:root {
  --alt-blue: #114b96;
  --alt-blue-dark: #0a2c63;
  --alt-gold: #96632c;
  --alt-gold-soft: #be955e;
  --black: #111111;
  --charcoal: #242424;
  --text: #565a61;
  --muted: #7d828b;
  --white: #ffffff;
  --ivory: #f8f6f1;
  --blue-wash: #f5f8fc;
  --line: #e7e1d8;
  --line-strong: #d8cfc2;
  --max: 1180px;
  --ease: cubic-bezier(.22, 1, .36, 1);
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { background: var(--white); }
body {
  color: var(--black);
  background: var(--white);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  overflow-x: hidden;
}
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button, summary { font: inherit; }
::selection { background: rgba(150, 99, 44, .18); color: var(--black); }
.container { width: min(var(--max), calc(100% - 48px)); margin: 0 auto; }

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 16px;
  color: var(--alt-gold);
  font-size: .71rem;
  font-weight: 800;
  letter-spacing: .22em;
  line-height: 1;
  text-transform: uppercase;
}
.eyebrow::before { content: ""; width: 42px; height: 1px; background: var(--alt-gold); }

.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(255, 255, 255, .96);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(14px);
}
.header-inner {
  position: relative;
  width: min(1380px, calc(100% - 48px));
  min-height: 68px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: center;
  gap: clamp(20px, 3vw, 46px);
}
.desktop-nav {
  display: flex;
  align-items: center;
  justify-content: flex-end;
  gap: clamp(14px, 1.6vw, 28px);
  min-height: 68px;
}
.header-corner-mark {
  position: absolute;
  right: 0;
  top: 50%;
  width: 50px;
  height: 50px;
  transform: translateY(-50%);
}
.header-corner-mark img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: contain;
}
.nav-link {
  position: relative;
  display: flex;
  align-items: center;
  min-height: 68px;
  color: var(--charcoal);
  font-size: .96rem;
  font-weight: 700;
  letter-spacing: .06em;
  white-space: nowrap;
  cursor: pointer;
  list-style: none;
  transition: color .2s var(--ease);
}
.nav-link::-webkit-details-marker { display: none; }
.nav-link span {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  height: 1em;
  margin-left: 5px;
  color: var(--alt-gold);
  font-size: .86rem;
  line-height: 1;
}
.nav-link::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  height: 2px;
  background: var(--alt-gold);
  transform: scaleX(0);
  transition: transform .22s var(--ease);
}
.nav-link:hover, .nav-link.active { color: var(--alt-blue); }
.nav-link:hover::after, .nav-link.active::after { transform: scaleX(1); }
.nav-placeholder { color: var(--charcoal); cursor: default; }
.nav-placeholder::after { display: none; }
.nav-placeholder:hover { color: var(--charcoal); }
.nav-dropdown { position: relative; }
.nav-submenu {
  position: absolute;
  top: calc(100% - 1px);
  left: 50%;
  z-index: 110;
  width: 210px;
  padding: 10px 0;
  background: var(--white);
  border: 1px solid var(--line);
  box-shadow: 0 20px 46px rgba(10, 44, 99, .13);
  opacity: 0;
  visibility: hidden;
  transform: translate(-50%, -7px);
  transition: opacity .18s var(--ease), transform .18s var(--ease), visibility .18s;
}
.nav-submenu-wide { width: 310px; }
.nav-dropdown[open] .nav-submenu,
.nav-dropdown[open]:focus-within .nav-submenu {
  opacity: 1;
  visibility: visible;
  transform: translate(-50%, 0);
}
.nav-submenu a {
  display: block;
  padding: 13px 20px;
  color: var(--text);
  font-size: .82rem;
  line-height: 1.35;
  transition: color .18s var(--ease), background .18s var(--ease), padding .18s var(--ease);
}
.nav-submenu a:hover { color: var(--alt-blue); background: var(--blue-wash); padding-left: 24px; }
.mobile-nav { display: none; position: relative; }
.mobile-nav > summary {
  list-style: none;
  min-width: 96px;
  min-height: 44px;
  padding: 0 14px;
  border: 1px solid var(--line-strong);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 13px;
  cursor: pointer;
  color: var(--charcoal);
  font-size: .68rem;
  font-weight: 800;
  letter-spacing: .14em;
  text-transform: uppercase;
}
.mobile-nav > summary::-webkit-details-marker { display: none; }
.mobile-nav > summary i,
.mobile-nav > summary i::before,
.mobile-nav > summary i::after { display: block; width: 15px; height: 1px; background: var(--alt-gold); content: ""; }
.mobile-nav > summary i { position: relative; }
.mobile-nav > summary i::before { position: absolute; transform: translateY(-5px); }
.mobile-nav > summary i::after { position: absolute; transform: translateY(5px); }
.mobile-nav-panel {
  position: fixed;
  top: 92px;
  left: 12px;
  right: 12px;
  max-height: calc(100svh - 108px);
  overflow-y: auto;
  padding: 16px 20px 22px;
  background: var(--white);
  border: 1px solid var(--line);
  box-shadow: 0 24px 70px rgba(10, 44, 99, .15);
}
.mobile-nav-panel > a,
.mobile-placeholder,
.mobile-nav-group { display: block; padding: 16px 4px; border-bottom: 1px solid var(--line); }
.mobile-nav-panel > a { font-family: Georgia, "Times New Roman", serif; font-size: 1.25rem; font-weight: 600; }
.mobile-nav-group strong { display: block; font-family: Georgia, "Times New Roman", serif; font-size: 1.25rem; }
.mobile-nav-group a { display: inline-block; margin: 12px 20px 0 0; color: var(--alt-blue); font-size: .78rem; font-weight: 700; letter-spacing: .06em; text-transform: uppercase; }
.mobile-placeholder { color: var(--muted); font-family: Georgia, "Times New Roman", serif; font-size: 1.25rem; font-weight: 600; }
.mobile-placeholder small { margin-left: 8px; color: var(--alt-gold); font-family: Inter, sans-serif; font-size: .6rem; letter-spacing: .12em; text-transform: uppercase; }
.story-section[id], .team-section[id], .content-section[id], .subsection[id] { scroll-margin-top: 132px; }

.site-logo-band { padding-top: clamp(34px, 4vw, 54px); }
.site-logo {
  display: block;
  width: clamp(300px, 27vw, 390px);
  margin: 0 auto;
}
.site-logo img { display: block; width: 100%; height: auto; }

.hero {
  min-height: calc(100svh - 171px);
  display: grid;
  align-items: center;
  padding: clamp(76px, 8vw, 112px) 0;
}
.hero-grid {
  display: grid;
  grid-template-columns: minmax(0, .9fr) minmax(320px, .44fr);
  gap: clamp(56px, 8vw, 112px);
  align-items: start;
}
.hero .eyebrow { margin-bottom: 42px; }
.hero h1 {
  max-width: 920px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.85rem, 5.2vw, 5.15rem);
  font-weight: 600;
  line-height: 1.02;
  letter-spacing: -.04em;
}
.hero h1 span, .page-intro h1 span { color: var(--alt-blue); }
.hero-copy {
  margin-top: 38px;
  max-width: 725px;
  color: var(--text);
  font-size: clamp(1.04rem, 1.35vw, 1.22rem);
  line-height: 1.9;
}
.hero-actions { margin-top: 44px; display: flex; gap: 16px; flex-wrap: wrap; }
.hero-rail {
  display: grid;
  justify-items: stretch;
  align-content: start;
  padding-top: 24px;
}
.hero-panel {
  padding: 0 0 0 34px;
  border-left: 1px solid var(--alt-gold);
}
.hero-panel::before { display: none; }
.hero-panel-content { max-width: 410px; margin: 0; text-align: left; }
.hero-panel-label {
  color: var(--alt-gold);
  font-size: .71rem;
  font-weight: 800;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.hero-panel h2 {
  margin-top: 24px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.95rem, 2.62vw, 2.65rem);
  font-weight: 600;
  line-height: 1.12;
  letter-spacing: -.035em;
}
.hero-panel p { margin-top: 22px; color: var(--text); font-size: 1rem; line-height: 1.9; }

.button {
  display: inline-flex;
  min-height: 52px;
  align-items: center;
  justify-content: center;
  gap: 12px;
  padding: 0 26px;
  border: 1px solid var(--line-strong);
  background: var(--white);
  color: var(--black);
  font-size: .71rem;
  font-weight: 800;
  letter-spacing: .15em;
  text-transform: uppercase;
  transition: transform .25s var(--ease), background .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease);
}
.button::after { content: "→"; color: var(--alt-gold); font-size: .95rem; transition: transform .25s var(--ease); }
.button:hover { transform: translateY(-2px); border-color: var(--alt-gold); }
.button:hover::after { transform: translateX(4px); }
.button-primary { background: var(--black); border-color: var(--black); color: var(--white); }
.button-primary:hover { background: var(--alt-blue); border-color: var(--alt-blue); }
.button-primary::after { color: var(--alt-gold-soft); }

.story-section, .content-section { padding: clamp(88px, 9vw, 128px) 0; border-top: 1px solid var(--line); }
.story-section { background: var(--ivory); }
.story-grid, .section-header {
  display: grid;
  grid-template-columns: minmax(0, .9fr) minmax(320px, .46fr);
  gap: clamp(44px, 7vw, 92px);
  align-items: start;
}
.story-grid-single { grid-template-columns: minmax(0, 1fr); }
.story-grid-single > div { max-width: 930px; }
.section-header-single { grid-template-columns: minmax(0, 1fr); }
.section-header-single > div { max-width: 930px; }
.section-title {
  margin-top: 28px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.3rem, 4.05vw, 4rem);
  font-weight: 600;
  line-height: 1.02;
  letter-spacing: -.038em;
}
.lead {
  margin-top: 34px;
  max-width: 850px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.85rem, 3vw, 3rem);
  line-height: 1.24;
  letter-spacing: -.035em;
}
.body-copy { margin-top: 28px; max-width: 820px; color: var(--text); font-size: 1.03rem; line-height: 1.92; }
.story-aside, .contact-card { background: var(--white); border: 1px solid var(--line); padding: 34px; }
.story-aside h3, .contact-card h3 {
  font-family: Georgia, "Times New Roman", serif;
  font-size: 2.05rem;
  font-weight: 600;
  line-height: 1.14;
  letter-spacing: -.035em;
}
.story-aside p { margin-top: 22px; color: var(--text); line-height: 1.85; }
.text-link {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  margin-top: 25px;
  color: var(--alt-blue);
  font-size: .71rem;
  font-weight: 800;
  letter-spacing: .14em;
  text-transform: uppercase;
}
.text-link::after { content: "→"; color: var(--alt-gold); }

.page-intro { padding: clamp(86px, 9vw, 132px) 0 clamp(72px, 8vw, 108px); background: var(--white); }
.page-intro-grid {
  display: grid;
  grid-template-columns: minmax(0, .88fr) minmax(320px, .46fr);
  gap: clamp(44px, 7vw, 92px);
  align-items: end;
}
.page-intro h1 {
  margin-top: 30px;
  max-width: 850px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.8rem, 5.1vw, 4.85rem);
  font-weight: 600;
  line-height: .98;
  letter-spacing: -.045em;
}
.page-intro p { color: var(--text); font-size: clamp(1rem, 1.25vw, 1.16rem); line-height: 1.9; }

.team-section { background: var(--white); }
.team-heading {
  padding-bottom: 42px;
  border-bottom: 1px solid var(--line);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.05rem, 3.25vw, 3.2rem);
  font-weight: 600;
  line-height: 1.05;
  letter-spacing: -.035em;
}
.team-list { display: grid; gap: 48px; margin-top: 48px; }
.team-member {
  display: grid;
  grid-template-columns: minmax(300px, .4fr) minmax(0, 1fr);
  gap: clamp(32px, 5vw, 64px);
  padding-bottom: 48px;
  border-bottom: 1px solid var(--line);
}
.team-member:last-child { border-bottom: 0; padding-bottom: 0; }
.team-profile { display: flex; align-items: flex-start; gap: 20px; }
.team-headshot {
  width: 116px;
  height: 116px;
  flex: 0 0 116px;
  object-fit: cover;
  border-radius: 50%;
  border: 1px solid var(--line-strong);
  box-shadow: 0 10px 28px rgba(10, 44, 99, .1);
}
.team-member h3 {
  padding-top: 4px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.75rem, 2.6vw, 2.5rem);
  font-weight: 600;
  line-height: 1.12;
  letter-spacing: -.03em;
}
.team-role {
  display: block;
  margin-top: 10px;
  color: var(--alt-blue);
  font-size: .68rem;
  font-weight: 800;
  letter-spacing: .14em;
  line-height: 1.5;
  text-transform: uppercase;
}
.team-contact { display: grid; gap: 6px; margin-top: 14px; color: var(--text); font-size: .89rem; }
.team-contact a { color: var(--alt-blue); }
.team-bio { color: var(--text); font-size: 1.01rem; line-height: 1.9; }
.team-bio p + p { margin-top: 18px; }
.team-bio-layout { display: grid; grid-template-columns: minmax(0, 1fr) minmax(310px, .82fr); gap: clamp(30px, 4vw, 54px); align-items: start; }

.video-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 28px; margin-top: 42px; }
.video-card { overflow: hidden; background: var(--white); border: 1px solid var(--line-strong); box-shadow: 0 18px 46px rgba(10, 44, 99, .08); }
.video-card-heading { padding: 25px 28px 22px; }
.video-card-heading > span { display: block; color: var(--alt-gold); font-size: .67rem; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; }
.video-card-heading h3 { margin-top: 9px; font-family: Georgia, "Times New Roman", serif; font-size: clamp(1.35rem, 2vw, 1.85rem); font-weight: 600; line-height: 1.18; letter-spacing: -.025em; }
.video-card-heading h2 { margin-top: 9px; font-family: Georgia, "Times New Roman", serif; font-size: clamp(1.55rem, 2.3vw, 2.1rem); font-weight: 600; line-height: 1.16; letter-spacing: -.03em; }
.video-card video { display: block; width: 100%; aspect-ratio: 16 / 9; background: #071326; object-fit: contain; }
.video-card-compact .video-card-heading { padding: 22px 24px 18px; }
.video-card-compact .eyebrow { margin-bottom: 8px; }
.video-card-compact { padding: 10px; border-color: rgba(150, 99, 44, .48); box-shadow: 0 18px 48px rgba(10, 44, 99, .11); }
.video-card-compact .video-card-heading { margin: -10px -10px 0; padding: 27px 28px 23px; background: linear-gradient(145deg, var(--blue-wash), var(--white)); border-bottom: 1px solid var(--line); }
.video-frame { padding: 8px; background: var(--ivory); border: 1px solid var(--line-strong); }
.video-frame video { border: 1px solid rgba(10, 44, 99, .22); }
.video-card-featured { width: 100%; }
.featured-video-layout { display: grid; grid-template-columns: minmax(280px, .55fr) minmax(0, 1fr); gap: clamp(42px, 7vw, 88px); align-items: center; }
.featured-video-copy .body-copy { margin-top: 26px; }
.core-offerings-section { background: var(--ivory); }
.why-alternatives-section { padding-top: clamp(68px, 7vw, 94px); background: var(--white); border-top: 0; }
.why-intro { max-width: 820px; margin: 0 auto; text-align: center; }
.why-intro .eyebrow { justify-content: center; }
.why-intro h1 { margin-top: 26px; font-family: Georgia, "Times New Roman", serif; font-size: clamp(2.55rem, 4.2vw, 3.95rem); font-weight: 600; line-height: 1.02; letter-spacing: -.04em; }
.why-intro p { max-width: 690px; margin: 24px auto 0; color: var(--text); font-size: 1.08rem; line-height: 1.8; }
.why-alternatives-grid { display: grid; grid-template-columns: minmax(0, 1.08fr) minmax(330px, .74fr); gap: clamp(34px, 5vw, 62px); align-items: stretch; margin-top: 46px; }
.alternatives-breakdown { padding: clamp(28px, 3.5vw, 42px); background: var(--ivory); border: 1px solid var(--line); border-top: 3px solid var(--alt-gold); }
.alternatives-breakdown > h2 { font-family: Georgia, "Times New Roman", serif; font-size: clamp(1.8rem, 2.7vw, 2.55rem); font-weight: 600; line-height: 1.12; letter-spacing: -.035em; }
.alternative-point { margin-top: 24px; padding-top: 22px; border-top: 1px solid var(--line); }
.alternative-point strong { display: block; color: var(--alt-blue-dark); font-size: .77rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.alternative-point p { margin-top: 9px; color: var(--text); font-size: .95rem; line-height: 1.72; }
.core-offerings-heading { max-width: 850px; }
.core-offerings-grid { grid-template-columns: repeat(3, 1fr); }
.real-estate-offering { padding-top: clamp(68px, 7vw, 96px); background: var(--white); }
.offering-page-intro { max-width: 980px; }
.offering-page-intro h1 {
  margin-top: 28px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.65rem, 4.8vw, 4.6rem);
  font-weight: 600;
  line-height: 1.02;
  letter-spacing: -.045em;
}
.offering-page-intro h1 span { color: var(--alt-blue); }
.real-estate-feature-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.04fr) minmax(360px, .8fr);
  gap: clamp(38px, 6vw, 76px);
  align-items: start;
  margin-top: clamp(48px, 6vw, 76px);
}
.real-estate-video-card { position: sticky; top: 148px; }
.real-estate-copy-card {
  padding: clamp(34px, 4vw, 52px);
  background: var(--ivory);
  border-top: 3px solid var(--alt-gold);
  box-shadow: 0 20px 54px rgba(10, 44, 99, .07);
}
.real-estate-copy-card h2 {
  margin-top: 26px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2rem, 3.3vw, 3.15rem);
  font-weight: 600;
  line-height: 1.08;
  letter-spacing: -.035em;
}
.real-estate-copy-card p { margin-top: 24px; color: var(--text); font-size: 1rem; line-height: 1.9; }

.subsection { margin-top: clamp(66px, 8vw, 104px); padding-top: clamp(54px, 7vw, 84px); border-top: 1px solid var(--line); }
.subsection-header { max-width: 760px; }
.subsection-header h2 {
  margin-top: 25px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.05rem, 3.5vw, 3.45rem);
  font-weight: 600;
  line-height: 1.04;
  letter-spacing: -.04em;
}
.card-grid { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: 48px; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.info-card {
  min-height: 260px;
  padding: 32px;
  background: var(--white);
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  transition: background .22s var(--ease);
}
.info-card:hover { background: var(--ivory); }
.info-card-number { color: var(--alt-gold); font-size: .7rem; font-weight: 800; letter-spacing: .18em; }
.info-card h3 {
  margin-top: 28px;
  min-height: 2.25em;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.65rem, 2.1vw, 2.2rem);
  font-weight: 600;
  line-height: 1.13;
  letter-spacing: -.03em;
}
.info-card p { margin-top: 18px; color: var(--text); font-size: .95rem; line-height: 1.8; }
.process-grid { grid-template-columns: repeat(5, 1fr); }
.process-grid .info-card { min-height: 282px; padding: 29px; }
.process-grid .info-card h3 { font-size: 1.62rem; }

.who-serve { background: var(--ivory); }
.location-grid { grid-template-columns: repeat(3, 1fr); }
.location-grid .info-card { min-height: 210px; }

.partner-opening {
  display: grid;
  grid-template-columns: minmax(0, .9fr) minmax(320px, .46fr);
  gap: clamp(44px, 7vw, 92px);
  align-items: start;
}
.partner-opening blockquote {
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.7rem, 3.1vw, 2.85rem);
  line-height: 1.28;
  letter-spacing: -.032em;
}
.partner-opening p { color: var(--text); font-size: 1.03rem; line-height: 1.92; }

.contact-page { background: var(--blue-wash); }
.contact-page-grid {
  display: grid;
  grid-template-columns: minmax(0, .9fr) minmax(320px, .46fr);
  gap: clamp(44px, 7vw, 92px);
  align-items: start;
}
.contact-page h2 {
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.35rem, 4.25vw, 4.15rem);
  font-weight: 600;
  line-height: 1.02;
  letter-spacing: -.04em;
}
.contact-page p { margin-top: 28px; max-width: 760px; color: var(--text); font-size: 1.05rem; line-height: 1.92; }
.contact-actions { display: flex; flex-wrap: wrap; gap: 16px; margin-top: 38px; }
.contact-card { border-left: 1px solid var(--alt-gold); }
.contact-card span {
  display: block;
  margin-top: 8px;
  color: var(--alt-blue);
  font-size: .7rem;
  font-weight: 800;
  letter-spacing: .16em;
  text-transform: uppercase;
}
.contact-links { display: grid; gap: 14px; margin-top: 26px; color: var(--text); }
.contact-links a { display: grid; grid-template-columns: 52px minmax(0, 1fr); column-gap: 12px; align-items: baseline; }
.contact-links b { color: var(--alt-gold); font-size: .72rem; letter-spacing: .1em; text-transform: uppercase; }
.contact-links a span { display: inline; margin: 0; color: var(--text); font-size: inherit; font-weight: 400; letter-spacing: 0; text-transform: none; }

.contact-band { padding: clamp(74px, 8vw, 104px) 0; border-top: 1px solid var(--line); background: var(--blue-wash); }
.contact-band-grid { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 48px; align-items: end; }
.contact-band h2 {
  margin-top: 25px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.1rem, 3.5vw, 3.45rem);
  font-weight: 600;
  line-height: 1.04;
  letter-spacing: -.04em;
}
.contact-band p { margin-top: 22px; max-width: 720px; color: var(--text); font-size: 1.01rem; line-height: 1.85; }

.footer { padding: 58px 0 34px; background: var(--black); color: var(--white); }
.footer-grid { display: grid; grid-template-columns: minmax(280px, .55fr) 1fr; gap: clamp(36px, 6vw, 80px); align-items: start; }
.footer-mark-frame { display: inline-block; width: 78px; line-height: 0; }
.footer-mark { display: block; width: 100%; height: auto; object-fit: contain; }
.footer-brand p { max-width: 520px; margin-top: 22px; color: rgba(255, 255, 255, .64); font-size: .91rem; line-height: 1.8; }
.footer-nav { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: 18px 28px; color: rgba(255, 255, 255, .72); font-size: .7rem; font-weight: 800; letter-spacing: .15em; text-transform: uppercase; }
.footer-nav a:hover { color: var(--alt-gold-soft); }
.legal { margin-top: 42px; padding-top: 30px; border-top: 1px solid rgba(255, 255, 255, .14); color: rgba(255, 255, 255, .54); font-size: .77rem; line-height: 1.8; }
.legal strong { color: rgba(255, 255, 255, .76); }
.copyright { display: flex; justify-content: space-between; flex-wrap: wrap; gap: 20px; margin-top: 26px; color: rgba(255, 255, 255, .48); font-size: .77rem; }
.copyright a { color: rgba(255, 255, 255, .62); }

@media (max-width: 1120px) {
  .hero-grid, .story-grid, .page-intro-grid, .section-header, .partner-opening, .contact-page-grid { grid-template-columns: 1fr; }
  .card-grid { grid-template-columns: repeat(2, 1fr); }
  .process-grid { grid-template-columns: repeat(2, 1fr); }
  .team-member { grid-template-columns: 1fr; }
  .team-bio-layout, .featured-video-layout, .why-alternatives-grid, .real-estate-feature-grid { grid-template-columns: 1fr; }
  .real-estate-video-card { position: static; }
  .contact-band-grid { grid-template-columns: 1fr; align-items: start; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-nav { justify-content: flex-start; }
}

@media (max-height: 900px) and (min-width: 1121px) {
  .hero { padding-top: 52px; padding-bottom: 52px; }
  .hero .eyebrow { margin-bottom: 28px; }
  .hero h1 { font-size: clamp(2.85rem, 4.8vw, 4.55rem); }
  .hero-copy { margin-top: 26px; line-height: 1.72; }
  .hero-actions { margin-top: 30px; }
  .hero-panel h2 { margin-top: 18px; }
  .hero-panel p { margin-top: 16px; line-height: 1.7; }
}

@media (max-width: 860px) {
  .desktop-nav { display: none; }
  .mobile-nav { display: block; }
  .header-inner { min-height: 68px; justify-content: flex-start; }
  .header-corner-mark { width: 46px; height: 46px; }
}

@media (max-width: 760px) {
  .container { width: min(100% - 34px, var(--max)); }
  .header-inner { width: min(100% - 24px, 1380px); min-height: 64px; }
  .header-corner-mark { width: 42px; height: 42px; }
  .mobile-nav-panel { top: 64px; }
  .hero { min-height: auto; padding: 76px 0 84px; }
  .site-logo { width: clamp(255px, 75vw, 390px); }
  .hero h1 { font-size: clamp(2.55rem, 10.2vw, 3.75rem); }
  .hero-rail { padding-top: 0; }
  .hero-panel { padding: 30px 0 18px; border-left: 0; border-top: 1px solid var(--alt-gold); }
  .page-intro h1 { font-size: clamp(2.55rem, 10.2vw, 3.7rem); }
  .card-grid, .process-grid, .location-grid, .core-offerings-grid { grid-template-columns: 1fr; }
  .info-card, .process-grid .info-card { min-height: auto; }
  .info-card h3 { min-height: auto; }
  .team-profile { flex-direction: column; }
  .video-grid { grid-template-columns: 1fr; }
  .button { width: 100%; }
  .contact-actions { flex-direction: column; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; animation-duration: .01ms !important; transition-duration: .01ms !important; }
}