:root {
  --blue: #082b67;
  --blue-deep: #041c46;
  --blue-bright: #0d3d86;
  --gold: #dca63c;
  --gold-light: #f4d58e;
  --ink: #172132;
  --muted: #5e6878;
  --cream: #f7f4ed;
  --line: rgba(8, 43, 103, 0.14);
  --white: #ffffff;
  --shadow: 0 28px 70px rgba(4, 28, 70, 0.14);
  --header-height: 86px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header-height) + 18px);
}

body {
  margin: 0;
  padding-top: var(--header-height);
  background: var(--white);
  color: var(--ink);
  font-family: Arial, Helvetica, sans-serif;
  font-size: 18px;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
}

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

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

figure {
  margin: 0;
}

.shell {
  width: min(1280px, calc(100% - 48px));
  margin: 0 auto;
}

.skip {
  position: fixed;
  z-index: 200;
  top: 8px;
  left: 8px;
  padding: 10px 14px;
  background: white;
  color: var(--blue-deep);
  transform: translateY(-160%);
}

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

.site-header {
  position: fixed;
  z-index: 100;
  inset: 0 0 auto;
  height: var(--header-height);
  background: rgba(4, 28, 70, 0.98);
  color: white;
  border-bottom: 1px solid rgba(244, 213, 142, 0.22);
  box-shadow: 0 10px 30px rgba(4, 28, 70, 0.16);
  backdrop-filter: blur(12px);
}

.header-inner {
  position: relative;
  min-height: var(--header-height);
  display: flex;
  align-items: center;
  gap: 22px;
}

.brand {
  display: inline-flex;
  flex: 0 0 auto;
}

.brand img {
  width: 188px;
  height: auto;
}

.menu-toggle {
  width: 44px;
  height: 44px;
  display: none;
  place-content: center;
  gap: 5px;
  padding: 0;
  background: transparent;
  color: white;
  border: 1px solid rgba(255, 255, 255, 0.4);
  cursor: pointer;
}

.menu-toggle span {
  width: 20px;
  height: 2px;
  display: block;
  background: currentColor;
  transition: transform 0.2s ease, opacity 0.2s ease;
}

.site-header.is-menu-open .menu-toggle span:nth-child(1) {
  transform: translateY(7px) rotate(45deg);
}

.site-header.is-menu-open .menu-toggle span:nth-child(2) {
  opacity: 0;
}

.site-header.is-menu-open .menu-toggle span:nth-child(3) {
  transform: translateY(-7px) rotate(-45deg);
}

.site-header nav {
  margin-left: auto;
  display: flex;
  align-items: center;
  gap: 20px;
}

.site-header nav a,
.site-header nav button,
.header-call {
  padding: 0;
  background: transparent;
  color: rgba(255, 255, 255, 0.88);
  border: 0;
  cursor: pointer;
  font: inherit;
  font-size: 13px;
  font-weight: 800;
  white-space: nowrap;
  transition: color 0.2s ease;
}

.site-header nav a:hover,
.site-header nav a:focus-visible,
.site-header nav button:hover,
.site-header nav button:focus-visible,
.header-call:hover,
.header-call:focus-visible {
  color: var(--gold-light);
}

.header-call {
  padding-left: 20px;
  border-left: 1px solid rgba(255, 255, 255, 0.24);
}

.header-cta {
  min-height: 44px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 0 17px;
  background: var(--gold);
  color: var(--blue-deep);
  font-size: 12px;
  font-weight: 900;
  line-height: 1.25;
  text-align: center;
  transition: background 0.2s ease, transform 0.2s ease;
}

.header-cta:hover,
.header-cta:focus-visible {
  background: var(--gold-light);
  transform: translateY(-1px);
}

.eyebrow {
  margin: 0 0 18px;
  color: var(--gold-light);
  font-size: 13px;
  font-weight: 900;
  letter-spacing: 0.16em;
  line-height: 1.5;
  text-transform: uppercase;
}

.eyebrow.dark {
  color: #936619;
}

h1,
h2,
h3 {
  margin: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 400;
  line-height: 1.09;
}

h1 {
  max-width: 770px;
  font-size: clamp(42px, 4.2vw, 66px);
  letter-spacing: -0.035em;
}

h2 {
  font-size: clamp(38px, 4vw, 58px);
  letter-spacing: -0.03em;
}

h3 {
  font-size: 28px;
  letter-spacing: -0.018em;
}

.hero {
  min-height: 760px;
  display: grid;
  grid-template-columns: 1.13fr 0.87fr;
  background: var(--blue-deep);
  color: white;
}

.hero-copy-panel {
  display: flex;
  justify-content: flex-end;
  align-items: center;
}

.hero-copy {
  width: min(760px, calc(100% - 48px));
  padding: 72px 60px 72px 24px;
}

.hero-lead {
  max-width: 720px;
  margin: 27px 0 0;
  color: rgba(255, 255, 255, 0.86);
  font-size: 20px;
  line-height: 1.62;
}

.hero-support {
  max-width: 700px;
  margin: 18px 0 0;
  color: rgba(255, 255, 255, 0.72);
  font-size: 17px;
}

.hero-actions,
.contact-actions {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 14px;
  margin-top: 32px;
}

.button {
  min-height: 56px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 12px 25px;
  font-size: 14px;
  font-weight: 900;
  line-height: 1.35;
  text-align: center;
  transition: transform 0.2s ease, box-shadow 0.2s ease, background 0.2s ease;
}

.button:hover,
.button:focus-visible {
  transform: translateY(-2px);
}

.button-gold {
  background: var(--gold);
  color: var(--blue-deep);
  box-shadow: 0 14px 34px rgba(0, 0, 0, 0.18);
}

.button-gold:hover,
.button-gold:focus-visible {
  background: var(--gold-light);
}

.button-blue {
  background: var(--blue);
  color: white;
}

.button-blue:hover,
.button-blue:focus-visible {
  background: var(--blue-deep);
  box-shadow: 0 14px 34px rgba(8, 43, 103, 0.18);
}

.button-outline {
  color: white;
  border: 1px solid rgba(255, 255, 255, 0.52);
}

.button-outline:hover,
.button-outline:focus-visible {
  background: rgba(255, 255, 255, 0.1);
  border-color: white;
}

.button-light {
  background: white;
  color: var(--blue-deep);
}

.hero-promise {
  display: flex;
  flex-wrap: wrap;
  margin-top: 27px;
  color: rgba(255, 255, 255, 0.75);
  font-size: 13px;
  font-weight: 800;
}

.hero-promise span {
  padding: 0 15px;
  border-right: 1px solid rgba(255, 255, 255, 0.28);
}

.hero-promise span:first-child {
  padding-left: 0;
}

.hero-promise span:last-child {
  border: 0;
}

.hero-image-panel {
  min-height: 760px;
  overflow: hidden;
  background: #16130f;
}

.hero-image-panel img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 68% center;
}

.hero-region-image img {
  object-position: center;
}

.location-bar {
  background: var(--gold);
  color: var(--blue-deep);
}

.location-list {
  min-height: 92px;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  align-items: center;
}

.location-list span {
  padding: 8px 24px;
  border-right: 1px solid rgba(4, 28, 70, 0.2);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 21px;
  text-align: center;
}

.location-list span:last-child {
  border-right: 0;
}

.trust-bar {
  background: var(--gold);
  color: var(--blue-deep);
}

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

.trust-grid div {
  min-height: 218px;
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 30px 27px;
  border-right: 1px solid rgba(4, 28, 70, 0.2);
}

.trust-grid div:last-child {
  border: 0;
}

.trust-grid strong {
  font-family: Georgia, "Times New Roman", serif;
  font-size: 23px;
  font-weight: 400;
  line-height: 1.25;
}

.trust-grid span {
  margin-top: 12px;
  font-size: 14px;
  font-weight: 600;
  line-height: 1.55;
}

.section {
  padding: 118px 0;
}

.intro-grid,
.market-grid,
.process-heading,
.team-heading,
.faq-grid,
.guideline-grid {
  display: grid;
}

.intro-grid {
  grid-template-columns: 0.95fr 1.05fr;
  gap: 100px;
}

.intro h2,
.market h2,
.process h2,
.team-section h2,
.faq h2 {
  color: var(--blue-deep);
}

.intro-copy {
  padding-top: 42px;
  color: var(--muted);
}

.intro-copy p,
.market-copy p,
.team-copy p {
  margin: 0 0 20px;
}

.intro-copy .lead,
.market-copy .lead,
.team-copy .lead {
  color: var(--ink);
  font-size: 21px;
  line-height: 1.58;
}

.inline-link {
  width: fit-content;
  display: inline-block;
  margin-top: 10px;
  padding-bottom: 4px;
  color: var(--blue);
  border-bottom: 2px solid var(--gold);
  font-size: 15px;
  font-weight: 900;
}

.property-section {
  padding: 112px 0 122px;
  background: var(--cream);
}

.center-heading {
  width: min(900px, 100%);
  margin: 0 auto 56px;
  text-align: center;
}

.center-heading h2 {
  color: var(--blue-deep);
}

.property-grid {
  display: grid;
  grid-template-columns: 1.18fr 0.82fr 0.82fr;
  grid-template-rows: auto auto;
  gap: 20px;
}

.property-card {
  min-height: 300px;
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 38px;
  background: white;
  border: 1px solid rgba(8, 43, 103, 0.09);
  transition: transform 0.24s ease, box-shadow 0.24s ease;
}

.property-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow);
}

.property-primary {
  grid-row: 1 / 3;
  min-height: 620px;
  padding: 50px;
  background: var(--blue);
  color: white;
  border-top: 5px solid var(--gold);
}

.property-card.wide {
  grid-column: 2 / 4;
}

.card-kicker,
.mini-title {
  margin: 0 0 13px;
  color: #936619;
  font-size: 12px;
  font-weight: 900;
  letter-spacing: 0.14em;
  line-height: 1.45;
  text-transform: uppercase;
}

.property-card h3 {
  color: var(--blue-deep);
}

.property-card p:last-child {
  margin: 18px 0 0;
  color: var(--muted);
  font-size: 16px;
}

.property-primary .card-kicker {
  color: var(--gold-light);
}

.property-primary h3 {
  color: white;
  font-size: clamp(38px, 3.4vw, 52px);
}

.property-primary p:last-child {
  color: rgba(255, 255, 255, 0.82);
  font-size: 18px;
}

.section-action {
  margin-top: 40px;
  text-align: center;
}

.region {
  padding: 112px 0;
  background: var(--blue-deep);
  color: white;
}

.region-grid {
  display: grid;
  grid-template-columns: 0.88fr 1.12fr;
  gap: 84px;
  align-items: center;
}

.region-image {
  background: white;
  box-shadow: 0 30px 75px rgba(0, 0, 0, 0.26);
}

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

.person-image img {
  height: auto;
  aspect-ratio: auto;
  object-fit: contain;
}

.region-image figcaption,
.team-photo figcaption {
  padding: 15px 18px;
  background: white;
  color: var(--blue-deep);
  font-size: 13px;
  font-weight: 800;
}

.region-copy h2 {
  font-size: clamp(38px, 3.5vw, 54px);
}

.region-copy > p:not(.eyebrow) {
  margin: 23px 0 0;
  color: rgba(255, 255, 255, 0.78);
}

.places {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 30px;
}

.places span {
  padding: 8px 14px;
  border: 1px solid rgba(255, 255, 255, 0.3);
  color: rgba(255, 255, 255, 0.92);
  font-size: 13px;
  font-weight: 800;
}

.region-copy .button {
  margin-top: 30px;
}

.market-grid {
  grid-template-columns: 0.98fr 1.02fr;
  gap: 84px;
  align-items: center;
}

.market-copy p {
  color: var(--muted);
}

.market-copy .button {
  margin-top: 14px;
}

.valuation-box {
  padding: 48px;
  background: var(--cream);
  border-top: 5px solid var(--gold);
  box-shadow: var(--shadow);
}

.valuation-box h3 {
  color: var(--blue-deep);
  font-size: 36px;
}

.feature-list {
  margin: 28px 0 0;
  padding: 0;
  display: grid;
  gap: 0;
  list-style: none;
}

.feature-list li {
  position: relative;
  padding: 15px 0 15px 32px;
  border-bottom: 1px solid var(--line);
  color: var(--ink);
  font-size: 16px;
  font-weight: 700;
}

.feature-list li::before {
  content: "✓";
  position: absolute;
  left: 0;
  color: #936619;
  font-weight: 900;
}

.guideline {
  padding: 102px 0;
  background: linear-gradient(115deg, var(--blue) 0%, var(--blue-bright) 100%);
  color: white;
}

.guideline-grid {
  grid-template-columns: 0.88fr 1.12fr;
  gap: 96px;
  align-items: start;
}

.guideline-grid p {
  margin: 0 0 19px;
  color: rgba(255, 255, 255, 0.78);
}

.guideline-grid .lead-light {
  color: white;
  font-size: 20px;
}

.guideline-grid .button {
  margin-top: 12px;
}

.process-heading {
  grid-template-columns: 1.15fr 0.85fr;
  gap: 82px;
  align-items: end;
  margin-bottom: 62px;
}

.process-heading > p {
  margin: 0 0 4px;
  color: var(--muted);
}

.steps {
  border-top: 1px solid var(--line);
}

.step {
  position: relative;
  display: grid;
  grid-template-columns: 0.68fr 1.32fr;
  gap: 60px;
  padding: 35px 22px 35px 34px;
  border-bottom: 1px solid var(--line);
}

.step::before {
  content: "";
  width: 4px;
  position: absolute;
  top: 34px;
  bottom: 34px;
  left: 0;
  background: var(--gold);
}

.step h3 {
  color: var(--blue-deep);
}

.step p {
  margin: 0;
  color: var(--muted);
  font-size: 16px;
}

.team-section {
  padding: 112px 0 122px;
  background: var(--cream);
}

.success-section {
  background: white;
}

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

.success-card {
  background: var(--cream);
  border-bottom: 4px solid var(--gold);
  box-shadow: 0 16px 50px rgba(4, 28, 70, 0.08);
  transition: transform 0.25s, box-shadow 0.25s;
}

.success-card:hover {
  transform: translateY(-5px);
  box-shadow: var(--shadow);
}

.success-image {
  position: relative;
  overflow: hidden;
  aspect-ratio: 1.4;
}

.success-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.5s;
}

.success-card:hover .success-image img {
  transform: scale(1.035);
}

.success-image span {
  position: absolute;
  top: 18px;
  left: 18px;
  padding: 8px 12px;
  background: var(--gold);
  color: var(--blue-deep);
  font-size: 10px;
  font-weight: 900;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.success-copy {
  padding: 29px 28px 32px;
}

.success-copy h3 {
  margin-bottom: 16px;
  color: var(--blue-deep);
}

.success-copy p {
  margin-top: 12px;
  color: var(--muted);
  font-size: 15px;
}

.author-section {
  background: white;
}

.author-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 105px;
  align-items: center;
}

.books {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 30px;
  align-items: end;
  justify-items: center;
  padding: 24px 12px;
}

.book {
  position: static;
  width: 82%;
  height: auto;
  max-height: 480px;
  object-fit: contain;
  box-shadow: 0 28px 68px rgba(4, 28, 70, 0.22);
}

.book-sale {
  justify-self: end;
  transform: none;
}

.book-buy {
  justify-self: start;
  transform: none;
}

.author-copy h2 {
  color: var(--blue-deep);
}

.author-copy p {
  margin: 20px 0 0;
  color: var(--muted);
}

.author-copy .lead {
  color: var(--ink);
  font-size: 21px;
  line-height: 1.58;
}

.team-heading {
  grid-template-columns: 0.9fr 1.1fr;
  gap: 92px;
  align-items: start;
}

.team-copy {
  padding-top: 38px;
  color: var(--muted);
}

.team-copy .button {
  margin-top: 8px;
}

.team-gallery {
  display: grid;
  grid-template-columns: 1.65fr 0.75fr;
  gap: 22px;
  align-items: start;
  margin-top: 62px;
}

.team-photo {
  background: white;
  border-bottom: 4px solid var(--gold);
  box-shadow: var(--shadow);
}

.team-photo img {
  width: 100%;
  height: auto;
  aspect-ratio: auto;
  object-fit: contain;
  object-position: center;
}

.team-photo-main img {
  object-position: center;
}

.team-gallery-niedersachsen {
  grid-template-columns: 0.72fr 1.65fr;
}

.team-photo-mario img,
.contact-photo-mario img {
  height: auto;
  aspect-ratio: auto;
  object-fit: contain;
}

.team-photo figcaption {
  font-family: Georgia, "Times New Roman", serif;
  font-size: 19px;
  font-weight: 400;
}

.team-photo figcaption span {
  color: var(--muted);
  font-family: Arial, Helvetica, sans-serif;
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.marketing-section {
  padding: 112px 0 122px;
  background: var(--blue-deep);
  color: white;
}

.center-heading.light h2 {
  color: white;
}

.center-heading.light > p:last-child {
  margin: 24px auto 0;
  color: rgba(255, 255, 255, 0.75);
}

.marketing-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 18px;
}

.marketing-grid article {
  min-height: 260px;
  padding: 38px;
  background: rgba(255, 255, 255, 0.07);
  border: 1px solid rgba(255, 255, 255, 0.14);
  border-top: 3px solid var(--gold);
}

.marketing-grid h3 {
  color: white;
}

.marketing-grid p {
  margin: 19px 0 0;
  color: rgba(255, 255, 255, 0.72);
  font-size: 16px;
}

.light-action {
  margin-top: 42px;
}

.listings-section {
  padding: 82px 0;
  background: var(--cream);
}

.referral-section {
  padding-top: 0;
}

.referral-card {
  background: var(--blue-deep);
  color: white;
}

.referral-card h2 {
  color: white;
}

.referral-card .eyebrow {
  color: var(--gold-light);
}

.referral-card .listings-copy p,
.referral-card .listings-copy .lead {
  color: rgba(255, 255, 255, 0.82);
}

.referral-card .button-blue {
  background: var(--gold);
  color: var(--blue-deep);
}

.referral-card .button-blue:hover,
.referral-card .button-blue:focus-visible {
  background: var(--gold-light);
}

.listings-card {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 78px;
  align-items: center;
  padding: 62px 70px;
  background: white;
  border-top: 5px solid var(--gold);
  box-shadow: var(--shadow);
}

.listings-card h2 {
  color: var(--blue-deep);
}

.listings-copy p {
  margin: 0 0 18px;
  color: var(--muted);
}

.listings-copy .lead {
  color: var(--blue-deep);
  font-size: 20px;
  font-weight: 700;
}

.listings-copy .button {
  margin-top: 9px;
}

.faq-grid {
  grid-template-columns: 0.85fr 1.15fr;
  gap: 90px;
  align-items: start;
}

.faq-grid > div:first-child {
  position: sticky;
  top: calc(var(--header-height) + 28px);
}

.faq-grid > div:first-child > p:not(.eyebrow) {
  color: var(--muted);
}

.faq-list {
  border-top: 1px solid var(--line);
}

.faq-list details {
  border-bottom: 1px solid var(--line);
}

.faq-list summary {
  position: relative;
  padding: 27px 50px 27px 0;
  color: var(--blue-deep);
  cursor: pointer;
  list-style: none;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 22px;
  line-height: 1.35;
}

.faq-list summary::-webkit-details-marker {
  display: none;
}

.faq-list summary::after {
  content: "+";
  position: absolute;
  right: 4px;
  top: 22px;
  color: var(--gold);
  font-family: Arial, Helvetica, sans-serif;
  font-size: 28px;
}

.faq-list details[open] summary::after {
  content: "−";
}

.faq-list details p {
  margin: -2px 50px 28px 0;
  color: var(--muted);
  font-size: 16px;
}

.contact-section {
  padding: 0 0 112px;
  background: linear-gradient(180deg, white 0%, white 46%, var(--cream) 46%, var(--cream) 100%);
}

.contact-card {
  display: grid;
  grid-template-columns: 1.12fr 0.88fr;
  gap: 72px;
  align-items: center;
  padding: 68px 72px;
  background: var(--blue-deep);
  color: white;
  box-shadow: 0 32px 90px rgba(4, 28, 70, 0.2);
}

.contact-card h2 {
  font-size: clamp(39px, 3.8vw, 56px);
}

.contact-card > div:first-child > p:not(.eyebrow) {
  color: rgba(255, 255, 255, 0.73);
}

.contact-card > div:first-child > p {
  margin: 20px 0 0;
}

.contact-card .contact-welcome {
  color: white;
  font-weight: 800;
}

.contact-actions {
  align-items: stretch;
}

.contact-actions .button {
  flex: 1 1 240px;
}

.contact-options {
  display: grid;
  gap: 12px;
}

.light-title {
  color: var(--gold-light);
}

.contact-options > a,
.contact-options > button {
  min-height: 82px;
  display: grid;
  grid-template-columns: 48px 1fr auto;
  gap: 16px;
  align-items: center;
  padding: 12px 18px 12px 12px;
  background: rgba(255, 255, 255, 0.08);
  color: white;
  border: 1px solid rgba(255, 255, 255, 0.14);
  border-radius: 0;
  cursor: pointer;
  font: inherit;
  line-height: inherit;
  text-align: left;
  transition: background 0.2s ease, transform 0.2s ease;
}

.contact-options > a:hover,
.contact-options > a:focus-visible,
.contact-options > button:hover,
.contact-options > button:focus-visible {
  background: rgba(255, 255, 255, 0.15);
  transform: translateX(4px);
}

.contact-options small,
.contact-options strong {
  display: block;
}

.contact-number {
  width: 48px;
  height: 48px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  background: var(--gold);
  color: var(--blue-deep);
  font-size: 13px;
  font-weight: 900;
}

.contact-option-text {
  min-width: 0;
}

.contact-arrow {
  color: var(--gold-light);
  font-size: 22px;
}

.contact-options small {
  color: rgba(255, 255, 255, 0.62);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.07em;
  text-transform: uppercase;
}

.contact-options strong {
  overflow-wrap: anywhere;
  font-size: 16px;
}

.contact-photo {
  margin-top: 30px;
  border-bottom: 4px solid var(--gold);
}

.contact-photo img {
  width: 100%;
  height: auto;
}

.contact-values {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 18px;
  margin-top: 8px;
  color: rgba(255, 255, 255, 0.7);
  font-size: 13px;
  font-weight: 800;
}

.contact-form-panel {
  grid-column: 1 / -1;
  scroll-margin-top: calc(var(--header-height) + 24px);
  display: grid;
  grid-template-columns: 0.72fr 1.28fr;
  gap: 58px;
  align-items: start;
  margin-top: 4px;
  padding: 50px;
  background: white;
  color: var(--ink);
  border-top: 5px solid var(--gold);
}

.contact-form-intro h3 {
  color: var(--blue-deep);
  font-size: clamp(30px, 3vw, 42px);
}

.contact-form-intro > p:last-child {
  margin: 20px 0 0;
  color: var(--muted);
}

.contact-form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
}

.form-field {
  display: grid;
  gap: 8px;
}

.form-field-wide,
.form-submit,
.form-status {
  grid-column: 1 / -1;
}

.form-field label {
  color: var(--blue-deep);
  font-size: 14px;
  font-weight: 800;
}

.form-field input,
.form-field select,
.form-field textarea {
  width: 100%;
  min-height: 54px;
  padding: 13px 15px;
  background: var(--cream);
  color: var(--ink);
  border: 1px solid rgba(8, 43, 103, 0.22);
  border-radius: 0;
  font: inherit;
  font-size: 16px;
}

.form-field textarea {
  min-height: 145px;
  resize: vertical;
}

.form-field input:focus,
.form-field select:focus,
.form-field textarea:focus {
  outline: 3px solid rgba(220, 166, 60, 0.28);
  border-color: var(--gold);
}

.form-consent {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 11px;
  align-items: start;
  color: var(--muted);
  font-size: 14px;
  line-height: 1.55;
}

.form-consent input {
  width: 20px;
  height: 20px;
  margin: 2px 0 0;
  accent-color: var(--blue);
}

.form-consent a {
  color: var(--blue);
  font-weight: 800;
  text-decoration: underline;
  text-underline-offset: 3px;
}

.form-submit {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 16px 22px;
}

.form-submit p {
  flex: 1 1 240px;
  margin: 0;
  color: var(--muted);
  font-size: 13px;
}

.form-trap {
  position: absolute;
  left: -10000px;
  width: 1px;
  height: 1px;
  overflow: hidden;
}

.form-status {
  margin: 0;
  padding: 15px 17px;
  font-size: 15px;
  font-weight: 800;
}

.form-status.is-success {
  background: #edf7ef;
  color: #1e6232;
  border: 1px solid #a8d5b2;
}

.form-status.is-info {
  background: #fff7e6;
  color: #6f4c0c;
  border: 1px solid #ebc878;
}

footer {
  padding: 0 0 34px;
  background: var(--cream);
  color: var(--blue-deep);
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.2fr 1fr 0.55fr;
  gap: 68px;
  padding: 64px 0;
  border-bottom: 1px solid var(--line);
}

.footer-brand {
  width: fit-content;
  align-self: start;
  padding: 9px 14px;
  background: var(--blue);
}

.footer-brand img {
  width: 236px;
}

.footer-grid > div {
  display: grid;
  align-content: start;
  gap: 3px;
  font-size: 15px;
}

.footer-grid strong {
  margin-bottom: 3px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 19px;
  font-weight: 400;
}

.footer-grid span {
  margin-bottom: 10px;
  color: var(--muted);
}

.footer-grid a {
  width: fit-content;
  font-weight: 700;
}

.copyright {
  display: flex;
  justify-content: space-between;
  gap: 24px;
  padding-top: 23px;
  color: var(--muted);
  font-size: 11px;
  letter-spacing: 0.05em;
  text-transform: uppercase;
}

.copyright a {
  text-decoration: underline;
  text-underline-offset: 3px;
}

body.modal-open {
  overflow: hidden;
}

.modal {
  position: fixed;
  z-index: 300;
  inset: 0;
  display: none;
  padding: 24px;
}

.modal.is-open {
  display: grid;
  place-items: center;
}

.modal-backdrop {
  position: absolute;
  inset: 0;
  background: rgba(2, 15, 39, 0.84);
  backdrop-filter: blur(5px);
}

.modal-panel {
  position: relative;
  z-index: 1;
  width: min(1180px, 100%);
  height: min(860px, calc(100vh - 48px));
  display: grid;
  grid-template-rows: auto 1fr;
  overflow: hidden;
  background: white;
  box-shadow: 0 30px 100px rgba(0, 0, 0, 0.36);
}

.modal-calendar {
  width: min(980px, 100%);
}

.modal-header {
  min-height: 72px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding: 14px 18px 14px 24px;
  background: var(--blue-deep);
  color: white;
  border-bottom: 3px solid var(--gold);
}

.modal-header div {
  display: grid;
  gap: 1px;
}

.modal-header small {
  color: var(--gold-light);
  font-size: 10px;
  font-weight: 900;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.modal-header strong {
  font-family: Georgia, "Times New Roman", serif;
  font-size: 22px;
  font-weight: 400;
  line-height: 1.2;
}

.modal-header button {
  width: 44px;
  height: 44px;
  flex: 0 0 auto;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 0;
  background: rgba(255, 255, 255, 0.1);
  color: white;
  border: 1px solid rgba(255, 255, 255, 0.28);
  cursor: pointer;
  font-size: 28px;
  line-height: 1;
}

.modal-header button:hover,
.modal-header button:focus-visible {
  background: var(--gold);
  color: var(--blue-deep);
}

.modal iframe {
  width: 100%;
  height: 100%;
  min-height: 0;
  background: white;
  border: 0;
}

.mobile-actions {
  display: none;
}

a:focus-visible,
button:focus-visible,
summary:focus-visible {
  outline: 3px solid var(--gold-light);
  outline-offset: 4px;
}

@media (max-width: 1240px) {
  .menu-toggle {
    display: grid;
    flex: 0 0 auto;
    margin-left: auto;
  }

  .site-header nav {
    position: absolute;
    z-index: 110;
    top: 100%;
    right: 0;
    left: 0;
    margin: 0;
    padding: 18px 24px;
    display: none;
    grid-template-columns: repeat(4, minmax(0, 1fr));
    gap: 0 24px;
    background: var(--blue-deep);
    border-top: 1px solid rgba(244, 213, 142, 0.22);
    box-shadow: 0 18px 32px rgba(4, 28, 70, 0.24);
  }

  .site-header.is-menu-open nav {
    display: grid;
  }

  .site-header nav a,
  .site-header nav button {
    width: 100%;
    padding: 12px 0;
    text-align: left;
  }

  .header-call {
    margin-left: 0;
  }

  .hero {
    grid-template-columns: 1.08fr 0.92fr;
  }

  .hero-copy {
    padding-right: 42px;
  }

  .intro-grid,
  .market-grid,
  .process-heading,
  .team-heading,
  .faq-grid,
  .guideline-grid {
    gap: 58px;
  }
}

@media (max-width: 980px) {
  .hero {
    grid-template-columns: 1fr;
  }

  .hero-copy-panel {
    justify-content: center;
  }

  .hero-copy {
    width: min(760px, calc(100% - 48px));
    padding: 72px 0;
  }

  .hero-image-panel {
    min-height: 560px;
  }

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

  .trust-grid div:nth-child(2) {
    border-right: 0;
  }

  .trust-grid div:nth-child(-n + 2) {
    border-bottom: 1px solid rgba(4, 28, 70, 0.2);
  }

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

  .property-primary {
    grid-column: 1 / 3;
    grid-row: auto;
    min-height: 420px;
  }

  .property-card.wide {
    grid-column: auto;
  }

  .region-grid {
    grid-template-columns: 0.9fr 1.1fr;
    gap: 46px;
  }

  .team-gallery {
    grid-template-columns: 1.35fr 0.85fr;
  }

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

  .success-card {
    display: grid;
    grid-template-columns: 0.9fr 1.1fr;
  }

  .success-image {
    min-height: 330px;
    aspect-ratio: auto;
  }

  .author-grid {
    grid-template-columns: 1fr;
    gap: 52px;
  }

  .books {
    width: 100%;
    max-width: 650px;
    margin: 0 auto;
  }

  .listings-card {
    gap: 44px;
    padding: 52px 44px;
  }

  .contact-card {
    gap: 44px;
    padding: 56px 42px;
  }
}

@media (max-width: 760px) {
  :root {
    --header-height: 72px;
  }

  body {
    padding-bottom: 64px;
    font-size: 17px;
  }

  .shell {
    width: min(620px, calc(100% - 34px));
  }

  .header-inner {
    gap: 10px;
  }

  .brand img {
    width: 158px;
  }

  .header-call {
    padding: 0;
    border: 0;
    font-size: 12px;
  }

  .header-cta {
    display: none;
  }

  .site-header nav {
    grid-template-columns: repeat(2, minmax(0, 1fr));
    padding: 15px 17px;
  }

  .hero-copy {
    width: min(620px, calc(100% - 34px));
    padding: 60px 0 64px;
  }

  h1 {
    font-size: clamp(39px, 10.5vw, 54px);
  }

  h2 {
    font-size: clamp(36px, 9.5vw, 46px);
  }

  h3 {
    font-size: 25px;
  }

  .hero-lead {
    font-size: 18px;
  }

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

  .hero-actions .button,
  .contact-actions .button {
    width: 100%;
  }

  .hero-promise {
    gap: 7px 0;
  }

  .hero-promise span {
    padding: 0 10px;
  }

  .hero-image-panel {
    min-height: 440px;
  }

  .hero-image-panel img {
    object-position: 69% center;
  }

  .hero-region-image img {
    object-position: center;
  }

  .location-list {
    grid-template-columns: 1fr 1fr;
    padding: 12px 0;
  }

  .location-list span {
    padding: 10px 8px;
    border-right: 0;
    font-size: 18px;
  }

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

  .trust-grid div {
    min-height: auto;
    padding: 27px 4px;
    border-right: 0;
    border-bottom: 1px solid rgba(4, 28, 70, 0.2);
  }

  .trust-grid div:nth-child(2) {
    border-bottom: 1px solid rgba(4, 28, 70, 0.2);
  }

  .trust-grid div:last-child {
    border-bottom: 0;
  }

  .section,
  .property-section,
  .region,
  .team-section,
  .marketing-section,
  .listings-section {
    padding: 80px 0;
  }

  .intro-grid,
  .market-grid,
  .process-heading,
  .team-heading,
  .faq-grid,
  .guideline-grid,
  .region-grid,
  .contact-card,
  .footer-grid {
    grid-template-columns: 1fr;
    gap: 34px;
  }

  .intro-copy,
  .team-copy {
    padding-top: 0;
  }

  .intro-copy .lead,
  .market-copy .lead,
  .team-copy .lead {
    font-size: 19px;
  }

  .center-heading {
    margin-bottom: 38px;
  }

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

  .author-grid {
    grid-template-columns: 1fr;
    gap: 38px;
  }

  .books {
    gap: 18px;
    padding: 12px 0;
  }

  .book-sale,
  .book-buy {
    width: 84%;
  }

  .success-card {
    display: block;
  }

  .success-image {
    min-height: 240px;
  }

  .listings-card {
    grid-template-columns: 1fr;
    gap: 28px;
    padding: 42px 26px;
  }

  .property-primary,
  .property-card.wide {
    grid-column: auto;
  }

  .property-primary {
    min-height: auto;
    padding: 40px 29px;
  }

  .property-card {
    min-height: auto;
    padding: 32px 28px;
  }

  .region-image img {
    aspect-ratio: 4 / 3;
  }

  .region-image.person-image img {
    aspect-ratio: auto;
    object-fit: contain;
  }

  .valuation-box {
    padding: 36px 25px;
  }

  .guideline {
    padding: 78px 0;
  }

  .process-heading {
    margin-bottom: 38px;
  }

  .step {
    grid-template-columns: 1fr;
    gap: 13px;
    padding: 29px 0 29px 22px;
  }

  .step::before {
    top: 29px;
    bottom: 29px;
  }

  .team-gallery {
    margin-top: 40px;
  }

  .marketing-grid article {
    min-height: auto;
    padding: 32px 28px;
  }

  .faq-grid > div:first-child {
    position: static;
  }

  .faq-list summary {
    font-size: 20px;
  }

  .contact-section {
    padding-bottom: 68px;
  }

  .contact-card {
    width: 100%;
    padding: 50px 24px;
  }

  .contact-form-panel {
    grid-template-columns: 1fr;
    gap: 30px;
    padding: 36px 24px;
  }

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

  .contact-options > a,
  .contact-options > button {
    grid-template-columns: 44px 1fr auto;
    gap: 13px;
    padding-right: 14px;
  }

  .contact-number {
    width: 44px;
    height: 44px;
  }

  .form-submit {
    align-items: stretch;
    flex-direction: column;
  }

  .form-submit .button {
    width: 100%;
  }

  .modal {
    padding: 0;
  }

  .modal-panel,
  .modal-calendar {
    width: 100%;
    height: 100dvh;
  }

  .modal-header {
    min-height: 66px;
    padding: 10px 12px 10px 17px;
  }

  .modal-header strong {
    font-size: 18px;
  }

  .footer-grid {
    padding: 54px 0 42px;
  }

  .copyright {
    flex-direction: column;
    gap: 8px;
  }

  .mobile-actions {
    position: fixed;
    z-index: 110;
    inset: auto 0 0;
    height: 64px;
    display: grid;
    grid-template-columns: 0.8fr 1.2fr;
    background: white;
    box-shadow: 0 -8px 30px rgba(4, 28, 70, 0.16);
  }

  .mobile-actions a,
  .mobile-actions button {
    display: flex;
    align-items: center;
    justify-content: center;
    padding: 0 12px;
    background: white;
    color: var(--blue);
    border: 0;
    border-radius: 0;
    cursor: pointer;
    font: inherit;
    font-size: 13px;
    font-weight: 900;
    text-align: center;
  }

  .mobile-actions > :last-child {
    background: var(--gold);
    color: var(--blue-deep);
  }
}

@media (max-width: 390px) {
  .brand img {
    width: 144px;
  }

  .header-call {
    font-size: 11px;
  }

  .hero-promise span {
    display: block;
    width: 100%;
    padding: 0;
    border: 0;
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  *,
  *::before,
  *::after {
    transition-duration: 0.01ms !important;
  }
}