:root {
  --navy: #0d344b;
  --navy-deep: #082638;
  --brand-blue: #0e527f;
  --green: #2d755f;
  --green-bright: #3a8f72;
  --ink: #162832;
  --slate: #56676f;
  --mist: #edf3f2;
  --fog: #f5f7f4;
  --sand: #ebe4d8;
  --line: #d6dfdf;
  --white: #ffffff;
  --display: "Newsreader", Georgia, serif;
  --sans: "Manrope", Arial, sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--fog);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}

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

button,
input,
select,
textarea {
  color: inherit;
  font: inherit;
}

button,
summary {
  cursor: pointer;
}

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

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2 {
  font-family: var(--display);
  font-weight: 400;
  letter-spacing: -0.025em;
  line-height: 0.99;
}

h1 {
  font-size: clamp(3rem, 4.65vw, 5.25rem);
}

h2 {
  font-size: clamp(2.2rem, 3.45vw, 3.7rem);
}

h3 {
  line-height: 1.22;
}

.site-shell {
  overflow: hidden;
}

.wrap {
  margin: 0 auto;
  max-width: 1440px;
  padding-left: clamp(24px, 4vw, 64px);
  padding-right: clamp(24px, 4vw, 64px);
}

.skip-link {
  background: var(--navy-deep);
  color: white;
  left: 16px;
  padding: 10px 16px;
  position: fixed;
  top: -100px;
  z-index: 100;
}

.skip-link:focus {
  top: 16px;
}

.utility-bar {
  background: var(--navy-deep);
  color: rgba(255, 255, 255, 0.82);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.075em;
  text-transform: uppercase;
}

.utility-inner {
  align-items: center;
  display: flex;
  justify-content: space-between;
  min-height: 39px;
}

.utility-inner p {
  margin: 0;
}

.utility-links {
  align-items: center;
  display: flex;
  flex-shrink: 0;
  height: 39px;
}

.utility-links a {
  align-items: center;
  border-left: 1px solid rgba(255, 255, 255, 0.16);
  display: flex;
  gap: 7px;
  height: 100%;
  padding: 0 19px;
  transition: color 180ms ease, background 180ms ease;
}

.utility-links a:hover,
.utility-links a:focus-visible {
  background: rgba(255, 255, 255, 0.06);
  color: white;
}

.utility-links .utility-phone {
  background: var(--green);
  border: 0;
  color: white;
  font-size: 0.78rem;
  padding-left: 24px;
  padding-right: 24px;
}

.header-social-links {
  align-items: center;
  display: flex;
}

.header-social-links svg {
  display: block;
  flex-shrink: 0;
}

.utility-links .header-social-links {
  height: 100%;
  padding: 0 8px;
}

.utility-links .header-social-links a {
  border: 0;
  color: rgba(255, 255, 255, 0.78);
  justify-content: center;
  padding: 0;
  width: 32px;
}

.utility-links .header-social-links svg {
  height: 16px;
  width: 16px;
}

.utility-links .header-social-links a:hover,
.utility-links .header-social-links a:focus-visible {
  color: white;
}

.header-social-links a:focus-visible {
  outline: 2px solid currentColor;
  outline-offset: -3px;
}

.site-header {
  background: rgba(255, 255, 255, 0.97);
  position: relative;
  z-index: 20;
}

.main-nav {
  align-items: center;
  display: flex;
  gap: 32px;
  min-height: 102px;
}

.brand {
  display: block;
  margin-right: auto;
  width: 280px;
}

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

.desktop-nav {
  align-items: center;
  align-self: stretch;
  display: flex;
  gap: clamp(20px, 2.1vw, 35px);
}

.primary-menu,
.primary-menu ul,
.footer-menu,
.mobile-primary-menu,
.mobile-primary-menu ul {
  list-style: none;
  margin: 0;
  padding: 0;
}

.desktop-nav .primary-menu {
  align-items: center;
  align-self: stretch;
  display: flex;
  gap: clamp(20px, 2.1vw, 35px);
}

.desktop-nav .primary-menu > li {
  align-self: stretch;
  display: flex;
  position: relative;
}

.desktop-nav .primary-menu > li > a {
  align-items: center;
  color: var(--ink);
  display: flex;
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.07em;
  position: relative;
  text-transform: uppercase;
}

.desktop-nav .primary-menu > li > a::after {
  background: var(--green);
  bottom: 25px;
  content: "";
  height: 2px;
  left: 0;
  position: absolute;
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 180ms ease;
  width: 100%;
}

.desktop-nav .primary-menu > li:hover > a::after,
.desktop-nav .primary-menu > li:focus-within > a::after,
.desktop-nav .primary-menu > .current-menu-item > a::after,
.desktop-nav .primary-menu > .current-menu-ancestor > a::after {
  transform: scaleX(1);
}

.desktop-nav .menu-item-has-children > a {
  padding-right: 17px;
}

.desktop-nav .menu-item-has-children > a::before {
  border-bottom: 1.5px solid currentColor;
  border-right: 1.5px solid currentColor;
  content: "";
  height: 6px;
  position: absolute;
  right: 1px;
  top: calc(50% - 5px);
  transform: rotate(45deg);
  width: 6px;
}

.desktop-nav .sub-menu {
  background: white;
  border-top: 3px solid var(--green);
  box-shadow: 0 18px 45px rgba(8, 38, 56, 0.16);
  display: grid;
  left: -24px;
  min-width: 255px;
  opacity: 0;
  padding: 14px;
  pointer-events: none;
  position: absolute;
  top: calc(100% - 10px);
  transform: translateY(10px);
  transition: opacity 160ms ease, transform 160ms ease;
}

.desktop-nav .practice-sub-menu,
.desktop-nav .practice-menu > .sub-menu {
  grid-template-columns: 1fr 1fr;
  min-width: 490px;
}

.desktop-nav li:hover > .sub-menu,
.desktop-nav li:focus-within > .sub-menu {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

.desktop-nav .sub-menu a {
  color: var(--slate);
  display: block;
  font-size: 0.82rem;
  padding: 10px 12px;
}

.desktop-nav .sub-menu a:hover,
.desktop-nav .sub-menu a:focus-visible {
  background: var(--mist);
  color: var(--navy-deep);
}

.desktop-nav > a,
.nav-group > button {
  align-items: center;
  align-self: stretch;
  background: none;
  border: 0;
  color: var(--ink);
  display: flex;
  font-size: 0.78rem;
  font-weight: 700;
  gap: 5px;
  letter-spacing: 0.07em;
  padding: 0;
  position: relative;
  text-transform: uppercase;
}

.desktop-nav > a::after,
.nav-group > button::after {
  background: var(--green);
  bottom: 25px;
  content: "";
  height: 2px;
  left: 0;
  position: absolute;
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 180ms ease;
  width: 100%;
}

.desktop-nav > a:hover::after,
.desktop-nav > a:focus-visible::after,
.nav-group:hover > button::after,
.nav-group:focus-within > button::after {
  transform: scaleX(1);
}

.nav-group {
  align-self: stretch;
  display: flex;
  position: relative;
}

.dropdown {
  background: white;
  border-top: 3px solid var(--green);
  box-shadow: 0 18px 45px rgba(8, 38, 56, 0.16);
  display: grid;
  left: -24px;
  min-width: 255px;
  opacity: 0;
  padding: 14px;
  pointer-events: none;
  position: absolute;
  top: calc(100% - 10px);
  transform: translateY(10px);
  transition: opacity 160ms ease, transform 160ms ease;
}

.nav-group:hover .dropdown,
.nav-group:focus-within .dropdown {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

.dropdown a {
  color: var(--slate);
  font-size: 0.82rem;
  padding: 10px 12px;
}

.dropdown a:hover,
.dropdown a:focus-visible {
  background: var(--mist);
  color: var(--navy-deep);
}

.practice-dropdown {
  grid-template-columns: 1fr 1fr;
  min-width: 490px;
}

.header-cta,
.button {
  align-items: center;
  border: 1px solid transparent;
  display: inline-flex;
  font-size: 0.75rem;
  font-weight: 700;
  gap: 18px;
  justify-content: space-between;
  letter-spacing: 0.075em;
  min-height: 52px;
  padding: 0 21px;
  text-transform: uppercase;
  transition: background 180ms ease, border 180ms ease, color 180ms ease, transform 180ms ease;
}

.header-cta {
  background: var(--navy);
  color: white;
  flex: 0 0 auto;
}

.header-cta:hover,
.button:hover {
  transform: translateY(-2px);
}

.button-accent {
  background: var(--green-bright);
  color: white;
}

.button-accent:hover {
  background: #317d65;
}

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

.button-outline-light {
  border-color: rgba(255, 255, 255, 0.55);
  color: white;
}

.button-outline-light:hover {
  background: white;
  color: var(--navy-deep);
}

.mobile-menu {
  display: none;
  flex-shrink: 0;
}

.mobile-menu > summary {
  align-items: center;
  background: var(--navy);
  color: white;
  display: flex;
  gap: 10px;
  min-height: 48px;
  font-size: .9375rem;
  font-weight: 700;
  letter-spacing: .045em;
  list-style: none;
  padding: 12px 15px;
  text-transform: uppercase;
}

.mobile-menu > summary::-webkit-details-marker { display: none; }
.mobile-menu > summary::marker { content: ''; }
.mobile-menu-close-label { display: none; }
.mobile-menu[open] .mobile-menu-label { display: none; }
.mobile-menu[open] .mobile-menu-close-label { display: inline; }
.mobile-menu-icon { width: 18px; height: 16px; position: relative; }
.mobile-menu-icon::before,
.mobile-menu-icon::after { content: ''; position: absolute; left: 0; width: 18px; height: 2px; background: currentColor; top: 4px; }
.mobile-menu-icon::after { top: 11px; }
.mobile-menu[open] .mobile-menu-icon::before { top: 7px; transform: rotate(45deg); }
.mobile-menu[open] .mobile-menu-icon::after { top: 7px; transform: rotate(-45deg); }

.mobile-menu > nav {
  background: white;
  border-top: 1px solid var(--line);
  box-shadow: 0 16px 28px rgba(8, 38, 56, .14);
  position: absolute;
  left: 0;
  right: 0;
  top: 100%;
  max-height: calc(100vh - var(--batcha-header-height, 130px) - var(--batcha-header-offset, 0px));
  max-height: calc(100dvh - var(--batcha-header-height, 130px) - var(--batcha-header-offset, 0px));
  overflow-y: auto;
  overscroll-behavior-y: contain;
  -webkit-overflow-scrolling: touch;
  padding: 10px clamp(24px, 4vw, 64px) calc(20px + env(safe-area-inset-bottom, 0px));
}

.mobile-menu nav > ul { list-style: none; margin: 0; padding: 0; }
.mobile-menu nav li { list-style: none; min-width: 0; }
.mobile-menu nav > ul > li { border-bottom: 1px solid var(--line); }
.mobile-menu nav a { display: flex; align-items: center; min-height: 48px; color: var(--navy); line-height: 1.45; overflow-wrap: anywhere; }
.mobile-menu nav > ul > li > a { font-size: 1.1875rem; font-weight: 600; padding: 16px 0; }
.mobile-menu nav .mobile-has-submenu { display: grid; grid-template-columns: minmax(0, 1fr) 52px; }
.mobile-submenu-toggle { align-self: center; align-items: center; justify-content: center; display: flex; border: 0; background: transparent; color: var(--navy); width: 52px; min-height: 52px; padding: 14px; }
.mobile-submenu-toggle::after { content: ''; width: 10px; height: 10px; border-right: 2px solid currentColor; border-bottom: 2px solid currentColor; transform: translateY(-3px) rotate(45deg); }
.mobile-submenu-toggle[aria-expanded="true"]::after { transform: translateY(3px) rotate(225deg); }
.mobile-submenu-toggle[aria-expanded="true"] { color: var(--green); background: var(--mist); }
.mobile-menu nav .sub-menu { grid-column: 1 / -1; margin: 0 0 12px; padding: 6px 16px; background: var(--mist); border-left: 2px solid #a4c4b8; }
.mobile-menu nav .sub-menu[hidden] { display: none; }
.mobile-menu nav .sub-menu a { font-size: 1rem; font-weight: 500; padding: 12px 0; }
.mobile-menu nav .sub-menu li + li { border-top: 1px solid rgba(13, 52, 75, .09); }
.mobile-menu nav a:hover,
.mobile-menu nav a[aria-current="page"],
.mobile-menu nav .current-menu-item > a { color: var(--green); }
.mobile-menu nav a[aria-current="page"] { text-decoration: underline; text-underline-offset: 4px; }
.mobile-menu a:focus-visible,
.mobile-menu button:focus-visible,
.mobile-menu summary:focus-visible { outline: 2px solid var(--green); outline-offset: -3px; }
.mobile-menu > summary:focus-visible { outline-color: white; outline-offset: -5px; }
.mobile-utility-links { display: grid; gap: 0; padding-top: 14px; }
.mobile-utility-links a { justify-content: space-between; font-size: 1rem; font-weight: 500; padding: 12px 0; }

.mobile-menu .header-social-links {
  border-top: 1px solid var(--line);
  gap: 8px;
  margin-top: 8px;
  padding-top: 12px;
}

.mobile-menu .header-social-links a {
  color: var(--navy);
  justify-content: center;
  min-height: 48px;
  padding: 0;
  width: 48px;
}

.mobile-menu .header-social-links a:hover,
.mobile-menu .header-social-links a:focus-visible {
  background: var(--mist);
  color: var(--green);
}

.hero {
  background: var(--navy-deep);
  color: white;
  overflow: hidden;
  position: relative;
}

.hero-image,
.hero-wash {
  inset: 0;
  position: absolute;
}

.hero-image {
  background-image: url("../images/waterfront-home.jpg");
  background-position: 72% top;
  background-size: cover;
}

.hero-wash {
  /* Keep the copy area readable, then reveal the portrait on the right. */
  background: linear-gradient(90deg, rgba(8, 38, 56, 0.86) 0%, rgba(8, 38, 56, 0.80) 35%, rgba(8, 38, 56, 0.74) 62%, rgba(8, 38, 56, 0.16) 74%, rgba(8, 38, 56, 0.04) 100%);
}

.hero-layout {
  align-items: center;
  display: flex;
  min-height: 580px;
  min-height: min(610px, calc(100svh - var(--batcha-header-height, 139px) - var(--batcha-header-offset, 0px)));
  padding-bottom: 36px;
  padding-top: 36px;
  position: relative;
  z-index: 2;
}

.hero-copy {
  max-width: 740px;
  width: 62%;
}

.eyebrow {
  color: var(--green);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.19em;
  margin-bottom: 28px;
  text-transform: uppercase;
}

.eyebrow.light {
  color: #78c2aa;
}

.hero .eyebrow {
  color: #daf3e9;
  margin-bottom: 16px;
}

.hero h1 {
  font-size: clamp(2.65rem, 3.5vw, 3.5rem);
  line-height: 1.04;
  margin-bottom: 20px;
  text-wrap: balance;
}

.hero-intro {
  color: rgba(255, 255, 255, 0.94);
  font-size: clamp(1rem, 1.25vw, 1.1rem);
  line-height: 1.65;
  margin-bottom: 0;
  max-width: 630px;
}

.hero-actions {
  align-items: center;
  display: flex;
  flex-wrap: wrap;
  gap: 16px 24px;
  margin-top: 24px;
}

.hero-actions .button-accent {
  background: #2d7d63;
}

.hero-actions .button-accent:hover,
.hero-actions .button-accent:focus-visible {
  background: #246950;
}

.hero-actions a:focus-visible {
  outline: 2px solid white;
  outline-offset: 4px;
}

.text-link {
  align-items: center;
  color: var(--navy);
  display: inline-flex;
  font-size: 0.76rem;
  font-weight: 700;
  gap: 12px;
  letter-spacing: 0.075em;
  padding-bottom: 6px;
  position: relative;
  text-transform: uppercase;
}

.text-link::after {
  background: currentColor;
  bottom: 0;
  content: "";
  height: 1px;
  left: 0;
  position: absolute;
  transform: scaleX(0.27);
  transform-origin: left;
  transition: transform 180ms ease;
  width: 100%;
}

.text-link:hover::after {
  transform: scaleX(1);
}

.light-link {
  color: white;
}

.hero-stats {
  border-top: 1px solid rgba(255, 255, 255, 0.24);
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  margin: 26px 0 0;
  max-width: 660px;
  padding-top: 20px;
}

.hero-stat {
  display: flex;
  flex-direction: column;
  min-width: 0;
  padding: 0 clamp(12px, 1.6vw, 24px);
}

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

.hero-stat:last-child {
  padding-right: 0;
}

.hero-stat + .hero-stat {
  border-left: 1px solid rgba(255, 255, 255, 0.24);
}

.hero-stat dt {
  color: rgba(255, 255, 255, 0.94);
  font-size: 0.8rem;
  line-height: 1.45;
  order: 2;
  overflow-wrap: anywhere;
}

.hero-stat dd {
  color: white;
  font-family: var(--display);
  font-size: clamp(1.8rem, 2.65vw, 2.5rem);
  font-weight: 400;
  letter-spacing: -0.025em;
  line-height: 1.05;
  margin: 0 0 7px;
  overflow-wrap: anywhere;
}

@media (min-width: 851px) and (max-height: 760px) {
  .hero-layout { padding-bottom: 24px; padding-top: 24px; }
  .hero h1 { font-size: clamp(2.5rem, 3.5vw, 3rem); margin-bottom: 16px; }
  .hero .eyebrow { margin-bottom: 12px; }
  .hero-actions { margin-top: 20px; }
  .hero-stats { margin-top: 22px; padding-top: 16px; }
}

.section {
  padding-bottom: clamp(90px, 10vw, 155px);
  padding-top: clamp(90px, 10vw, 155px);
}

.waterfront-section {
  background: var(--fog);
}

.waterfront-grid {
  display: grid;
  gap: clamp(70px, 10vw, 150px);
  grid-template-columns: minmax(0, 0.92fr) minmax(0, 1.08fr);
}

.section-heading h2 {
  color: var(--navy);
  margin-bottom: 32px;
}

.section-heading > p,
.section-heading > div + p,
.section-heading div > p:not(.eyebrow) {
  color: var(--slate);
}

.sticky-heading {
  align-self: start;
  position: sticky;
  top: 40px;
}

.sticky-heading > p:not(.eyebrow) {
  font-size: 1rem;
  line-height: 1.8;
  max-width: 600px;
}

.sticky-heading .text-link {
  margin-top: 25px;
}

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

.issue-list article {
  border-bottom: 1px solid var(--line);
  padding: 37px 10px;
  transition: background 180ms ease, padding 180ms ease;
}

.issue-list article:hover {
  background: white;
  padding-left: 24px;
  padding-right: 24px;
}

.issue-list h3 {
  color: var(--navy);
  font-family: var(--display);
  font-size: clamp(1.65rem, 2.3vw, 2.15rem);
  font-weight: 400;
  margin-bottom: 8px;
}

.issue-list p {
  color: var(--slate);
  font-size: 0.9rem;
  margin: 0;
  max-width: 560px;
}

.services-section {
  background: var(--mist);
}

.services-heading {
  align-items: end;
  display: grid;
  gap: 70px;
  grid-template-columns: 1fr 0.52fr;
  margin-bottom: 70px;
}

.services-heading h2 {
  margin-bottom: 0;
  max-width: 790px;
}

.services-heading > p {
  line-height: 1.8;
  margin-bottom: 7px;
}

.service-grid {
  border-left: 1px solid #cbd7d6;
  border-top: 1px solid #cbd7d6;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
}

.service-card {
  background: rgba(255, 255, 255, 0.26);
  border-bottom: 1px solid #cbd7d6;
  border-right: 1px solid #cbd7d6;
  min-height: 355px;
  padding: 30px clamp(27px, 3vw, 45px) 40px;
  position: relative;
  transition: background 220ms ease, color 220ms ease;
}

.service-card::before {
  background: var(--navy);
  content: "";
  inset: 0;
  position: absolute;
  transform: scaleY(0);
  transform-origin: bottom;
  transition: transform 260ms ease;
}

.service-card > * {
  position: relative;
  z-index: 1;
}

.service-card:hover::before {
  transform: scaleY(1);
}

.service-card:hover,
.service-card:hover h3,
.service-card:hover p,
.service-card:hover .service-topline {
  color: white;
}

.service-card:hover .service-topline {
  border-color: rgba(255, 255, 255, 0.25);
}

.service-topline {
  align-items: center;
  border-bottom: 1px solid #cbd7d6;
  color: var(--green);
  display: flex;
  font-size: 0.7rem;
  font-weight: 700;
  justify-content: flex-end;
  letter-spacing: 0.12em;
  padding-bottom: 25px;
  transition: border-color 220ms ease;
}

.service-card h3 {
  color: var(--navy);
  font-family: var(--display);
  font-size: clamp(1.7rem, 2.6vw, 2.35rem);
  font-weight: 400;
  margin: 43px 0 18px;
  transition: color 220ms ease;
}

.service-card p {
  color: var(--slate);
  font-size: 0.88rem;
  line-height: 1.75;
  margin: 0;
  transition: color 220ms ease;
}

.service-featured {
  background: white;
}

.brad-section {
  background: white;
}

.brad-grid {
  align-items: center;
  display: grid;
  gap: clamp(60px, 9vw, 135px);
  grid-template-columns: minmax(350px, 0.78fr) minmax(0, 1.08fr);
}

.portrait-frame {
  background: var(--sand);
  position: relative;
}

.portrait-frame::before {
  border: 1px solid var(--green);
  content: "";
  inset: -17px 17px 17px -17px;
  pointer-events: none;
  position: absolute;
}

.portrait-frame img {
  aspect-ratio: 0.82;
  object-fit: cover;
  object-position: center 10%;
  width: 100%;
}

.portrait-caption {
  background: var(--navy-deep);
  bottom: 0;
  color: white;
  display: grid;
  left: 0;
  padding: 20px 28px;
  position: absolute;
  right: 0;
}

.portrait-caption span {
  font-family: var(--display);
  font-size: 1.4rem;
  line-height: 1.15;
}

.portrait-caption small {
  color: #78c2aa;
  font-size: 0.66rem;
  font-weight: 700;
  letter-spacing: 0.13em;
  margin-top: 5px;
  text-transform: uppercase;
}

.brad-copy h2 {
  color: var(--navy);
  max-width: 700px;
}

.brad-copy .lead {
  color: var(--ink);
  font-family: var(--display);
  font-size: clamp(1.1rem, 1.45vw, 1.3rem);
  line-height: 1.48;
}

.brad-copy > p:not(.eyebrow):not(.lead) {
  color: var(--slate);
  line-height: 1.8;
}

.credential-list {
  border-bottom: 1px solid var(--line);
  border-top: 1px solid var(--line);
  list-style: none;
  margin: 32px 0;
  padding: 17px 0;
}

.credential-list li {
  color: var(--ink);
  font-size: 0.86rem;
  font-weight: 600;
  padding: 8px 0 8px 27px;
  position: relative;
}

.credential-list li::before {
  background: var(--green);
  content: "";
  height: 8px;
  left: 1px;
  position: absolute;
  top: 16px;
  transform: rotate(45deg);
  width: 8px;
}

.agent-section {
  background: var(--navy-deep);
  color: white;
  padding: clamp(82px, 8vw, 125px) 0;
  position: relative;
}

.agent-section::after {
  background: linear-gradient(120deg, transparent 0 65%, rgba(120, 194, 170, 0.055) 65% 66%, transparent 66% 100%);
  content: "";
  inset: 0;
  pointer-events: none;
  position: absolute;
}

.agent-grid {
  display: grid;
  gap: clamp(70px, 12vw, 180px);
  grid-template-columns: 0.52fr 1fr;
  position: relative;
  z-index: 1;
}

.agent-kicker {
  border-right: 1px solid rgba(255, 255, 255, 0.17);
  padding-right: 65px;
}

.agent-kicker > span {
  display: block;
  font-family: var(--display);
  font-size: clamp(2.3rem, 4vw, 4.3rem);
  line-height: 1.02;
}

.agent-copy h2 {
  color: white;
  font-size: clamp(2.4rem, 3.65vw, 3.8rem);
  max-width: 780px;
}

.agent-copy > p {
  color: rgba(255, 255, 255, 0.7);
  line-height: 1.85;
  max-width: 760px;
}

.agent-points {
  border-bottom: 1px solid rgba(255, 255, 255, 0.17);
  border-top: 1px solid rgba(255, 255, 255, 0.17);
  display: flex;
  flex-wrap: wrap;
  gap: 14px 35px;
  margin: 34px 0;
  padding: 20px 0;
}

.agent-points span {
  color: #a8d7c8;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.testimonial-section {
  background: var(--sand);
}

.testimonial-grid {
  display: grid;
  gap: clamp(45px, 8vw, 110px);
  grid-template-columns: 0.48fr 1fr 1fr;
}

.quote-mark {
  color: var(--green);
  font-family: var(--display);
  font-size: 8rem;
  line-height: 0.55;
  margin-top: 70px;
}

.testimonial-grid blockquote {
  border-top: 1px solid rgba(13, 52, 75, 0.26);
  margin: 0;
  padding-top: 36px;
}

.testimonial-grid blockquote p {
  color: var(--navy);
  font-family: var(--display);
  font-size: clamp(1.65rem, 2.7vw, 2.35rem);
  line-height: 1.35;
}

.testimonial-grid blockquote footer {
  display: grid;
  margin-top: 31px;
}

.testimonial-grid blockquote strong {
  color: var(--ink);
  font-size: 0.75rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.testimonial-grid blockquote span {
  color: var(--slate);
  font-size: 0.75rem;
}

.insight-section {
  background: var(--fog);
}

.insight-heading {
  align-items: end;
  display: flex;
  justify-content: space-between;
  margin-bottom: 60px;
}

.insight-heading h2 {
  margin: 0;
}

.insight-grid {
  display: grid;
  gap: 24px;
  grid-template-columns: repeat(3, 1fr);
}

.insight-card {
  background: white;
  border: 1px solid var(--line);
  transition: box-shadow 180ms ease, transform 180ms ease;
}

.insight-card:hover {
  box-shadow: 0 24px 50px rgba(8, 38, 56, 0.1);
  transform: translateY(-5px);
}

.insight-image {
  align-items: end;
  background-image: linear-gradient(0deg, rgba(8, 38, 56, 0.62), transparent 65%), url("../images/waterfront-home.jpg");
  background-position: center;
  background-size: cover;
  display: flex;
  min-height: 265px;
  padding: 25px;
}

.insight-image-2 {
  background-image: linear-gradient(0deg, rgba(8, 38, 56, 0.72), transparent 65%), url("../images/brad-office.jpg");
}

.insight-image-3 {
  background-image: linear-gradient(0deg, rgba(8, 38, 56, 0.68), transparent 65%), url("../images/shore-pool.jpg");
}

.insight-image span {
  color: white;
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.insight-body {
  padding: 30px 30px 34px;
}

.insight-body h3 {
  color: var(--navy);
  font-family: var(--display);
  font-size: 1.65rem;
  font-weight: 400;
  margin-bottom: 15px;
}

.insight-body p {
  color: var(--slate);
  font-size: 0.86rem;
  line-height: 1.7;
}

.insight-body a {
  align-items: center;
  color: var(--green);
  display: inline-flex;
  font-size: 0.7rem;
  font-weight: 700;
  gap: 10px;
  letter-spacing: 0.08em;
  margin-top: 8px;
  text-transform: uppercase;
}

.contact-section {
  background: var(--navy);
  color: white;
  padding: clamp(90px, 10vw, 150px) 0;
}

.contact-grid {
  display: grid;
  gap: clamp(70px, 10vw, 145px);
  grid-template-columns: 0.75fr 1fr;
}

.contact-copy h2 {
  color: white;
}

.contact-copy > p:not(.eyebrow) {
  color: rgba(255, 255, 255, 0.72);
  line-height: 1.8;
}

.contact-details {
  border-top: 1px solid rgba(255, 255, 255, 0.18);
  display: grid;
  gap: 20px;
  margin-top: 36px;
  padding-top: 28px;
}

.contact-details a {
  color: #a8d7c8;
  font-family: var(--display);
  font-size: 2rem;
}

.contact-details span {
  color: rgba(255, 255, 255, 0.7);
  font-size: 0.85rem;
}

.matter-form {
  display: grid;
  gap: 25px 22px;
  grid-template-columns: 1fr 1fr;
}

.matter-form.form-plugin {
  display: block;
}

.form-plugin .gform_wrapper {
  margin: 0;
}

.form-plugin .gform-theme--framework {
  --gf-color-primary: #a8d7c8;
  --gf-color-primary-darker: #78c2aa;
  --gf-ctrl-bg-color: transparent;
  --gf-ctrl-bg-color-hover: transparent;
  --gf-ctrl-border-color: rgba(255, 255, 255, 0.33);
  --gf-ctrl-border-color-focus: #a8d7c8;
  --gf-ctrl-color: white;
  --gf-ctrl-desc-color: rgba(255, 255, 255, 0.55);
  --gf-ctrl-label-color-primary: #a8d7c8;
  --gf-ctrl-radius: 0;
  --gf-ctrl-padding-block: 10px;
  --gf-ctrl-padding-inline: 3px;
  --gf-form-gap-x: 22px;
  --gf-form-gap-y: 25px;
  --gf-ctrl-btn-bg-color-primary: var(--green-bright);
  --gf-ctrl-btn-bg-color-hover-primary: #317d65;
  --gf-ctrl-btn-color-primary: white;
  --gf-ctrl-btn-radius: 0;
  --gf-ctrl-btn-font-size: 0.75rem;
  --gf-ctrl-btn-font-weight: 700;
}

.form-plugin .gform-theme--framework .gfield_label,
.form-plugin .gform-theme--framework .gform-field-label {
  color: #a8d7c8;
  font-family: var(--sans);
  font-size: 0.66rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.form-plugin .gform-theme--framework input:not([type="checkbox"]):not([type="radio"]):not([type="submit"]),
.form-plugin .gform-theme--framework select,
.form-plugin .gform-theme--framework textarea {
  background: transparent !important;
  border: 0 !important;
  border-bottom: 1px solid rgba(255, 255, 255, 0.33) !important;
  border-radius: 0 !important;
  box-shadow: none !important;
  color: white !important;
  font-family: var(--sans) !important;
  font-size: 0.9rem !important;
  min-height: 46px;
  outline: none !important;
  padding: 10px 3px 13px !important;
}

.form-plugin .gform-theme--framework textarea {
  height: 92px !important;
  min-height: 92px !important;
  resize: vertical;
}

.form-plugin .gform-theme--framework select {
  line-height: 1.4 !important;
}

.form-plugin .gform-theme--framework select option {
  color: var(--ink);
}

.form-plugin .gform-theme--framework input::placeholder,
.form-plugin .gform-theme--framework textarea::placeholder {
  color: rgba(255, 255, 255, 0.4) !important;
}

.form-plugin .gform-theme--framework input:focus,
.form-plugin .gform-theme--framework select:focus,
.form-plugin .gform-theme--framework textarea:focus {
  border-bottom-color: #a8d7c8 !important;
}

.form-plugin .gform-theme--framework .gfield_required {
  color: #a8d7c8;
  font-size: 0.72em;
}

.form-plugin .gform_required_legend {
  display: none !important;
}

.form-plugin .gform-theme--framework .matter-disclaimer {
  align-self: end;
  padding-bottom: 10px;
}

.form-plugin .gform-theme--framework .matter-disclaimer p {
  color: rgba(255, 255, 255, 0.48);
  font-size: 0.66rem;
  line-height: 1.5;
  margin: 0;
  max-width: 280px;
}

.form-plugin .gform-theme--framework .gfield--type-submit {
  align-items: end;
  display: flex;
  justify-content: flex-end;
}

.form-plugin .gform-theme--framework .gform_footer {
  align-items: center;
  display: flex;
  justify-content: flex-end;
  margin-block-start: 22px !important;
  padding: 0 !important;
}

.form-plugin .gform-theme--framework button[type="submit"],
.form-plugin .gform-theme--framework input[type="submit"] {
  background: var(--green-bright) !important;
  border: 1px solid transparent !important;
  border-radius: 0 !important;
  box-shadow: none !important;
  color: white !important;
  cursor: pointer;
  font-family: var(--sans) !important;
  font-size: 0.75rem !important;
  font-weight: 700 !important;
  letter-spacing: 0.075em;
  min-height: 52px;
  padding: 0 21px !important;
  text-transform: uppercase;
  transition: background 180ms ease, transform 180ms ease;
}

.form-plugin .gform-theme--framework button[type="submit"]::after {
  content: "→";
  font-size: 1.05rem;
  margin-left: 18px;
}

.form-plugin .gform-theme--framework button[type="submit"]:hover,
.form-plugin .gform-theme--framework input[type="submit"]:hover {
  background: #317d65 !important;
  transform: translateY(-2px);
}

.form-plugin .gform-theme--framework .gform_validation_errors {
  background: rgba(181, 83, 60, 0.13);
  border: 1px solid rgba(255, 255, 255, 0.35);
  border-radius: 0;
  box-shadow: none;
  margin-bottom: 24px;
}

.form-plugin .gform-theme--framework .gform_validation_errors h2,
.form-plugin .gform-theme--framework .gfield_validation_message,
.form-plugin .gform-theme--framework .validation_message {
  color: #ffd3c9;
  font-family: var(--sans);
  font-size: 0.75rem;
}

.form-plugin .gform-theme--framework .gfield_error input,
.form-plugin .gform-theme--framework .gfield_error select,
.form-plugin .gform-theme--framework .gfield_error textarea {
  border-bottom-color: #ffad9a !important;
}

.form-plugin .gform_confirmation_message {
  border-left: 3px solid #78c2aa;
  color: white;
  font-family: var(--display);
  font-size: clamp(1.35rem, 2vw, 1.75rem);
  line-height: 1.45;
  padding: 18px 0 18px 24px;
}

.field {
  display: grid;
  gap: 7px;
}

.full-field {
  grid-column: 1 / -1;
}

.field label {
  color: #a8d7c8;
  font-size: 0.66rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.field input,
.field select,
.field textarea {
  background: transparent;
  border: 0;
  border-bottom: 1px solid rgba(255, 255, 255, 0.33);
  border-radius: 0;
  color: white;
  outline: none;
  padding: 10px 3px 13px;
  resize: vertical;
  width: 100%;
}

.field select option {
  color: var(--ink);
}

.field input:focus,
.field select:focus,
.field textarea:focus {
  border-color: #a8d7c8;
}

.field input::placeholder {
  color: rgba(255, 255, 255, 0.4);
}

.form-bottom {
  align-items: center;
  display: flex;
  gap: 24px;
  justify-content: space-between;
  margin-top: 11px;
}

.form-bottom p {
  color: rgba(255, 255, 255, 0.48);
  font-size: 0.66rem;
  line-height: 1.5;
  margin: 0;
  max-width: 280px;
}

.form-bottom button {
  cursor: pointer;
}

.site-footer {
  background: var(--navy-deep);
  color: rgba(255, 255, 255, 0.72);
  padding-top: 75px;
}

.footer-top {
  display: grid;
  gap: 55px;
  grid-template-columns: 1.5fr 0.65fr 0.75fr 0.8fr;
  padding-bottom: 65px;
}

.footer-brand img {
  opacity: 0.62;
  width: 270px;
}

.footer-brand p {
  font-family: var(--display);
  font-size: 1.25rem;
  line-height: 1.45;
  margin-top: 25px;
  max-width: 360px;
}

.footer-top h3 {
  color: white;
  font-size: 0.68rem;
  letter-spacing: 0.11em;
  margin-bottom: 21px;
  text-transform: uppercase;
}

.footer-top > div:not(.footer-brand) {
  display: flex;
  flex-direction: column;
}

.footer-top a,
.footer-top > div > p {
  font-size: 0.78rem;
  margin-bottom: 10px;
}

.footer-top a:hover {
  color: white;
}

.footer-menu li {
  line-height: 1.5;
}

.footer-menu a {
  display: inline-block;
}

.content-shell {
  background: white;
  min-height: 55vh;
  padding: clamp(70px, 9vw, 130px) 0;
}

.entry-header,
.entry-content {
  margin-left: auto;
  margin-right: auto;
  max-width: 850px;
}

.entry-header h1 {
  color: var(--navy);
  font-size: clamp(2.8rem, 5vw, 4.8rem);
}

.entry-content {
  color: var(--slate);
  font-size: 1.04rem;
}

.entry-content h2,
.entry-content h3 {
  color: var(--navy);
  font-family: var(--display);
  font-weight: 400;
}

.entry-content a {
  color: var(--brand-blue);
  text-decoration: underline;
}

.post-list {
  display: grid;
  gap: 40px;
  margin-top: 55px;
}

.post-list article {
  border-top: 1px solid var(--line);
  padding-top: 35px;
}

.footer-bottom {
  border-top: 1px solid rgba(255, 255, 255, 0.14);
  display: flex;
  font-size: 0.64rem;
  justify-content: space-between;
  letter-spacing: 0.045em;
  padding-bottom: 25px;
  padding-top: 25px;
  text-transform: uppercase;
}

@media (max-width: 1140px) {
  .utility-links .header-social-links {
    display: none;
  }

  /* Clipping must not create an ancestor scroll container for the sticky header. */
  .site-shell { overflow: clip; }
  .site-header { position: sticky; top: var(--batcha-header-offset, 0px); box-shadow: 0 1px 0 var(--line); background: white; }
  body.admin-bar .site-header { top: var(--batcha-header-offset, 32px); }
  html { scroll-padding-top: calc(var(--batcha-header-height, 130px) + var(--batcha-header-offset, 0px) + 12px); }

  .desktop-nav {
    display: none;
  }

  .mobile-menu {
    display: block;
  }

  .header-cta {
    display: none;
  }

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

@media (max-width: 850px) {
  .utility-inner > p,
  .utility-links > a:not(.utility-phone) {
    display: none;
  }

  .utility-inner { justify-content: flex-end; min-height: 44px; }
  .utility-links { height: 44px; }
  .utility-links .utility-phone { font-size: 1rem; letter-spacing: .025em; }


  .main-nav {
    min-height: 86px;
  }

  .brand {
    width: min(250px, 63vw);
  }

  .hero-wash {
    /* Mobile copy spans the photo; keep a readable tint across its full width. */
    background: linear-gradient(180deg, rgba(8, 38, 56, 0.76) 0%, rgba(8, 38, 56, 0.68) 28%, rgba(8, 38, 56, 0.76) 65%, rgba(8, 38, 56, 0.84) 100%);
  }

  /* Shift the portrait inward on narrow screens while keeping Brad on the right. */
  .hero-image {
    background-position: 76% top;
  }

  .hero-layout {
    min-height: 0;
    padding-bottom: 36px;
    padding-top: 40px;
  }

  .hero-copy {
    max-width: 650px;
    width: 100%;
  }

  .hero h1 {
    font-size: clamp(2.2rem, 6.1vw, 3.1rem);
  }

  .waterfront-grid,
  .brad-grid,
  .agent-grid,
  .contact-grid {
    grid-template-columns: 1fr;
  }

  .sticky-heading {
    position: static;
  }

  .services-heading {
    align-items: start;
    gap: 20px;
    grid-template-columns: 1fr;
  }

  .portrait-frame {
    max-width: 570px;
  }

  .agent-kicker {
    border-bottom: 1px solid rgba(255, 255, 255, 0.17);
    border-right: 0;
    padding-bottom: 42px;
    padding-right: 0;
  }

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

  .testimonial-label {
    grid-column: 1 / -1;
  }

  .quote-mark {
    display: none;
  }

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

  .insight-card {
    display: grid;
    grid-template-columns: 0.8fr 1fr;
  }

  .footer-top {
    grid-template-columns: 1.5fr 1fr 1fr;
  }

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

@media (min-width: 601px) and (max-width: 782px) {
  body.admin-bar .site-header { top: var(--batcha-header-offset, 46px); }
}

@media (max-width: 600px) {
  body.admin-bar .site-header { top: var(--batcha-header-offset, 0px); }

  h1 {
    font-size: clamp(3rem, 14vw, 4.6rem);
  }

  h2 {
    font-size: clamp(2.2rem, 10.5vw, 3.05rem);
  }

  .utility-links .utility-phone {
    margin-right: -24px;
  }

  .main-nav {
    gap: 14px;
  }

  .brand {
    width: min(220px, 66vw);
  }

  .hero-layout {
    padding-bottom: 30px;
    padding-top: 32px;
  }

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

  .hero-stats {
    margin-top: 24px;
    padding-top: 18px;
  }

  .hero-stat {
    padding-left: 10px;
    padding-right: 10px;
  }

  .hero-stat dd {
    font-size: clamp(1.5rem, 6.6vw, 2rem);
  }

  .hero-stat dt {
    font-size: 0.75rem;
  }

  .service-grid,
  .testimonial-grid,
  .insight-card,
  .matter-form,
  .footer-top {
    grid-template-columns: 1fr;
  }

  .service-card {
    min-height: 315px;
  }

  .insight-card {
    display: grid;
  }

  .insight-heading {
    align-items: start;
    flex-direction: column;
    gap: 25px;
  }

  .form-bottom,
  .footer-bottom {
    align-items: flex-start;
    flex-direction: column;
  }

  .form-bottom {
    gap: 25px;
  }

  .form-plugin .gform-theme--framework .matter-disclaimer,
  .form-plugin .gform-theme--framework .gfield--type-submit {
    grid-column: 1 / -1 !important;
  }

  .form-plugin .gform-theme--framework .matter-disclaimer {
    padding-bottom: 3px;
  }

  .form-plugin .gform-theme--framework .gfield--type-submit,
  .form-plugin .gform-theme--framework .gform_footer {
    justify-content: flex-start;
  }

  .footer-bottom {
    gap: 10px;
  }
}

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

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