: 0;
  font-family: var(--font);
  font-size: 17px;
  line-height: 1.65;
  color: var(--ink-soft);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: var(--blue); }
h1, h2, h3 { font-family: var(--font); color: var(--ink); font-weight: 800; line-height: 1.1; margin: 0 0 .5em; letter-spacing: -0.025em; }
h1 { font-size: clamp(2.5rem, 5.8vw, 4.4rem); }
h2 { font-size: clamp(1.9rem, 3.6vw, 2.8rem); max-width: 20ch; }
h3 { font-size: 1.15rem; font-weight: 700; letter-spacing: -0.01em; }
p { margin: 0 0 1em; }

.wrap { max-width: 1160px; margin: 0 auto; padding: 0 24px; }
.eyebrow { font-size: .75rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; color: var(--blue); margin-bottom: 1em; display: flex; align-items: center; gap: 12px; }
.eyebrow::before { content: ""; width: 28px; height: 2px; background: var(--gold); }
.hidden { display: none; }

.btn {
  display: inline-block;
  background: var(--gold);
  color: var(--navy);
  text-decoration: none;
  font: 700 .95rem var(--font);
  padding: 15px 28px;
  border: 2px solid var(--gold);
  border-radius: 0;
  cursor: pointer;
  transition: background .2s, color .2s, border-color .2s;
}
.btn:hover { background: var(--gold-light); border-color: var(--gold-light); }
.btn-ghost { background: transparent; color: var(--white); border-color: rgba(255, 255, 255, .5); }
.btn-ghost:hover { background: var(--white); border-color: var(--white); color: var(--navy); }
.btn-sm { padding: 10px 18px; font-size: .85rem; }

/* Nav */
.nav { position: sticky; top: 0; z-index: 10; background: var(--navy); border-bottom: 1px solid rgba(255, 255, 255, .08); }
.nav-inner { display: flex; align-items: center; justify-content: space-between; height: 72px; }
.logo { font-size: 1.25rem; font-weight: 800; color: var(--white); text-decoration: none; letter-spacing: .08em; text-transform: uppercase; }
.logo span { font-weight: 500; color: var(--gold); }
.nav-links { display: flex; align-items: center; gap: 32px; }
.nav-links a { color: rgba(255, 255, 255, .8); text-decoration: none; font-size: .9rem; font-weight: 600; }
.nav-links a:hover { color: var(--white); }
.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: 22px; height: 2px; background: var(--white); margin: 5px 0; }

/* Hero */
.hero {
  padding: 120px 0 96px;
  background:
    radial-gradient(circle at 85% 20%, rgba(31, 78, 156, .55), transparent 55%),
    linear-gradient(160deg, var(--navy) 0%, var(--navy-deep) 100%);
  color: rgba(255, 255, 255, .78);
}
.hero h1 { max-width: 15ch; color: var(--white); }
.hero h1 em { font-style: normal; color: var(--gold); }
.hero .eyebrow { color: rgba(255, 255, 255, .7); }
.lede { font-size: 1.2rem; max-width: 56ch; }
.hero-cta { display: flex; flex-wrap: wrap; gap: 14px; margin: 36px 0 72px; }
.hero-stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; margin: 0; padding-top: 36px; border-top: 1px solid rgba(255, 255, 255, .15); max-width: 800px; }
.hero-stats dt { font-size: 2rem; font-weight: 800; color: var(--white); letter-spacing: -0.02em; }
.hero-stats dd { margin: 0; font-size: .85rem; color: rgba(255, 255, 255, .6); text-transform: uppercase; letter-spacing: .08em; font-weight: 600; }

/* Sections */
.section { padding: 104px 0; }
.section-alt { background: var(--bg-alt); }

.steps { list-style: none; padding: 0; margin: 56px 0 0; display: grid; grid-template-columns: repeat(3, 1fr); gap: 40px; }
.steps li { border-top: 3px solid var(--navy); padding-top: 24px; }
.step-num { display: block; font-size: 2.4rem; font-weight: 800; color: var(--gold); line-height: 1; margin-bottom: 16px; }
.steps p { color: var(--muted); }

.grid-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2px; margin-top: 56px; background: var(--line); border: 1px solid var(--line); }
.card { background: var(--white); padding: 36px 32px; border-top: 3px solid transparent; transition: border-color .2s; }
.card:hover { border-top-color: var(--gold); }
.card p { color: var(--muted); margin: 0; font-size: .96rem; }

/* Insights */
.insights { margin-top: 48px; border-top: 2px solid var(--navy); }
.insight { border-bottom: 1px solid var(--line); }
.insight summary {
  list-style: none;
  cursor: pointer;
  padding: 26px 48px 26px 0;
  position: relative;
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--ink);
  letter-spacing: -0.01em;
}
.insight summary::-webkit-details-marker { display: none; }
.insight summary::after { content: "+"; position: absolute; right: 6px; top: 22px; font-size: 1.6rem; font-weight: 500; color: var(--gold); }
.insight[open] summary::after { content: "–"; }
.tag { display: block; font-size: .7rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--blue); margin-bottom: 6px; }
.insight-body { max-width: 68ch; padding-bottom: 24px; color: var(--muted); }
.insight-body strong { color: var(--ink); font-weight: 700; }
.insight-body ul { margin: 0 0 1em; padding-left: 1.2em; }

/* Team */
.team { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; margin-top: 56px; }
.member { background: var(--white); border: 1px solid var(--line); border-top: 3px solid var(--navy); padding: 36px 32px; }
.avatar {
  width: 88px; height: 88px; border-radius: 50%;
  background: var(--navy); color: var(--gold);
  display: grid; place-items: center;
  font-size: 1.5rem; font-weight: 800;
  margin-bottom: 22px; overflow: hidden;
  box-shadow: 0 0 0 3px var(--white), 0 0 0 5px var(--gold);
}
.avatar img { width: 100%; height: 100%; object-fit: cover; }
.member h3 { margin-bottom: .15em; }
.role { color: var(--blue); font-size: .8rem; font-weight: 700; text-transform: uppercase; letter-spacing: .1em; }
.member p:last-child { color: var(--muted); font-size: .96rem; margin: 0; }
.license { font-size: .82rem; color: var(--muted); }

/* Contact */
.contact { background: var(--navy); color: rgba(255, 255, 255, .75); }
.contact h2 { color: var(--white); }
.contact .eyebrow { color: rgba(255, 255, 255, .7); }
.contact-inner { display: grid; grid-template-columns: 1fr 1.25fr; gap: 72px; align-items: start; }
.contact-direct a { color: var(--gold); font-size: 1.05rem; font-weight: 700; }
.form { display: grid; gap: 18px; background: var(--white); padding: 40px; border-top: 4px solid var(--gold); }
.row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.form label { display: grid; gap: 6px; font-size: .8rem; font-weight: 700; color: var(--ink); text-transform: uppercase; letter-spacing: .06em; }
.form input, .form select, .form textarea {
  font: 500 1rem var(--font);
  padding: 13px 14px;
  background: var(--bg-alt);
  border: 1px solid var(--line);
  border-radius: 0;
  color: var(--ink);
  width: 100%;
  text-transform: none;
  letter-spacing: 0;
}
.form input:focus, .form select:focus, .form textarea:focus { outline: none; border-color: var(--blue); background: var(--white); }
.form ::placeholder { color: #9aa7b8; }
.form .check { display: flex; gap: 10px; align-items: flex-start; font-size: .85rem; font-weight: 500; text-transform: none; letter-spacing: 0; color: var(--muted); }
.form .check input { width: auto; margin-top: 4px; }
.form .btn { background: var(--navy); border-color: var(--navy); color: var(--white); justify-self: start; }
.form .btn:hover { background: var(--blue); border-color: var(--blue); }

/* Footer */
.footer { background: var(--navy-deep); color: rgba(255, 255, 255, .55); padding: 56px 0 40px; font-size: .86rem; }
.footer-top { display: flex; justify-content: space-between; align-items: center; flex-wrap: wrap; gap: 20px; padding-bottom: 28px; border-bottom: 1px solid rgba(255, 255, 255, .1); margin-bottom: 28px; }
.footer-top nav { display: flex; gap: 24px; flex-wrap: wrap; }
.footer-top nav a { color: rgba(255, 255, 255, .8); text-decoration: none; font-weight: 600; }
.footer-top nav a:hover { color: var(--gold); }
.disclaimer { max-width: 90ch; line-height: 1.6; }
.copy { margin: 0; }

/* Simple pages */
.page { padding: 80px 0; }
.page .wrap { max-width: 760px; }
.page h2 { font-size: 1.35rem; margin-top: 1.6em; max-width: none; }

/* Responsive */
@media (max-width: 900px) {
  .steps, .grid-cards, .team { grid-template-columns: 1fr 1fr; }
  .contact-inner { grid-template-columns: 1fr; gap: 40px; }
}
@media (max-width: 720px) {
  body { font-size: 16px; }
  .wrap { padding: 0 16px; }
  .nav-toggle { display: block; }
  .nav-links {
    display: none;
    position: absolute; top: 72px; left: 0; right: 0;
    flex-direction: column; align-items: flex-start; gap: 18px;
    background: var(--navy); padding: 24px 16px;
  }
  .nav-links.open { display: flex; }
  .hero { padding: 72px 0 64px; }
  .hero-stats { grid-template-columns: 1fr; gap: 16px; }
  .section { padding: 72px 0; }
  .steps, .grid-cards, .team, .row { grid-template-columns: 1fr; }
  .form { padding: 24px 20px; }
}

/* ---------- High-end refinements ---------- */
:root {
  --gold: #c5a572;
  --gold-light: #d8bf94;
  --display: "Montserrat", "Manrope", sans-serif;
}
h1, h2 { font-family: var(--display); font-weight: 300; letter-spacing: -0.02em; line-height: 1.12; }
h2 { font-size: clamp(2rem, 3.6vw, 3rem); }
h2 strong, h1 strong { font-weight: 500; }
h3 { font-family: var(--display); font-weight: 500; }
.btn { font-weight: 600; letter-spacing: .08em; text-transform: uppercase; font-size: .78rem; padding: 17px 32px; }
.btn-sm { padding: 11px 20px; font-size: .72rem; }
.eyebrow { font-weight: 600; letter-spacing: .24em; font-size: .7rem; }

/* Nav floats over the hero on the homepage, then turns solid */
.home .nav { position: fixed; left: 0; right: 0; background: transparent; border-bottom-color: transparent; transition: background .3s, border-color .3s; }
.home .nav.scrolled { background: rgba(10, 31, 68, .97); border-bottom-color: rgba(255, 255, 255, .08); }
.logo { font-family: var(--display); font-weight: 500; letter-spacing: .32em; font-size: 1.05rem; }
.logo span { font-weight: 300; }
.nav-links a { font-weight: 500; letter-spacing: .06em; font-size: .82rem; text-transform: uppercase; }

/* Full-screen hero */
.hero { position: relative; min-height: 100vh; min-height: 100svh; display: flex; align-items: center; padding: 140px 0 120px; overflow: hidden; }
.hero-media { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hero-overlay { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(6, 20, 46, .55) 0%, rgba(6, 20, 46, .35) 40%, rgba(6, 20, 46, .85) 100%); }
.hero-inner { position: relative; z-index: 1; width: 100%; }
.hero h1 { font-size: clamp(3rem, 8vw, 6.4rem); font-weight: 300; max-width: 12ch; letter-spacing: -0.035em; line-height: 1.02; }
.hero h1 em { font-style: normal; font-weight: 500; color: var(--gold); }
.hero .eyebrow { color: rgba(255, 255, 255, .75); }
.lede { font-size: 1.15rem; max-width: 46ch; color: rgba(255, 255, 255, .78); margin-top: 1.4em; }
.hero-cta { margin: 44px 0 0; }
.scroll-cue { position: absolute; z-index: 1; left: 50%; bottom: 36px; width: 1px; height: 56px; background: linear-gradient(var(--gold), transparent); }

/* Difference */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: end; }
.split h2 { margin: 0; }
.intro { font-size: 1.12rem; color: var(--muted); margin: 0; }
.values { display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; margin-top: 80px; border-top: 1px solid var(--line); }
.values > div { padding: 36px 32px 0 0; }
.values > div + div { padding-left: 32px; border-left: 1px solid var(--line); }
.values h3 { font-size: 1.05rem; text-transform: uppercase; letter-spacing: .14em; margin-bottom: .8em; }
.values h3::before { content: ""; display: block; width: 24px; height: 2px; background: var(--gold); margin-bottom: 20px; }
.values p { color: var(--muted); font-size: .96rem; margin: 0; }

/* Stats band */
.stats-band { background: var(--navy); padding: 88px 0; }
.stats { display: grid; grid-template-columns: repeat(4, 1fr); margin: 0; }
.stats > div { padding: 0 24px; border-left: 1px solid rgba(255, 255, 255, .14); }
.stats > div:first-child { border-left: 0; padding-left: 0; }
.stats dt { font-family: var(--display); font-weight: 300; font-size: clamp(2.2rem, 4vw, 3.4rem); color: var(--white); letter-spacing: -0.03em; line-height: 1.1; }
.stats dd { margin: 10px 0 0; font-size: .72rem; font-weight: 600; letter-spacing: .2em; text-transform: uppercase; color: var(--gold); }

/* Quieter cards and steps */
.step-num { font-family: var(--display); font-weight: 300; font-size: 3rem; }
.steps li { border-top-width: 1px; }
.member { border-top-width: 1px; }
.avatar { font-family: var(--display); font-weight: 400; }
.insights { border-top-width: 1px; }
.insight summary { font-family: var(--display); font-weight: 400; }

@media (max-width: 900px) {
  .split { grid-template-columns: 1fr; gap: 24px; }
  .values { grid-template-columns: 1fr 1fr; }
  .values > div:nth-child(3) { padding-left: 0; border-left: 0; }
  .stats { grid-template-columns: 1fr 1fr; row-gap: 40px; }
  .stats > div:nth-child(3) { border-left: 0; padding-left: 0; }
}
@media (max-width: 720px) {
  .home .nav-links { background: var(--navy); }
  .values { grid-template-columns: 1fr; margin-top: 48px; }
  .values > div, .values > div + div { padding: 28px 0 0; border-left: 0; }
  .stats-band { padding: 64px 0; }
}

/* ---------- California edition ---------- */
.hero { background: linear-gradient(180deg, #06142e 0%, #0a1f44 55%, #1a2f5c 82%, #3a3a5c 100%); }
.hero-sun {
  position: absolute; left: 62%; bottom: -18%; width: 70vw; max-width: 980px; aspect-ratio: 1;
  transform: translateX(-50%);
  background: radial-gradient(circle, rgba(197, 165, 114, .42) 0%, rgba(197, 165, 114, .14) 32%, transparent 62%);
  animation: sun-breathe 9s ease-in-out infinite;
}
@keyframes sun-breathe { 0%, 100% { opacity: .85; transform: translateX(-50%) scale(1); } 50% { opacity: 1; transform: translateX(-50%) scale(1.05); } }
.hero-skyline { position: absolute; left: 0; right: 0; bottom: 0; width: 100%; height: 42vh; max-height: 360px; color: var(--gold); opacity: .55; }
.hero-skyline path { stroke-dasharray: 2600; stroke-dashoffset: 2600; animation: draw 3.2s ease-out .3s forwards; }
.hero-skyline .windows rect { opacity: 0; animation: blink 4s ease-in-out infinite; }
.hero-skyline .windows rect:nth-child(3n) { animation-delay: 1.3s; }
.hero-skyline .windows rect:nth-child(3n+1) { animation-delay: 2.6s; }
@keyframes draw { to { stroke-dashoffset: 0; } }
@keyframes blink { 0%, 100% { opacity: 0; } 40%, 60% { opacity: .9; } }
.hero-overlay { background: linear-gradient(90deg, rgba(6, 20, 46, .7) 0%, rgba(6, 20, 46, .2) 60%, transparent 100%); }
.hero h1 { max-width: 15ch; font-size: clamp(2.8rem, 6.6vw, 5.6rem); }
.hero h1 em { display: inline; }
.hero-inner > * { animation: rise .9s cubic-bezier(.2, .7, .2, 1) both; }
.hero-inner > :nth-child(2) { animation-delay: .12s; }
.hero-inner > :nth-child(3) { animation-delay: .24s; }
.hero-inner > :nth-child(4) { animation-delay: .36s; }
@keyframes rise { from { opacity: 0; transform: translateY(24px); } to { opacity: 1; transform: none; } }

/* Property-type ticker */
.ticker { background: var(--navy-deep); border-top: 1px solid rgba(197, 165, 114, .25); border-bottom: 1px solid rgba(197, 165, 114, .25); overflow: hidden; padding: 20px 0; }
.ticker-track { display: flex; width: max-content; animation: marquee 40s linear infinite; }
.ticker span { font-family: var(--display); font-weight: 300; font-size: 1.05rem; letter-spacing: .28em; text-transform: uppercase; color: rgba(255, 255, 255, .75); padding: 0 36px; white-space: nowrap; }
.ticker span::after { content: "◆"; color: var(--gold); font-size: .5rem; margin-left: 72px; vertical-align: middle; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* Markets */
.markets { background: var(--navy); color: rgba(255, 255, 255, .75); position: relative; overflow: hidden; }
.markets::before { content: ""; position: absolute; right: -10%; top: -30%; width: 60%; aspect-ratio: 1; background: radial-gradient(circle, rgba(31, 78, 156, .45), transparent 65%); }
.markets-inner { position: relative; display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: center; }
.markets h2 { color: var(--white); }
.markets .eyebrow { color: rgba(255, 255, 255, .7); }
.markets .intro { color: rgba(255, 255, 255, .7); margin-bottom: 32px; }
.link-arrow { color: var(--gold); text-decoration: none; font-weight: 600; font-size: .8rem; letter-spacing: .14em; text-transform: uppercase; }
.link-arrow::after { content: " →"; transition: margin .2s; }
.link-arrow:hover::after { margin-left: 6px; }
.market-list { list-style: none; margin: 0; padding: 0; border-top: 1px solid rgba(255, 255, 255, .14); }
.market-list li { display: flex; align-items: baseline; gap: 24px; padding: 18px 0; border-bottom: 1px solid rgba(255, 255, 255, .14); font-family: var(--display); font-weight: 300; font-size: clamp(1.3rem, 2.2vw, 1.75rem); color: var(--white); letter-spacing: -0.01em; transition: padding .3s, color .3s; }
.market-list li:hover { padding-left: 12px; color: var(--gold); }
.market-list span { font-family: var(--font); font-size: .72rem; font-weight: 600; letter-spacing: .14em; color: var(--gold); }

.contact-place, .footer-place { font-size: .8rem; letter-spacing: .16em; text-transform: uppercase; color: rgba(255, 255, 255, .5); margin: 8px 0 0; }

/* Scroll reveals (only when JS is running) */
.js .reveal { opacity: 0; transform: translateY(28px); transition: opacity .9s ease, transform .9s cubic-bezier(.2, .7, .2, 1); }
.js .reveal.in { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  .hero-sun, .ticker-track, .hero-inner > *, .hero-skyline path, .hero-skyline .windows rect { animation: none; }
  .hero-skyline path { stroke-dashoffset: 0; }
  .js .reveal { opacity: 1; transform: none; transition: none; }
}
@media (max-width: 900px) {
  .markets-inner { grid-template-columns: 1fr; gap: 48px; }
}
@media (max-width: 720px) {
  .hero-skyline { height: 28vh; opacity: .4; }
  .hero-sun { width: 140vw; left: 70%; }
  .ticker span { font-size: .85rem; padding: 0 20px; }
  .ticker span::after { margin-left: 40px; }
}
.hero-skyline { height: 32vh; max-height: 270px; opacity: .5; }
.hero-overlay { background: linear-gradient(90deg, rgba(6, 20, 46, .8) 0%, rgba(6, 20, 46, .35) 55%, transparent 100%); }

/* Two-person team */
.team-two { grid-template-columns: repeat(2, 1fr); max-width: 900px; }
.member .bio { color: var(--muted); font-size: .96rem; }
.member p.license { margin: 20px 0 0; padding-top: 16px; border-top: 1px solid var(--line); font-size: .74rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--ink); }
@media (max-width: 720px) { .team-two { grid-template-columns: 1fr; } }