:root {
  --pine: #1c3f73;
  --pine-deep: #111827;
  --gold: #2563a8;
  --gold-soft: #7eb0e0;
  --cream: #f4f6f8;
  --sand: #e6eaf0;
  --ink: #121417;
  --muted: #5b6370;
  --white: #ffffff;
  --shadow: 0 18px 40px rgba(17, 24, 39, 0.12);
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: "Source Sans 3", "Segoe UI", sans-serif;
  color: var(--ink);
  background: var(--cream);
  line-height: 1.65;
}
img { max-width: 100%; display: block; }
a { color: var(--pine); text-decoration: none; }
.wrap { width: min(1120px, calc(100% - 40px)); margin: 0 auto; }

.topbar {
  background: var(--pine-deep);
  color: var(--sand);
  font-size: 0.85rem;
  padding: 8px 0;
}
.topbar .wrap { display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap; }
.topbar a { color: var(--gold-soft); }

header.site {
  background: var(--white);
  border-bottom: 1px solid #e4d8c2;
  position: sticky; top: 0; z-index: 20;
}
header.site .wrap {
  display: flex; align-items: center; justify-content: space-between;
  padding: 12px 0; gap: 20px;
}
.brand { display: flex; align-items: center; gap: 12px; color: var(--pine); }
.brand img { height: 52px; width: auto; max-width: 240px; object-fit: contain; background: #fff; }
.brand strong { display: block; letter-spacing: 0.18em; font-size: 0.72rem; color: #111; }
.brand span { font-family: "Source Sans 3", sans-serif; font-size: 0.95rem; font-weight: 600; color: var(--gold); }
nav a { margin-left: 22px; font-weight: 600; font-size: 0.95rem; }
nav a:hover, nav a.active { color: var(--gold); }

.hero {
  min-height: 72vh;
  background:
    linear-gradient(180deg, rgba(18,38,31,.55), rgba(18,38,31,.35)),
    url("../images/oldtown-night.jpg") center/cover no-repeat;
  color: white;
  display: grid;
  align-items: end;
}
.hero-inner { padding: 90px 0 70px; }
.eyebrow { letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold-soft); font-size: 0.78rem; font-weight: 700; }
.hero h1 {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(2.4rem, 5vw, 4.2rem);
  line-height: 1.08;
  max-width: 14ch;
  margin: 12px 0 18px;
}
.hero p { max-width: 52ch; font-size: 1.12rem; color: #f3ead8; }
.btns { margin-top: 28px; display: flex; gap: 12px; flex-wrap: wrap; }

.btn {
  display: inline-block;
  padding: 12px 22px;
  border-radius: 2px;
  font-weight: 700;
  letter-spacing: 0.04em;
}
.btn-gold { background: var(--gold); color: var(--pine-deep); }
.btn-ghost { border: 1px solid rgba(255,255,255,.55); color: white; }
.btn-pine { background: var(--pine); color: white; }
.btn-outline { border: 1px solid var(--pine); color: var(--pine); }

section { padding: 72px 0; }
h2 {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  color: var(--pine);
  line-height: 1.15;
}
.lede { color: var(--muted); max-width: 62ch; margin: 10px 0 28px; }

.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.portrait {
  width: 100%;
  height: 460px;
  object-fit: cover;
  object-position: center top;
  box-shadow: var(--shadow);
}
.card {
  background: var(--white);
  padding: 26px;
  box-shadow: var(--shadow);
  border-top: 3px solid var(--gold);
}
.card h3 { color: var(--pine); margin-bottom: 8px; font-size: 1.15rem; }

.split { display: grid; grid-template-columns: 1.05fr .95fr; gap: 40px; align-items: center; }
.split img { width: 100%; height: 420px; object-fit: cover; box-shadow: var(--shadow); }
.muted { color: var(--muted); }

.areas { background: var(--pine); color: #f4ecdc; }
.areas h2 { color: #ffffff; }
.areas .lede { color: #e8eef6; }
.areas .card { color: #121417; }
.areas .card p { color: #1a1d23; }
.pills { display: flex; flex-wrap: wrap; gap: 10px; }
.pill { border: 1px solid rgba(126,176,224,.45); padding: 8px 14px; font-size: 0.92rem; }
.team-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 24px; }
.agent-card { background: var(--white); box-shadow: var(--shadow); }
.agent-card img { width: 100%; height: 420px; object-fit: cover; object-position: center 24%; }
.agent-ph {
  height: 340px; background: linear-gradient(160deg,#1c3f73,#7eb0e0);
  color: white; display: grid; place-items: center; text-align: center; padding: 24px;
  letter-spacing: .12em; text-transform: uppercase; font-size: .85rem;
}
.agent-card .pad { padding: 22px 24px 28px; }
.agent-card h3 { color: var(--pine); margin-bottom: 4px; }
.role { color: var(--gold); font-weight: 700; font-size: .9rem; margin-bottom: 10px; }

.photo-row { display: grid; grid-template-columns: 1.2fr .8fr; gap: 16px; }
.photo-row img { width: 100%; height: 280px; object-fit: cover; }

form { display: grid; gap: 12px; }
input, textarea, select {
  width: 100%; padding: 12px 14px; border: 1px solid #d7ccb6;
  background: white; font: inherit;
}
label { font-weight: 600; font-size: 0.9rem; color: var(--pine); }
footer {
  background: var(--pine-deep); color: #d7ccb6; padding: 40px 0 24px; font-size: 0.92rem;
}
footer .wrap { display: grid; grid-template-columns: 2fr 1fr 1fr; gap: 24px; }
footer a { color: var(--gold-soft); }
.fine { margin-top: 28px; font-size: 0.78rem; opacity: .75; }

@media (max-width: 800px) {
  .grid-3, .split, footer .wrap, .photo-row { grid-template-columns: 1fr; }
  nav { display: none; }
  .hero { min-height: 62vh; }
  header.site .wrap { padding: 8px 0; }
}
/* search page */
.search-box {
  background: var(--white);
  padding: 28px;
  box-shadow: var(--shadow);
  border-top: 3px solid var(--gold);
  max-width: 720px;
}
.search-box select, .search-box input, form select {
  width: 100%;
  padding: 10px 12px;
  border: 1px solid #c9d0da;
  font: inherit;
}

.app-shell {
  background: var(--white);
  box-shadow: var(--shadow);
  border-top: 3px solid var(--gold);
}
.app-brandbar {
  display: flex;
  gap: 14px;
  align-items: center;
  padding: 16px 22px;
  background: var(--pine-deep);
  color: #fff;
}
.app-brandbar img { height: 44px; width: auto; background: #fff; }
.app-brandbar strong { display: block; font-size: 0.95rem; letter-spacing: 0.04em; }
.app-brandbar span { font-size: 0.8rem; opacity: 0.8; }
.app-form { padding: 22px; }
.app-form input[type="search"] {
  width: 100%;
  padding: 12px 14px;
  border: 1px solid #c9d0da;
  font: inherit;
}
.app-results { padding: 0 22px 28px; }