:root {
  --black: #080a0d;
  --ink: #11151b;
  --charcoal: #191d23;
  --panel: #f2eee6;
  --paper: #fffaf2;
  --muted: #bdb4a4;
  --gold: #c79a43;
  --gold-soft: #ead09a;
  --white: #ffffff;
  --line: rgba(199, 154, 67, 0.34);
  --serif: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --sans: "Inter", Arial, Helvetica, sans-serif;
  color-scheme: dark;
  font-family: var(--sans);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--black);
  color: var(--white);
  font-family: var(--sans);
}

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

.site-header {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 20;
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  gap: 24px;
  padding: 18px clamp(18px, 4vw, 56px);
  border-bottom: 1px solid rgba(255, 255, 255, 0.12);
  background: rgba(8, 10, 13, 0.78);
  backdrop-filter: blur(18px);
}

.brand-mark {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  width: max-content;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.brand-mark strong {
  display: block;
  font-size: 0.96rem;
  font-weight: 500;
}

.brand-mark small {
  display: block;
  color: var(--gold);
  font-size: 0.58rem;
  letter-spacing: 0.28em;
}

.brand-icon {
  display: flex;
  align-items: end;
  gap: 3px;
  height: 26px;
  padding: 2px;
  border-bottom: 2px solid var(--gold);
}

.brand-icon span {
  position: relative;
  display: block;
  width: 16px;
  height: 16px;
  border: 2px solid var(--gold);
  border-bottom: 0;
  transform: rotate(45deg);
}

.brand-icon span::after {
  content: "";
  position: absolute;
  inset: 6px 4px 0 4px;
  background: var(--gold);
}

nav {
  display: flex;
  justify-content: center;
  gap: clamp(14px, 3vw, 34px);
  color: rgba(255, 255, 255, 0.78);
  font-family: var(--sans);
  font-size: 0.82rem;
  text-transform: uppercase;
  letter-spacing: 0.14em;
}

nav a,
.header-cta {
  transition: color 160ms ease, border-color 160ms ease;
}

nav a:hover,
.header-cta:hover {
  color: var(--gold-soft);
}

.header-cta {
  justify-self: end;
  padding: 10px 14px;
  border: 1px solid var(--line);
  color: var(--gold-soft);
  font-family: var(--sans);
  font-size: 0.82rem;
  letter-spacing: 0.08em;
}

.hero {
  position: relative;
  min-height: 88vh;
  display: grid;
  align-items: center;
  overflow: hidden;
  padding: 124px clamp(20px, 7vw, 100px) 84px;
}

.hero-bg {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(105deg, rgba(8, 10, 13, 0.98) 0%, rgba(8, 10, 13, 0.92) 48%, rgba(8, 10, 13, 0.76) 100%),
    linear-gradient(165deg, transparent 0 24%, rgba(255, 255, 255, 0.045) 24.2% 31%, transparent 31.2%),
    linear-gradient(348deg, transparent 0 58%, rgba(230, 182, 74, 0.18) 58.2% 58.8%, rgba(255, 236, 170, 0.34) 59%, rgba(230, 182, 74, 0.16) 59.5%, transparent 60%),
    linear-gradient(352deg, transparent 0 65%, rgba(230, 182, 74, 0.24) 65.2% 65.6%, transparent 66%),
    linear-gradient(174deg, transparent 0 74%, rgba(255, 255, 255, 0.05) 74.2% 84%, transparent 84.2%),
    radial-gradient(circle at 76% 36%, rgba(230, 182, 74, 0.22), transparent 30%),
    #080a0d;
}

.hero-bg::before,
.hero-bg::after {
  content: "";
  position: absolute;
  right: -8vw;
  width: 62vw;
  height: 170px;
  border-top: 1px solid rgba(230, 182, 74, 0.48);
  border-bottom: 1px solid rgba(230, 182, 74, 0.2);
  transform: skewY(-11deg);
}

.hero-bg::before {
  top: 12%;
  background: linear-gradient(90deg, rgba(230, 182, 74, 0.02), rgba(230, 182, 74, 0.16), rgba(255, 236, 170, 0.28), rgba(230, 182, 74, 0.04));
  box-shadow: 0 0 32px rgba(230, 182, 74, 0.18);
}

.hero-bg::after {
  bottom: 8%;
  background: rgba(255, 255, 255, 0.035);
}

.hero::after {
  content: "";
  position: absolute;
  inset: auto 0 0 0;
  height: 28vh;
  background: linear-gradient(180deg, rgba(8, 10, 13, 0), var(--black) 92%);
}

.hero-content {
  position: relative;
  z-index: 2;
  max-width: 760px;
}

.hero-brand {
  display: inline-grid;
  justify-items: center;
  gap: 8px;
  margin-bottom: 34px;
  color: var(--gold-soft);
  text-transform: uppercase;
  font-family: var(--serif);
}

.hero-brand > span:not(.hero-homes) {
  font-size: clamp(2.1rem, 4.7vw, 4.8rem);
  line-height: 0.9;
  letter-spacing: 0.16em;
}

.hero-brand small {
  color: var(--gold);
  font-family: var(--sans);
  font-size: clamp(0.72rem, 1.3vw, 1rem);
  font-weight: 700;
  letter-spacing: 0.58em;
}

.hero-homes {
  display: flex;
  gap: 8px;
  align-items: end;
  margin-bottom: 2px;
}

.hero-homes span {
  position: relative;
  display: block;
  width: 32px;
  height: 26px;
  border: 3px solid var(--gold);
  border-bottom: 0;
  transform: rotate(45deg);
}

.hero-homes span::after {
  content: "";
  position: absolute;
  inset: 12px 8px 0 8px;
  background: var(--gold);
}

.eyebrow,
.section-kicker {
  margin: 0 0 16px;
  color: var(--gold);
  font-family: var(--sans);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  line-height: 1.5;
  text-transform: uppercase;
}

h1,
h2,
h3 {
  font-family: var(--serif);
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1 {
  margin-bottom: 20px;
  max-width: 13ch;
  font-size: clamp(3.2rem, 8vw, 7.4rem);
  font-weight: 400;
  line-height: 0.94;
  letter-spacing: 0;
}

.hero-subtitle {
  max-width: 640px;
  color: rgba(255, 255, 255, 0.82);
  font-size: clamp(1.16rem, 2vw, 1.55rem);
  line-height: 1.55;
}

.hero-proof {
  width: max-content;
  max-width: 100%;
  margin: 28px 0 0;
  padding: 13px 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid rgba(255, 255, 255, 0.12);
  color: rgba(255, 255, 255, 0.72);
  font-family: var(--sans);
  font-size: 0.88rem;
  line-height: 1.6;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
  margin-top: 34px;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 13px 20px;
  border: 1px solid var(--line);
  font-family: var(--sans);
  font-size: 0.8rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.button.primary {
  background: var(--gold);
  border-color: var(--gold);
  color: #101010;
}

.button.secondary {
  background: rgba(255, 255, 255, 0.06);
}

.brokerage-strip {
  position: absolute;
  z-index: 3;
  right: clamp(20px, 5vw, 70px);
  bottom: 28px;
  display: grid;
  gap: 6px;
  max-width: 430px;
  padding-left: 18px;
  border-left: 3px solid var(--gold);
  color: rgba(255, 255, 255, 0.74);
  font-family: var(--sans);
  font-size: 0.84rem;
  line-height: 1.45;
}

.brokerage-strip img {
  width: min(240px, 100%);
  height: auto;
  margin-bottom: 6px;
}

.brokerage-strip strong {
  color: var(--white);
  font-size: 1rem;
}

.intro-section,
.service-band,
.profile-section,
.awards-section,
.properties-section,
.contact-section,
.newsletter-section,
.direct-contact {
  padding: clamp(58px, 8vw, 112px) clamp(20px, 7vw, 100px);
}

.intro-section {
  display: grid;
  grid-template-columns: minmax(220px, 0.82fr) minmax(280px, 1fr);
  gap: clamp(28px, 7vw, 90px);
  align-items: start;
  background: var(--black);
}

h2 {
  margin-bottom: 0;
  font-size: clamp(2.15rem, 4vw, 4.8rem);
  font-weight: 400;
  line-height: 1;
  letter-spacing: 0;
}

.intro-section > p,
.profile-copy > p,
.contact-section p {
  color: rgba(255, 255, 255, 0.72);
  font-family: var(--sans);
  font-size: 1rem;
  line-height: 1.85;
}

.service-band {
  background: var(--panel);
  color: var(--ink);
}

.specialty-strip {
  display: grid;
  grid-template-columns: repeat(5, minmax(0, 1fr));
  gap: 1px;
  margin: 0 0 clamp(54px, 7vw, 86px);
  background: rgba(17, 21, 27, 0.12);
  border-bottom: 1px solid rgba(17, 21, 27, 0.12);
  font-family: var(--sans);
}

.specialty-strip span {
  min-height: 76px;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 18px;
  background: rgba(255, 250, 242, 0.78);
  color: rgba(17, 21, 27, 0.72);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-align: center;
  text-transform: uppercase;
}

.service-band .section-kicker {
  color: #9b6f13;
}

.section-heading {
  max-width: 840px;
  margin-bottom: clamp(34px, 5vw, 58px);
}

.service-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(18px, 3vw, 28px);
}

.service-grid article {
  min-height: 260px;
  padding: clamp(24px, 4vw, 40px) 0 0;
  border-top: 1px solid rgba(17, 21, 27, 0.22);
  background: transparent;
}

.service-grid span {
  display: inline-block;
  margin-bottom: 40px;
  color: #a07010;
  font-family: var(--sans);
  font-weight: 700;
}

.service-grid h3 {
  margin-bottom: 16px;
  font-size: 1.8rem;
  font-weight: 400;
}

.service-grid p {
  color: rgba(17, 21, 27, 0.68);
  font-family: var(--sans);
  line-height: 1.7;
}

.profile-section {
  display: grid;
  grid-template-columns: minmax(280px, 0.92fr) minmax(300px, 1.08fr);
  gap: clamp(34px, 7vw, 84px);
  align-items: center;
  background:
    linear-gradient(135deg, rgba(230, 182, 74, 0.12), rgba(255, 255, 255, 0) 36%),
    var(--charcoal);
}

.profile-copy h2 {
  margin-bottom: 26px;
}

.quick-details {
  display: grid;
  gap: 1px;
  margin: 34px 0 0;
  background: rgba(255, 255, 255, 0.12);
  border: 1px solid rgba(255, 255, 255, 0.12);
}

.quick-details div {
  padding: 18px;
  background: rgba(8, 10, 13, 0.44);
}

.quick-details dt {
  margin-bottom: 5px;
  color: var(--gold);
  font-family: var(--sans);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.quick-details dd {
  margin: 0;
  color: rgba(255, 255, 255, 0.84);
  font-family: var(--sans);
  line-height: 1.45;
}

.card-preview {
  margin: 0;
  border: 1px solid var(--line);
  box-shadow: 0 30px 80px rgba(0, 0, 0, 0.4);
}

.card-preview img {
  display: block;
  width: 100%;
  height: auto;
}

.awards-section {
  background: #0d0f13;
}

.awards-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1px;
  background: rgba(230, 182, 74, 0.22);
  border: 1px solid rgba(230, 182, 74, 0.22);
}

.awards-grid article {
  display: grid;
  align-content: start;
  gap: 18px;
  min-height: 250px;
  padding: clamp(28px, 4vw, 46px);
  background: linear-gradient(135deg, rgba(255, 255, 255, 0.065), rgba(255, 255, 255, 0.025));
}

.awards-grid img {
  display: block;
  width: min(300px, 100%);
  height: auto;
  margin-bottom: 12px;
}

.awards-grid h3 {
  margin-bottom: 0;
  font-size: clamp(1.55rem, 2.4vw, 2.2rem);
  font-weight: 400;
}

.awards-grid p {
  margin-bottom: 0;
  color: rgba(255, 255, 255, 0.72);
  font-family: var(--sans);
  line-height: 1.65;
}

.properties-section {
  background:
    linear-gradient(135deg, rgba(199, 154, 67, 0.12), rgba(255, 255, 255, 0) 42%),
    #0d0f13;
  color: var(--white);
}

.properties-section .section-kicker {
  color: var(--gold-soft);
}

.property-carousel {
  display: grid;
  gap: 18px;
}

.property-viewport {
  overflow: hidden;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid rgba(255, 255, 255, 0.12);
  background: transparent;
}

.property-viewport:focus {
  box-shadow: 0 0 0 3px rgba(230, 182, 74, 0.22);
  outline: none;
}

.property-grid {
  display: flex;
  transition: transform 480ms ease;
  will-change: transform;
}

.property-card {
  display: grid;
  flex: 0 0 100%;
  grid-template-columns: minmax(260px, 0.9fr) minmax(280px, 1.1fr);
  gap: clamp(26px, 5vw, 64px);
  align-items: center;
  min-height: 320px;
  padding: clamp(34px, 6vw, 72px) 0;
  background: transparent;
}

.property-label {
  margin-bottom: 18px;
  color: var(--gold-soft);
  font-family: var(--sans);
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.property-card h3 {
  margin-bottom: 16px;
  color: var(--white);
  font-size: clamp(2.7rem, 5vw, 5.3rem);
  font-weight: 400;
  line-height: 0.94;
}

.property-location {
  margin-bottom: 0;
  color: rgba(255, 255, 255, 0.62);
  font-family: var(--sans);
  line-height: 1.6;
}

.property-result {
  display: grid;
  gap: 12px;
  justify-self: end;
  width: min(440px, 100%);
  padding: clamp(24px, 4vw, 40px) 0 clamp(24px, 4vw, 40px) clamp(24px, 4vw, 40px);
  border-left: 1px solid var(--line);
}

.property-result span,
.property-result small {
  color: rgba(255, 255, 255, 0.62);
  font-family: var(--sans);
  font-size: 0.82rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  line-height: 1.5;
  text-transform: uppercase;
}

.property-result strong {
  color: var(--gold-soft);
  font-family: var(--serif);
  font-size: clamp(2rem, 3.4vw, 3.4rem);
  font-weight: 400;
  line-height: 1;
}

.result-prices {
  display: grid;
  gap: 8px;
  margin: 12px 0 6px;
}

.result-prices span {
  display: grid;
  gap: 5px;
  padding: 18px 0;
  border-top: 1px solid rgba(234, 208, 154, 0.28);
  border-bottom: 1px solid rgba(234, 208, 154, 0.18);
  color: var(--white);
  font-family: var(--serif);
  font-size: clamp(2.2rem, 4.2vw, 4.35rem);
  font-weight: 400;
  letter-spacing: 0;
  line-height: 0.92;
}

.result-prices small {
  color: var(--gold-soft);
  font-family: var(--sans);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  line-height: 1.2;
  text-transform: uppercase;
}

.property-carousel-footer {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
}

.carousel-buttons {
  display: flex;
  gap: 10px;
}

.carousel-button {
  min-height: 42px;
  padding: 10px 14px;
  border: 1px solid rgba(17, 21, 27, 0.22);
  background: transparent;
  color: var(--gold-soft);
  cursor: pointer;
  font-family: var(--sans);
  font-size: 0.76rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.carousel-button:hover,
.carousel-button:focus {
  border-color: #9b6f13;
  color: var(--white);
  outline: none;
}

.carousel-dots {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-end;
  gap: 8px;
}

.carousel-dot {
  width: 9px;
  height: 9px;
  padding: 0;
  border: 1px solid rgba(255, 255, 255, 0.35);
  border-radius: 999px;
  background: transparent;
  cursor: pointer;
}

.carousel-dot.is-active {
  background: var(--gold-soft);
  border-color: var(--gold-soft);
}

.results-note {
  max-width: 760px;
  margin: 10px 0 0;
  color: rgba(255, 255, 255, 0.58);
  font-family: var(--sans);
  font-size: 0.78rem;
  line-height: 1.6;
}

.contact-section {
  display: grid;
  grid-template-columns: minmax(260px, 0.9fr) minmax(280px, 0.8fr);
  gap: clamp(28px, 6vw, 78px);
  align-items: start;
  background: var(--black);
}

.contact-section h2 {
  margin-bottom: 22px;
}

.contact-form,
.newsletter-form {
  display: grid;
  gap: 14px;
  padding: clamp(22px, 4vw, 34px);
  border: 1px solid var(--line);
  background: rgba(255, 255, 255, 0.045);
  box-shadow: 0 22px 60px rgba(0, 0, 0, 0.22);
  font-family: var(--sans);
}

.hidden-field {
  display: none;
}

.form-note {
  margin: 2px 0 0;
  color: rgba(255, 255, 255, 0.56);
  font-family: var(--sans);
  font-size: 0.78rem;
  line-height: 1.55;
}

.contact-form label,
.newsletter-form label {
  color: rgba(255, 255, 255, 0.78);
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.contact-form input,
.contact-form textarea,
.newsletter-form input {
  width: 100%;
  min-height: 48px;
  border: 1px solid rgba(255, 255, 255, 0.16);
  border-radius: 0;
  background: rgba(5, 6, 8, 0.62);
  color: var(--white);
  font: 1rem Arial, Helvetica, sans-serif;
  line-height: 1.5;
  padding: 12px 14px;
}

.contact-form textarea {
  min-height: 132px;
  resize: vertical;
}

.contact-form input:focus,
.contact-form textarea:focus,
.newsletter-form input:focus {
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(230, 182, 74, 0.16);
  outline: none;
}

.contact-form button,
.newsletter-form button {
  width: max-content;
  margin-top: 6px;
  cursor: pointer;
}

.newsletter-section {
  display: grid;
  grid-template-columns: minmax(260px, 0.8fr) minmax(300px, 1fr);
  gap: clamp(28px, 6vw, 78px);
  align-items: start;
  background: var(--panel);
  color: var(--ink);
}

.newsletter-section .section-kicker {
  color: #9b6f13;
}

.newsletter-form {
  background: var(--paper);
  border-color: rgba(17, 21, 27, 0.16);
  box-shadow: none;
}

.newsletter-form label {
  color: rgba(17, 21, 27, 0.72);
}

.newsletter-form input {
  background: #fffdf8;
  border-color: rgba(17, 21, 27, 0.18);
  color: var(--ink);
}

.newsletter-form .button.secondary {
  background: var(--ink);
  border-color: var(--ink);
  color: var(--gold-soft);
}

.newsletter-form .button.secondary:hover,
.newsletter-form .button.secondary:focus {
  background: #050608;
  border-color: #050608;
  color: var(--white);
}

.newsletter-fields {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
}

.newsletter-fields div {
  display: grid;
  gap: 14px;
}

.consent-check {
  display: grid;
  grid-template-columns: 18px 1fr;
  gap: 12px;
  align-items: start;
  margin-top: 6px;
  color: rgba(17, 21, 27, 0.68);
  font-size: 0.85rem;
  font-weight: 400;
  letter-spacing: 0;
  line-height: 1.55;
  text-transform: none;
}

.consent-check input {
  width: 18px;
  min-height: 18px;
  margin: 1px 0 0;
  accent-color: var(--gold);
}

.direct-contact {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 1px;
  padding-top: 0;
  background: #050608;
  font-family: var(--sans);
}

.direct-contact a,
.direct-contact span {
  min-height: 100px;
  display: flex;
  align-items: center;
  padding: 22px;
  background: var(--black);
  color: rgba(255, 255, 255, 0.78);
  line-height: 1.45;
}

.direct-contact a {
  color: var(--gold-soft);
  font-size: clamp(1rem, 1.4vw, 1.18rem);
}

.site-footer {
  display: grid;
  gap: 10px;
  padding: 28px clamp(20px, 7vw, 100px) 34px;
  border-top: 1px solid rgba(255, 255, 255, 0.12);
  color: rgba(255, 255, 255, 0.58);
  background: #050608;
  font-family: var(--sans);
  font-size: 0.78rem;
  line-height: 1.6;
}

.site-footer img {
  width: 180px;
  height: auto;
  margin-bottom: 8px;
}

.site-footer p {
  max-width: 980px;
  margin-bottom: 0;
}

.site-footer a {
  color: var(--gold-soft);
  text-decoration: underline;
  text-underline-offset: 3px;
}

.thanks-page {
  min-height: 100vh;
  display: grid;
  place-items: center;
  padding: clamp(28px, 7vw, 96px);
  background:
    linear-gradient(135deg, rgba(199, 154, 67, 0.16), rgba(255, 255, 255, 0) 42%),
    var(--black);
}

.thanks-panel {
  width: min(760px, 100%);
  padding: clamp(34px, 7vw, 76px);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid rgba(255, 255, 255, 0.12);
}

.thanks-panel h1 {
  margin-bottom: 20px;
}

.thanks-panel p:not(.section-kicker) {
  max-width: 560px;
  color: rgba(255, 255, 255, 0.72);
  font-family: var(--sans);
  line-height: 1.8;
}

.thanks-brokerage {
  padding-top: 18px;
  border-top: 1px solid var(--line);
  color: rgba(255, 255, 255, 0.68);
  font-size: 0.86rem;
}

.tool-hero {
  min-height: 56vh;
  display: grid;
  align-content: end;
  padding: 150px clamp(20px, 7vw, 100px) clamp(58px, 8vw, 104px);
  background:
    linear-gradient(135deg, rgba(199, 154, 67, 0.16), rgba(255, 255, 255, 0) 42%),
    var(--black);
}

.tool-hero h1 {
  max-width: 760px;
  margin-bottom: 22px;
}

.tool-hero p:not(.eyebrow) {
  max-width: 700px;
  color: rgba(255, 255, 255, 0.72);
  font-family: var(--sans);
  font-size: clamp(1.05rem, 1.7vw, 1.3rem);
  line-height: 1.75;
}

.calculator-section {
  display: grid;
  grid-template-columns: minmax(300px, 1fr) minmax(300px, 0.82fr);
  gap: clamp(28px, 6vw, 78px);
  align-items: start;
  padding: clamp(58px, 8vw, 112px) clamp(20px, 7vw, 100px);
  background: var(--panel);
  color: var(--ink);
}

.calculator-heading {
  margin-bottom: 30px;
}

.calculator-section .section-kicker {
  color: #9b6f13;
}

.calculator-form,
.calculator-results {
  padding: clamp(24px, 4vw, 42px);
  background: var(--paper);
  border: 1px solid rgba(17, 21, 27, 0.14);
}

.calculator-fields {
  display: grid;
  grid-template-columns: minmax(160px, 0.55fr) minmax(180px, 1fr);
  gap: 16px 18px;
  align-items: center;
  font-family: var(--sans);
}

.calculator-fields label {
  color: rgba(17, 21, 27, 0.66);
  font-size: 0.76rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.calculator-fields input,
.calculator-fields select {
  width: 100%;
  min-height: 48px;
  border: 1px solid rgba(17, 21, 27, 0.18);
  border-radius: 0;
  background: #fffdf8;
  color: var(--ink);
  font: 1rem var(--sans);
  padding: 12px 14px;
}

.calculator-fields input:focus,
.calculator-fields select:focus {
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(199, 154, 67, 0.16);
  outline: none;
}

.input-suffix {
  position: relative;
}

.input-suffix input {
  padding-right: 42px;
}

.input-suffix span {
  position: absolute;
  top: 50%;
  right: 14px;
  color: rgba(17, 21, 27, 0.58);
  font-family: var(--sans);
  font-weight: 700;
  transform: translateY(-50%);
}

.calculator-results {
  position: sticky;
  top: 96px;
  background: #0d0f13;
  color: var(--white);
  border-color: var(--line);
}

.calculator-results .section-kicker {
  color: var(--gold-soft);
}

.payment-output {
  display: block;
  color: var(--gold-soft);
  font-family: var(--serif);
  font-size: clamp(3.4rem, 7vw, 6.6rem);
  line-height: 0.9;
}

.payment-frequency {
  margin: 12px 0 34px;
  color: rgba(255, 255, 255, 0.66);
  font-family: var(--sans);
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.calculator-results dl {
  display: grid;
  gap: 1px;
  margin: 0;
  background: rgba(255, 255, 255, 0.12);
}

.calculator-results dl div {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  padding: 16px 0;
  background: #0d0f13;
  font-family: var(--sans);
}

.calculator-results dt {
  color: rgba(255, 255, 255, 0.56);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.calculator-results dd {
  margin: 0;
  color: rgba(255, 255, 255, 0.9);
  font-weight: 700;
  text-align: right;
}

.tool-note {
  margin: 26px 0 0;
  color: rgba(255, 255, 255, 0.58);
  font-family: var(--sans);
  font-size: 0.78rem;
  line-height: 1.65;
}

.tool-cta {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding: clamp(58px, 8vw, 112px) clamp(20px, 7vw, 100px);
  background: var(--black);
}

.tool-cta h2 {
  max-width: 660px;
}

@media (max-width: 860px) {
  .site-header {
    grid-template-columns: 1fr auto;
  }

  nav {
    display: none;
  }

  .hero {
    min-height: 86vh;
    padding-top: 112px;
  }

  .hero-bg {
    background:
      linear-gradient(180deg, rgba(8, 10, 13, 0.95), rgba(8, 10, 13, 0.9)),
      linear-gradient(348deg, transparent 0 58%, rgba(230, 182, 74, 0.22) 58.2% 59%, transparent 59.5%),
      radial-gradient(circle at 84% 18%, rgba(230, 182, 74, 0.2), transparent 34%),
      #080a0d;
  }

  h1 {
    max-width: 12ch;
    font-size: clamp(3rem, 14vw, 5.8rem);
  }

  .brokerage-strip {
    position: relative;
    right: auto;
    bottom: auto;
    margin-top: 42px;
  }

  .intro-section,
  .profile-section,
  .contact-section,
  .newsletter-section,
  .calculator-section {
    grid-template-columns: 1fr;
  }

  .calculator-results {
    position: static;
  }

  .calculator-fields {
    grid-template-columns: 1fr;
  }

  .tool-cta {
    align-items: flex-start;
    flex-direction: column;
  }

  .specialty-strip {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .service-grid {
    grid-template-columns: 1fr;
  }

  .awards-grid {
    grid-template-columns: 1fr;
  }

  .property-card {
    grid-template-columns: 1fr;
  }

  .property-result {
    justify-self: stretch;
    padding: 24px 0 0;
    border-left: 0;
    border-top: 1px solid var(--line);
  }

  .property-carousel-footer {
    align-items: flex-start;
    flex-direction: column;
  }

  .carousel-dots {
    justify-content: flex-start;
  }

  .direct-contact,
  .newsletter-fields {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 560px) {
  .site-header {
    padding: 14px 16px;
  }

  .brand-mark strong {
    font-size: 0.78rem;
  }

  .brand-icon {
    display: none;
  }

  .header-cta {
    padding: 8px 10px;
    font-size: 0.72rem;
  }

  .hero-actions {
    display: grid;
  }

  .button {
    width: 100%;
  }

  .specialty-strip {
    grid-template-columns: 1fr;
  }

  .property-card h3 {
    font-size: 2.45rem;
  }
}