:root {
  --green: #257340;
  --green2: #2c9e48;
  --gold: #d1ac2b;
  --yellow: #e9cf36;
  --ink: #22302a;
  --muted: #65716b;
  --cream: #f7f5ef;
  --line: #ddd9cf;
  --white: #fff;
  --shadow: 0 18px 45px rgba(25, 50, 38, 0.12);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: Arial, sans-serif;
  color: var(--ink);
  line-height: 1.65;
  background: #fff;
}

img {
  max-width: 100%;
  display: block;
}

button,
a {
  color: inherit;
}

h1,
h2,
h3 {
  font-family: "Source Serif 4", Georgia, serif;
  line-height: 1.15;
  margin: 0 0 0.65em;
}

h1 {
  font-size: clamp(2.5rem, 5vw, 4.8rem);
  max-width: 850px;
}

h2 {
  font-size: clamp(2rem, 3.5vw, 3.25rem);
}

h3 {
  font-size: 1.45rem;
}

.container {
  width: min(1160px, calc(100% - 40px));
  margin: auto;
}

.narrow {
  max-width: 850px;
}

.center {
  text-align: center;
}

.section {
  padding: 92px 0;
}

.eyebrow {
  text-transform: uppercase;
  letter-spacing: 0.16em;
  font-weight: 700;
  font-size: 0.78rem;
  margin: 0 0 1rem;
}

.eyebrow.green {
  color: var(--green);
}

.eyebrow.gold {
  color: #9d7b00;
}

.eyebrow.light {
  color: #fff;
}

.skip-link {
  position: absolute;
  left: -999px;
}

.skip-link:focus {
  left: 1rem;
  top: 1rem;
  background: #fff;
  padding: 0.8rem;
  z-index: 100;
}

.site-header {
  position: relative;
  z-index: 20;
  background: #fff;
  border-bottom: 1px solid #eee;
}

.header-inner {
  min-height: 105px;
  display: flex;
  align-items: center;
  gap: 28px;
}

.brand img {
  width: 245px;
  height: auto;
}

.site-nav {
  display: flex;
  gap: 28px;
  margin-left: auto;
}

.site-nav a {
  text-decoration: none;
  font-weight: 700;
  font-size: 0.92rem;
}

.site-nav a:hover,
.agent-actions a:hover,
.bio-button:hover,
.contact-list a:hover,
.text-link:hover {
  color: var(--green);
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  background: var(--green);
  color: #fff;
  text-decoration: none;
  border: 0;
  padding: 15px 24px;
  font-weight: 700;
  letter-spacing: 0.02em;
  cursor: pointer;
  transition: 0.2s;
}

.button:hover {
  background: #1d5c33;
  transform: translateY(-1px);
}

.button-small {
  padding: 12px 18px;
}

.button-gold {
  background: var(--gold);
  color: #1e2a24;
}

.button-gold:hover {
  background: #e0ba34;
}

.nav-toggle {
  display: none;
  background: none;
  border: 0;
}

.hero {
  min-height: 680px;
  position: relative;
  display: flex;
  align-items: center;
  background: url("assets/hero-neighborhood.png") center center / cover no-repeat;
  color: #fff;
}

.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(17, 43, 29, 0.88) 0%, rgba(23, 55, 37, 0.74) 48%, rgba(23, 55, 37, 0.22) 100%);
}

.hero-content {
  position: relative;
  padding: 90px 0;
}

.hero-content > p:not(.eyebrow) {
  font-size: 1.18rem;
  max-width: 690px;
}

.hero-actions {
  display: flex;
  align-items: center;
  gap: 24px;
  margin-top: 28px;
}

.text-link {
  font-weight: 700;
  text-decoration: none;
}

.text-link.light {
  color: #fff;
}

.split-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 70px;
  align-items: center;
}

.image-frame {
  position: relative;
}

.image-frame::before {
  content: "";
  position: absolute;
  left: -18px;
  bottom: -18px;
  width: 65%;
  height: 65%;
  border: 4px solid var(--gold);
  z-index: -1;
}

.image-frame img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
}

.content-block > p {
  color: var(--muted);
}

.values-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
  margin-top: 35px;
}

.values-grid > div {
  border-top: 3px solid var(--gold);
  padding-top: 16px;
}

.values-grid h3 {
  font-size: 1.15rem;
  margin: 0.5rem 0;
}

.values-grid p {
  font-size: 0.9rem;
  color: var(--muted);
}

.icon {
  font-size: 1.5rem;
  color: var(--green);
}

.service-area-section {
  background: var(--green);
  color: #fff;
}

.service-area-section p {
  color: #e9f1ec;
}

.places {
  display: flex;
  flex-wrap: nowrap;
  justify-content: center;
  gap: 8px;
  margin-top: 30px;
}

.places span {
  border: 1px solid rgba(255, 255, 255, 0.45);
  padding: 8px 12px;
  white-space: nowrap;
  font-size: 0.92rem;
}

.section-heading {
  max-width: 760px;
  margin-bottom: 42px;
}

.section-heading.center {
  margin-left: auto;
  margin-right: auto;
}

.section-heading p {
  color: var(--muted);
}

.team-section {
  background: var(--cream);
}

.team-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 26px;
}

.agent-card {
  background: #fff;
  box-shadow: var(--shadow);
}

.agent-card > img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
  object-position: center top;
}

.agent-body {
  padding: 26px;
}

.agent-body h3 {
  margin-bottom: 0.2rem;
}

.role {
  color: var(--green);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.14em;
}

.contact-list {
  display: grid;
  gap: 5px;
  margin: 18px 0;
}

.contact-list a {
  font-size: 0.91rem;
  text-decoration: none;
  word-break: break-word;
}

.agent-actions {
  display: flex;
  justify-content: space-between;
  align-items: center;
  border-top: 1px solid var(--line);
  padding-top: 18px;
  gap: 16px;
}

.agent-actions a,
.bio-button {
  font-weight: 700;
  color: var(--green);
  background: none;
  border: 0;
  padding: 0;
  cursor: pointer;
  text-decoration: none;
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 22px;
}

.property-grid figure {
  margin: 0;
  background: #fff;
  box-shadow: var(--shadow);
}

.property-grid img {
  width: 100%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
}

.property-grid figcaption {
  padding: 18px;
  font-family: "Source Serif 4", serif;
  font-size: 1.2rem;
  font-weight: 600;
}

.listing-cta {
  margin-top: 38px;
}

.small-note {
  font-size: 0.8rem;
  color: var(--muted);
}

.contact-section {
  background: var(--green);
  color: #fff;
}

.contact-grid {
  display: grid;
  grid-template-columns: 1.2fr 0.8fr;
  gap: 70px;
  align-items: center;
}

.contact-grid > div:first-child p {
  color: #e4eee8;
}

.contact-panel {
  background: #fff;
  color: var(--ink);
  padding: 36px;
  box-shadow: var(--shadow);
}

.contact-panel a {
  text-decoration: none;
}

.site-footer {
  background: #fff;
  padding: 58px 0 24px;
  border-top: 1px solid #eee;
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.3fr 0.8fr 1fr;
  gap: 50px;
  align-items: center;
}

.footer-brand > img {
  width: 260px;
}

.footer-brand p {
  max-width: 420px;
  color: var(--muted);
}

.footer-title {
  font-size: 1.15rem;
}

.footer-logos {
  display: flex;
  align-items: center;
  justify-content: flex-end;
  gap: 28px;
}

.footer-logos img:first-child {
  width: 145px;
}

.footer-logos img:last-child {
  width: 90px;
}

.footer-bottom {
  display: flex;
  justify-content: space-between;
  gap: 30px;
  border-top: 1px solid #eee;
  margin-top: 38px;
  padding-top: 20px;
  font-size: 0.78rem;
  color: var(--muted);
}

.scroll-top {
  position: fixed;
  right: 18px;
  bottom: 18px;
  width: 52px;
  height: 52px;
  border-radius: 999px;
  border: 0;
  background: var(--green);
  color: #fff;
  box-shadow: var(--shadow);
  font-size: 1.2rem;
  cursor: pointer;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  opacity: 0;
  visibility: hidden;
  transform: translateY(10px);
  transition: opacity 0.25s ease, transform 0.25s ease, visibility 0.25s ease, background 0.2s ease;
  z-index: 40;
}

.scroll-top.visible {
  opacity: 1;
  visibility: visible;
  transform: translateY(0);
}

.scroll-top:hover {
  background: #1d5c33;
}

.modal {
  position: fixed;
  inset: 0;
  display: none;
  z-index: 100;
}

.modal.open {
  display: block;
}

.modal-backdrop {
  position: absolute;
  inset: 0;
  background: rgba(15, 25, 20, 0.68);
}

.modal-panel {
  position: relative;
  background: #fff;
  width: min(760px, calc(100% - 32px));
  max-height: 85vh;
  overflow: auto;
  margin: 7vh auto;
  padding: 42px;
  box-shadow: var(--shadow);
}

.modal-close {
  position: absolute;
  right: 16px;
  top: 10px;
  background: none;
  border: 0;
  font-size: 2rem;
  cursor: pointer;
}

.modal-panel p {
  color: #4f5d56;
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
}

@media (max-width: 1050px) {
  .places {
    flex-wrap: wrap;
  }
}

@media (max-width: 900px) {
  .header-cta {
    display: none;
  }

  .site-nav {
    position: absolute;
    display: none;
    top: 100%;
    left: 0;
    right: 0;
    background: #fff;
    padding: 20px;
    flex-direction: column;
    border-top: 1px solid #eee;
  }

  .site-nav.open {
    display: flex;
  }

  .nav-toggle {
    display: block;
    margin-left: auto;
  }

  .nav-toggle span:not(.sr-only) {
    display: block;
    width: 25px;
    height: 2px;
    background: #222;
    margin: 5px;
  }

  .split-grid,
  .contact-grid {
    grid-template-columns: 1fr;
  }

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

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

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

  .footer-brand {
    grid-column: 1 / -1;
  }

  .footer-logos {
    justify-content: flex-start;
  }

  .hero {
    min-height: 620px;
  }

  .hero-overlay {
    background: rgba(20, 48, 32, 0.78);
  }
}

@media (max-width: 620px) {
  .container {
    width: min(100% - 28px, 1160px);
  }

  .section {
    padding: 68px 0;
  }

  .header-inner {
    min-height: 88px;
  }

  .brand img {
    width: 205px;
  }

  .team-grid,
  .property-grid,
  .footer-grid {
    grid-template-columns: 1fr;
  }

  .footer-bottom {
    display: block;
  }

  .hero-actions {
    align-items: flex-start;
    flex-direction: column;
  }

  .modal-panel {
    padding: 34px 24px;
  }

  .footer-logos {
    justify-content: flex-start;
  }
}