@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:wght@500;600;700&family=Inter:wght@400;500;600;700&display=swap');

:root {
  --black: #0b1213;
  --black-2: #111a1b;
  --red: #ed1c24;
  --red-dark: #b80f15;
  --cream: #f4f1eb;
  --white: #ffffff;
  --muted: #a8b0b0;
  --line: rgba(255,255,255,.13);
  --serif: 'Cormorant Garamond', Georgia, serif;
  --sans: 'Inter', Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--black); color: var(--white); font-family: var(--sans); line-height: 1.65; }
a { color: inherit; text-decoration: none; }
img { max-width: 100%; display: block; }

.site-header {
  position: fixed; z-index: 20; top: 0; left: 0; right: 0;
  display: flex; align-items: center; justify-content: space-between;
  padding: 18px 5vw; background: rgba(11,18,19,.88); backdrop-filter: blur(14px);
  border-bottom: 1px solid rgba(255,255,255,.08);
}
.brand { display:flex; align-items:center; gap:13px; }
.brand-mark { color: var(--red); font-family: var(--serif); font-size: 24px; font-weight: 700; line-height:.75; border-right:1px solid var(--red); padding-right:12px; }
.brand-name { font-family: var(--serif); font-size: 18px; line-height:.95; }
.nav { display:flex; align-items:center; gap:28px; font-size:12px; text-transform:uppercase; letter-spacing:.12em; font-weight:600; }
.nav a { opacity:.9; }
.nav a:hover { color: var(--red); }
.nav-cta { border:1px solid var(--red); padding:10px 16px; color:var(--red); }
.menu-toggle { display:none; background:none; border:0; color:#fff; font-size:26px; }

.hero {
  min-height: 100vh; display:flex; align-items:center; position:relative; overflow:hidden;
  background: linear-gradient(90deg, rgba(11,18,19,.97) 0%, rgba(11,18,19,.78) 45%, rgba(11,18,19,.18) 100%),
              url('assets/anthony-shelton.png') center 25% / cover no-repeat;
}
.hero-content { position:relative; z-index:2; max-width:760px; padding:150px 8vw 100px; }
.eyebrow { text-transform:uppercase; letter-spacing:.22em; font-size:11px; font-weight:700; margin:0 0 18px; }
.eyebrow.red { color:var(--red); }
.hero h1, h2 { font-family:var(--serif); font-weight:600; line-height:.9; }
.hero h1 { font-size:clamp(68px, 9vw, 132px); margin:0 0 30px; }
.hero h1 span, h2 span { color:var(--red); }
.hero-copy { font-size:18px; max-width:560px; color:#d8dddd; margin-bottom:35px; }
.hero-actions { display:flex; gap:14px; flex-wrap:wrap; }
.button { display:inline-block; padding:14px 22px; font-size:11px; font-weight:700; text-transform:uppercase; letter-spacing:.13em; border:1px solid transparent; transition:.2s; cursor:pointer; }
.button-red { background:var(--red); color:#fff; }
.button-red:hover { background:#ff2931; transform:translateY(-1px); }
.button-outline { border-color:#fff; color:#fff; }
.button-outline:hover { border-color:var(--red); color:var(--red); }

.section { padding:110px 8vw; }
.intro { background:var(--cream); color:var(--black); }
.section-kicker { color:var(--red); letter-spacing:.17em; font-size:10px; font-weight:800; margin-bottom:42px; }
.intro-grid { display:grid; grid-template-columns:1.1fr .9fr; gap:9vw; }
h2 { font-size:clamp(48px, 6vw, 84px); margin:0 0 30px; }
h2 em { font-style:normal; color:var(--red); }
.intro p, .section-lead { font-size:16px; color:#4e5858; }

.dark { background:var(--black); color:#fff; }
.section-heading { margin-bottom:55px; }
.section-heading h2 { margin-bottom:0; }
.service-grid { display:grid; grid-template-columns:repeat(4,1fr); border-top:1px solid var(--line); }
.service-card { padding:30px 25px 30px 0; margin-right:25px; border-right:1px solid var(--line); }
.service-card:last-child { border-right:0; }
.service-number { color:var(--red); font-size:11px; font-weight:800; letter-spacing:.1em; }
.service-card h3 { font-family:var(--serif); font-size:31px; margin:55px 0 15px; }
.service-card p { color:var(--muted); font-size:14px; min-height:95px; }
.service-card a, .text-link { color:var(--red); font-size:11px; font-weight:700; text-transform:uppercase; letter-spacing:.12em; }

.about { background:#e9e6df; color:var(--black); display:grid; grid-template-columns:.85fr 1.15fr; gap:8vw; align-items:center; }
.about-photo { position:relative; max-width:560px; }
.about-photo img { width:100%; aspect-ratio:2/3; object-fit:cover; object-position:center top; filter:saturate(.92); }
.photo-caption { position:absolute; bottom:20px; left:20px; background:var(--black); color:#fff; padding:14px 18px; display:flex; flex-direction:column; }
.photo-caption strong { font-family:var(--serif); font-size:23px; }
.photo-caption span { color:var(--red); font-size:9px; text-transform:uppercase; letter-spacing:.15em; }
.about-copy p { color:#4b5353; font-size:15px; }
.about-copy h2 { max-width:680px; }

.light { background:var(--cream); color:var(--black); }
.centered { text-align:center; max-width:900px; margin:0 auto 65px; }
.centered h2 { margin-bottom:22px; }
.section-lead { max-width:700px; margin:0 auto; }
.value-grid { display:grid; grid-template-columns:repeat(4,1fr); gap:0; border-top:1px solid #c9c5bc; }
.value { padding:30px 25px 0 0; margin-right:25px; border-right:1px solid #c9c5bc; }
.value:last-child { border-right:0; }
.value-icon { color:var(--red); font-weight:800; font-size:11px; }
.value h3 { font-family:var(--serif); font-size:29px; margin:40px 0 10px; }
.value p { color:#5b6262; font-size:14px; }

.properties { background:#0d1516; }
.split { display:flex; justify-content:space-between; align-items:end; gap:60px; }
.dark-lead { color:var(--muted); max-width:440px; margin:0; }
.property-placeholder { min-height:350px; display:flex; align-items:center; justify-content:center; text-align:center; border:1px solid var(--line); background:linear-gradient(135deg,#111b1c,#0a1011); }
.property-placeholder h3 { font-family:var(--serif); font-size:45px; margin:12px 0; }
.property-placeholder p { color:var(--muted); max-width:570px; margin:0 auto 25px; }
.property-label { color:var(--red); font-size:10px; font-weight:800; letter-spacing:.18em; }

.cta { background:var(--red); padding:105px 8vw; text-align:center; }
.cta .eyebrow { color:#fff; }
.cta h2 { font-size:clamp(58px,8vw,105px); margin-bottom:35px; }
.cta h2 span { color:#0b1213; }

.contact { background:#e9e6df; color:var(--black); display:grid; grid-template-columns:1fr 1fr; gap:9vw; }
.contact-copy h2 { font-size:clamp(58px,7vw,95px); }
.contact-copy > p { max-width:520px; color:#4d5555; }
.contact-details { display:flex; flex-direction:column; gap:10px; margin-top:35px; }
.contact-details a { font-family:var(--serif); font-size:28px; }
.contact-details a:hover { color:var(--red); }
.contact-details span { color:#555d5d; margin-top:10px; }
.contact-form { display:flex; flex-direction:column; gap:17px; }
.contact-form label { display:flex; flex-direction:column; gap:6px; font-size:10px; text-transform:uppercase; letter-spacing:.12em; font-weight:700; }
.contact-form input, .contact-form select, .contact-form textarea { width:100%; padding:13px; border:1px solid #b9b6ae; background:transparent; font:inherit; color:var(--black); }
.contact-form textarea { resize:vertical; }
.contact-form button { align-self:flex-start; border:0; }

.footer { padding:55px 8vw 25px; background:var(--black); color:#fff; }
.footer-mark { color:var(--red); font-family:var(--serif); font-size:42px; font-weight:700; }
.footer-brand p { font-family:var(--serif); font-size:24px; margin:0; }
.footer-brand span { color:var(--red); text-transform:uppercase; letter-spacing:.16em; font-size:9px; font-weight:700; }
.footer-links { display:flex; gap:25px; margin:40px 0; text-transform:uppercase; letter-spacing:.12em; font-size:10px; }
.footer-links a:hover { color:var(--red); }
.footer-bottom { border-top:1px solid var(--line); padding-top:20px; display:flex; justify-content:space-between; color:#778080; font-size:10px; }

@media (max-width: 900px) {
  .nav { display:none; position:absolute; top:72px; left:0; right:0; padding:25px 8vw; background:var(--black); flex-direction:column; align-items:flex-start; }
  .nav.open { display:flex; }
  .menu-toggle { display:block; }
  .intro-grid, .about, .contact { grid-template-columns:1fr; }
  .service-grid, .value-grid { grid-template-columns:repeat(2,1fr); }
  .service-card:nth-child(2) { border-right:0; }
  .split { flex-direction:column; align-items:flex-start; }
}
@media (max-width: 600px) {
  .section { padding:80px 6vw; }
  .hero-content { padding:140px 6vw 80px; }
  .hero h1 { font-size:66px; }
  .service-grid, .value-grid { grid-template-columns:1fr; }
  .service-card, .value { border-right:0; border-bottom:1px solid var(--line); padding-bottom:30px; margin-right:0; }
  .value { border-bottom:1px solid #c9c5bc; }
  .footer-bottom { flex-direction:column; gap:8px; }
  .contact-copy h2 { font-size:60px; }
}

.legal-strip {
  background:#070d0e;color:#737d7d;border-top:1px solid rgba(255,255,255,.08);
  padding:18px 8vw;display:flex;justify-content:space-between;gap:30px;
  font-size:9px;line-height:1.5;letter-spacing:.04em;
}
.form-note { margin:0; font-size:11px; color:#657070; min-height:18px; }
@media (max-width:600px) {.legal-strip{flex-direction:column;padding:18px 6vw;}}