:root {
  --ink: #121416;
  --muted: #606a70;
  --soft: #eef4f6;
  --warm: #fffaf6;
  --surface: #ffffff;
  --line: #dbe3e7;
  --red: #ea002a;
  --red-dark: #b80021;
  --blue: #326d7a;
  --green: #6f8f75;
  --shadow: 0 22px 60px rgba(18, 20, 22, 0.11);
  --radius: 8px;
  --container: 1180px;
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--ink);
  background:
    radial-gradient(circle at 12% 8%, rgba(234, 0, 42, 0.08), transparent 28rem),
    linear-gradient(180deg, var(--soft), var(--warm) 42%, #ffffff);
  line-height: 1.65;
}

body.nav-open {
  overflow: hidden;
}

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

a {
  color: inherit;
}

a:focus-visible,
button:focus-visible {
  outline: 3px solid rgba(234, 0, 42, 0.35);
  outline-offset: 3px;
}

.skip-link {
  position: absolute;
  left: 1rem;
  top: 0.5rem;
  z-index: 20;
  transform: translateY(-140%);
  background: var(--ink);
  color: #fff;
  padding: 0.6rem 0.9rem;
  border-radius: var(--radius);
}

.skip-link:focus {
  transform: translateY(0);
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.container {
  width: min(100% - 40px, var(--container));
  margin: 0 auto;
}

.concept-bar {
  padding: 0.55rem 1rem;
  text-align: center;
  background: var(--ink);
  color: #fff;
  font-size: 0.84rem;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 10;
  background: rgba(255, 250, 246, 0.9);
  backdrop-filter: blur(16px);
  border-bottom: 1px solid rgba(219, 227, 231, 0.72);
}

.nav-wrap {
  min-height: 82px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.25rem;
}

.brand {
  display: inline-flex;
  align-items: center;
  width: min(258px, 54vw);
}

.brand img {
  width: 100%;
  height: auto;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 0.25rem;
  font-size: 0.95rem;
  font-weight: 700;
}

.site-nav a {
  text-decoration: none;
  padding: 0.7rem 0.9rem;
  border-radius: 999px;
}

.site-nav a:hover {
  background: rgba(234, 0, 42, 0.08);
}

.site-nav .nav-cta {
  background: var(--red);
  color: #fff;
}

.menu-toggle {
  display: none;
  width: 44px;
  height: 44px;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: #fff;
}

.menu-icon,
.menu-icon::before,
.menu-icon::after {
  display: block;
  width: 18px;
  height: 2px;
  margin: 0 auto;
  background: var(--ink);
  border-radius: 999px;
}

.menu-icon::before,
.menu-icon::after {
  content: "";
  position: relative;
}

.menu-icon::before {
  top: -6px;
}

.menu-icon::after {
  top: 4px;
}

.hero {
  padding: 78px 0 54px;
}

.hero-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.05fr) minmax(340px, 0.95fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: center;
}

.eyebrow {
  margin: 0 0 1rem;
  color: var(--red-dark);
  font-size: 0.82rem;
  font-weight: 800;
}

h1,
h2,
h3,
p {
  overflow-wrap: anywhere;
}

h1,
h2,
h3 {
  margin: 0;
  line-height: 1.08;
  letter-spacing: 0;
}

h1 {
  max-width: 11ch;
  font-size: clamp(2.55rem, 7vw, 5.4rem);
}

h1 span {
  font-family: Georgia, "Times New Roman", serif;
  font-style: italic;
  font-weight: 400;
  color: var(--muted);
}

h2 {
  font-size: clamp(2rem, 4vw, 3.3rem);
}

h3 {
  font-size: 1.22rem;
}

.hero-text {
  max-width: 59ch;
  margin: 1.4rem 0 0;
  color: var(--muted);
  font-size: 1.08rem;
}

.hero-actions,
.contact-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.85rem;
  margin-top: 2rem;
}

.button {
  display: inline-flex;
  min-height: 46px;
  align-items: center;
  justify-content: center;
  padding: 0.78rem 1.2rem;
  border-radius: 999px;
  font-weight: 800;
  text-decoration: none;
  line-height: 1.15;
  transition: transform 160ms ease, background 160ms ease, border-color 160ms ease;
}

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

.button.primary {
  background: var(--red);
  color: #fff;
}

.button.secondary {
  background: #fff;
  color: var(--ink);
  border: 1px solid var(--line);
}

.property-desk,
.contact-panel,
.owner-cta,
.route-card,
.listing-card,
.trust-grid > div {
  border: 1px solid var(--line);
  background: rgba(255, 255, 255, 0.92);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}

.property-desk {
  padding: clamp(1.2rem, 3vw, 1.75rem);
}

.desk-header {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 1rem;
  padding-bottom: 1.15rem;
  border-bottom: 1px solid var(--line);
}

.desk-header p {
  margin: 0;
  color: var(--muted);
}

.desk-header strong {
  font-size: 1.1rem;
}

.desk-links {
  display: grid;
  gap: 0.85rem;
  margin-top: 1rem;
}

.desk-links a {
  display: grid;
  grid-template-columns: 44px minmax(0, 1fr);
  gap: 0.9rem;
  align-items: center;
  padding: 0.9rem;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  text-decoration: none;
  background: #fff;
}

.desk-links a:hover,
.route-card:hover,
.listing-card:hover {
  border-color: rgba(234, 0, 42, 0.38);
}

.desk-icon {
  display: grid;
  place-items: center;
  width: 44px;
  height: 44px;
  border-radius: var(--radius);
  background: rgba(18, 20, 22, 0.08);
  color: var(--ink);
}

.desk-icon.red {
  background: rgba(234, 0, 42, 0.1);
  color: var(--red);
}

.desk-icon.green {
  background: rgba(111, 143, 117, 0.16);
  color: var(--green);
}

.desk-icon.blue {
  background: rgba(50, 109, 122, 0.13);
  color: var(--blue);
}

.desk-icon svg {
  width: 22px;
  height: 22px;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.8;
  stroke-linecap: round;
  stroke-linejoin: round;
}

.desk-links strong,
.desk-links small {
  display: block;
}

.desk-links small {
  color: var(--muted);
  font-size: 0.9rem;
}

.trust-strip {
  padding: 0 0 46px;
}

.trust-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
}

.trust-grid > div {
  padding: 1.25rem;
  box-shadow: none;
}

.trust-grid span {
  display: block;
  font-size: 1.12rem;
  font-weight: 850;
}

.trust-grid p {
  margin: 0.35rem 0 0;
  color: var(--muted);
}

.section {
  padding: 84px 0;
}

.section-heading {
  max-width: 760px;
  margin-bottom: 2rem;
}

.section-heading p:not(.eyebrow) {
  margin: 1rem 0 0;
  color: var(--muted);
  font-size: 1.04rem;
}

.section-heading.split {
  max-width: none;
  display: grid;
  grid-template-columns: minmax(0, 1.1fr) minmax(280px, 0.7fr);
  gap: 2rem;
  align-items: end;
}

.card-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1rem;
}

.route-card {
  display: flex;
  min-height: 275px;
  flex-direction: column;
  padding: 1.35rem;
  box-shadow: none;
}

.route-kicker {
  width: max-content;
  margin-bottom: 1.15rem;
  padding: 0.22rem 0.62rem;
  border-radius: 999px;
  background: rgba(234, 0, 42, 0.09);
  color: var(--red-dark);
  font-size: 0.78rem;
  font-weight: 850;
}

.route-card p {
  margin: 0.9rem 0 1.25rem;
  color: var(--muted);
}

.route-card a,
.listing-card a,
.mini-links a,
.contact-list a,
.site-footer a {
  color: var(--red-dark);
  font-weight: 800;
  text-decoration-thickness: 1px;
  text-underline-offset: 0.2em;
}

.route-card a {
  margin-top: auto;
}

.listings-section {
  background: rgba(255, 255, 255, 0.48);
  border-top: 1px solid rgba(219, 227, 231, 0.55);
  border-bottom: 1px solid rgba(219, 227, 231, 0.55);
}

.listing-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
}

.listing-card {
  overflow: hidden;
  box-shadow: none;
}

.listing-card img {
  width: 100%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
  background: var(--soft);
}

.listing-card div {
  padding: 1.15rem;
}

.listing-card p {
  margin: 0 0 0.35rem;
  color: var(--muted);
  font-size: 0.9rem;
}

.listing-card strong {
  display: block;
  margin: 0.55rem 0 0.85rem;
  font-size: 1.25rem;
}

.centered-action {
  display: flex;
  justify-content: center;
  margin-top: 1.6rem;
}

.story-grid {
  display: grid;
  grid-template-columns: minmax(280px, 0.9fr) minmax(0, 1fr);
  gap: clamp(2rem, 5vw, 4.5rem);
  align-items: center;
}

.story-media {
  overflow: hidden;
  border-radius: var(--radius);
  border: 1px solid var(--line);
  background: #fff;
  box-shadow: var(--shadow);
}

.story-media img {
  width: 100%;
  aspect-ratio: 1 / 1;
  object-fit: cover;
  object-position: center top;
}

.story-copy p:not(.eyebrow) {
  color: var(--muted);
  font-size: 1.04rem;
}

.mini-links {
  display: flex;
  flex-wrap: wrap;
  gap: 0.8rem;
  margin-top: 1.4rem;
}

.mini-links a {
  padding: 0.6rem 0.85rem;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: #fff;
  text-decoration: none;
}

.contact-panel {
  padding: clamp(1.35rem, 4vw, 2.3rem);
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(280px, 1fr);
  gap: 2rem;
  align-items: start;
}

.contact-panel p:not(.eyebrow) {
  color: var(--muted);
}

.contact-list {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1rem;
  margin: 0;
}

.contact-list div {
  padding: 1rem;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: #fff;
}

.contact-list dt {
  color: var(--muted);
  font-size: 0.86rem;
  font-weight: 800;
}

.contact-list dd {
  margin: 0.25rem 0 0;
  font-weight: 750;
}

.contact-actions {
  grid-column: 1 / -1;
  margin-top: 0;
}

.owner-cta {
  margin: 28px auto 0;
  padding: 64px 0;
  background: var(--ink);
  color: #fff;
  border-radius: 0;
  border-left: 0;
  border-right: 0;
}

.owner-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 2rem;
  align-items: center;
}

.owner-cta .eyebrow {
  color: #ff9aac;
}

.owner-cta p:not(.eyebrow) {
  max-width: 68ch;
  color: rgba(255, 255, 255, 0.76);
}

.owner-button {
  background: #fff;
  color: var(--ink);
}

.site-footer {
  padding: 48px 0;
  background: #fff;
}

.footer-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 2rem;
  align-items: start;
}

.site-footer img {
  width: min(250px, 70vw);
  margin-bottom: 1rem;
}

.site-footer p {
  max-width: 70ch;
  margin: 0;
  color: var(--muted);
  font-size: 0.94rem;
}

.site-footer nav {
  display: grid;
  gap: 0.55rem;
  justify-items: end;
}

@media (max-width: 980px) {
  .menu-toggle {
    display: block;
    flex: 0 0 auto;
  }

  .site-nav {
    position: fixed;
    inset: 117px 20px auto 20px;
    display: none;
    grid-template-columns: 1fr;
    gap: 0.2rem;
    padding: 1rem;
    border: 1px solid var(--line);
    border-radius: var(--radius);
    background: #fff;
    box-shadow: var(--shadow);
  }

  body.nav-open .site-nav {
    display: grid;
  }

  .site-nav a {
    padding: 0.9rem;
  }

  .hero-grid,
  .story-grid,
  .contact-panel,
  .section-heading.split,
  .owner-grid,
  .footer-grid {
    grid-template-columns: 1fr;
  }

  h1 {
    max-width: 13ch;
  }

  .property-desk {
    max-width: 640px;
  }

  .trust-grid,
  .listing-grid {
    grid-template-columns: 1fr;
  }

  .card-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .owner-grid {
    justify-items: start;
  }

  .site-footer nav {
    justify-items: start;
  }
}

@media (max-width: 640px) {
  .container {
    width: min(100% - 28px, var(--container));
  }

  .concept-bar {
    font-size: 0.78rem;
  }

  .nav-wrap {
    min-height: 76px;
  }

  .site-nav {
    inset: 111px 14px auto 14px;
  }

  .hero {
    padding-top: 46px;
  }

  .hero-actions,
  .contact-actions {
    flex-direction: column;
    align-items: stretch;
  }

  .button {
    width: 100%;
  }

  .desk-header {
    display: block;
  }

  .desk-header strong {
    display: block;
    margin-top: 0.25rem;
  }

  .desk-links a {
    grid-template-columns: 38px minmax(0, 1fr);
    padding: 0.78rem;
  }

  .desk-icon {
    width: 38px;
    height: 38px;
  }

  .section {
    padding: 58px 0;
  }

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

  .route-card {
    min-height: auto;
  }
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    transition-duration: 0.01ms !important;
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
  }
}