:root {
  --ink: #17242b;
  --ink-soft: #41525a;
  --surface: #fbfaf5;
  --surface-alt: #eef1ec;
  --line: #d8ded7;
  --accent: #c59643;
  --accent-dark: #8b642b;
  --glacier: #5d8991;
  --white: #ffffff;
  --shadow: 0 20px 50px rgba(23, 36, 43, 0.13);
  --max: 1180px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--ink);
  background: var(--surface);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.55;
}

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

a {
  color: inherit;
}

.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 50;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  min-height: 76px;
  padding: 14px clamp(18px, 4vw, 48px);
  color: var(--white);
  transition: background 180ms ease, box-shadow 180ms ease, min-height 180ms ease;
}

.site-header.is-scrolled,
.site-header.is-open {
  min-height: 68px;
  color: var(--ink);
  background: rgba(251, 250, 245, 0.96);
  box-shadow: 0 10px 30px rgba(23, 36, 43, 0.12);
  backdrop-filter: blur(14px);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  text-decoration: none;
}

.brand-mark {
  display: grid;
  width: 42px;
  height: 42px;
  place-items: center;
  border: 1px solid currentColor;
  border-radius: 8px;
  font-weight: 800;
}

.brand strong,
.brand small {
  display: block;
}

.brand strong {
  font-size: 1.03rem;
  letter-spacing: 0;
}

.brand small {
  color: currentColor;
  font-size: 0.72rem;
  opacity: 0.78;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: clamp(16px, 2.8vw, 32px);
  font-size: 0.94rem;
  font-weight: 700;
}

.site-nav a {
  text-decoration: none;
}

.nav-cta {
  padding: 10px 16px;
  color: var(--ink);
  background: var(--accent);
  border-radius: 8px;
}

.nav-toggle {
  display: none;
  width: 44px;
  height: 44px;
  padding: 10px;
  color: inherit;
  background: transparent;
  border: 1px solid currentColor;
  border-radius: 8px;
}

.nav-toggle span {
  display: block;
  width: 100%;
  height: 2px;
  margin: 5px 0;
  background: currentColor;
}

.hero {
  position: relative;
  min-height: 92svh;
  display: grid;
  align-items: end;
  overflow: hidden;
  color: var(--white);
}

.hero-media,
.hero-overlay {
  position: absolute;
  inset: 0;
}

.hero-media {
  background: url("assets/images/hero-dfw-commercial.png") center / cover no-repeat;
  transform: scale(1.02);
}

.hero-overlay {
  background:
    linear-gradient(90deg, rgba(12, 22, 27, 0.86), rgba(12, 22, 27, 0.52) 46%, rgba(12, 22, 27, 0.18)),
    linear-gradient(0deg, rgba(12, 22, 27, 0.68), rgba(12, 22, 27, 0) 42%);
}

.hero-content {
  position: relative;
  z-index: 1;
  width: min(760px, calc(100% - 36px));
  margin: 0 auto;
  padding: 150px 0 86px;
}

.eyebrow {
  margin: 0 0 12px;
  color: var(--accent);
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0;
  text-transform: uppercase;
}

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

h1 {
  max-width: 780px;
  margin: 0;
  font-size: clamp(2.6rem, 8vw, 5.8rem);
  line-height: 0.96;
  letter-spacing: 0;
}

h2 {
  margin: 0;
  font-size: clamp(2rem, 4vw, 3.4rem);
  line-height: 1.04;
  letter-spacing: 0;
}

h3 {
  margin: 0;
  font-size: 1.2rem;
  line-height: 1.22;
}

.hero-content > p:not(.eyebrow) {
  max-width: 670px;
  margin: 24px 0 0;
  color: rgba(255, 255, 255, 0.86);
  font-size: clamp(1rem, 2vw, 1.18rem);
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 32px;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 13px 18px;
  border: 1px solid transparent;
  border-radius: 8px;
  font-weight: 800;
  text-decoration: none;
  cursor: pointer;
}

.button-primary {
  color: var(--ink);
  background: var(--accent);
}

.button-secondary {
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.48);
  background: rgba(255, 255, 255, 0.08);
}

.intro-band {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  max-width: var(--max);
  margin: -36px auto 0;
  position: relative;
  z-index: 2;
  background: var(--white);
  border: 1px solid var(--line);
  box-shadow: var(--shadow);
}

.metric {
  padding: clamp(22px, 4vw, 34px);
}

.metric + .metric {
  border-left: 1px solid var(--line);
}

.metric strong,
.metric span {
  display: block;
}

.metric strong {
  font-size: clamp(1.35rem, 3vw, 2.1rem);
  line-height: 1;
}

.metric span {
  margin-top: 10px;
  color: var(--ink-soft);
}

.section,
.split-section,
.about-section,
.contact-section {
  width: min(var(--max), calc(100% - 36px));
  margin: 0 auto;
}

.section {
  padding: clamp(72px, 10vw, 120px) 0;
}

.section-heading {
  max-width: 760px;
}

.section-heading p:not(.eyebrow) {
  margin: 18px 0 0;
  color: var(--ink-soft);
  font-size: 1.06rem;
}

.service-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 16px;
  margin-top: 34px;
}

.service-card {
  min-height: 240px;
  padding: 26px;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 8px;
}

.service-icon {
  display: inline-block;
  margin-bottom: 34px;
  color: var(--accent-dark);
  font-weight: 900;
}

.service-card p {
  margin: 14px 0 0;
  color: var(--ink-soft);
}

.service-card-accent {
  color: var(--white);
  background: var(--ink);
  border-color: var(--ink);
}

.service-card-accent p {
  color: rgba(255, 255, 255, 0.78);
}

.service-card-accent a {
  display: inline-flex;
  margin-top: 22px;
  color: var(--accent);
  font-weight: 800;
  text-decoration: none;
}

.split-section {
  display: grid;
  grid-template-columns: minmax(0, 0.92fr) minmax(320px, 1fr);
  gap: clamp(28px, 6vw, 76px);
  align-items: center;
  padding: clamp(68px, 9vw, 110px) 0;
  border-top: 1px solid var(--line);
}

.split-copy p:not(.eyebrow) {
  color: var(--ink-soft);
  font-size: 1.06rem;
}

.check-list {
  display: grid;
  gap: 14px;
  margin: 26px 0 0;
  padding: 0;
  list-style: none;
}

.check-list li {
  position: relative;
  padding-left: 30px;
  color: var(--ink);
  font-weight: 700;
}

.check-list li::before {
  content: "";
  position: absolute;
  top: 0.48em;
  left: 0;
  width: 14px;
  height: 14px;
  background: var(--accent);
  border-radius: 50%;
}

.image-panel img {
  width: 100%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
  border-radius: 8px;
  box-shadow: var(--shadow);
}

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

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
  margin-top: 34px;
}

.property-card {
  overflow: hidden;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 8px;
}

.property-card img {
  width: 100%;
  aspect-ratio: 16 / 11;
  object-fit: cover;
}

.property-card div {
  padding: 22px;
}

.property-card p {
  margin: 10px 0 0;
  color: var(--ink-soft);
}

.about-section {
  width: 100%;
  max-width: none;
  padding: clamp(70px, 9vw, 108px) 18px;
  background: var(--ink);
  color: var(--white);
}

.about-inner {
  display: grid;
  grid-template-columns: minmax(0, 0.78fr) minmax(320px, 1fr);
  gap: clamp(28px, 7vw, 92px);
  width: min(var(--max), 100%);
  margin: 0 auto;
}

.about-inner p:last-child {
  margin: 0;
  color: rgba(255, 255, 255, 0.78);
  font-size: clamp(1.08rem, 2vw, 1.28rem);
}

.contact-section {
  display: grid;
  grid-template-columns: minmax(0, 0.82fr) minmax(320px, 1fr);
  gap: clamp(28px, 6vw, 80px);
  align-items: start;
  padding: clamp(72px, 10vw, 122px) 0;
}

.contact-copy p:not(.eyebrow) {
  color: var(--ink-soft);
  font-size: 1.06rem;
}

.contact-direct {
  display: grid;
  gap: 8px;
  margin-top: 24px;
  font-weight: 800;
}

.contact-direct a {
  color: var(--accent-dark);
  text-decoration: none;
}

.contact-form {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 16px;
  padding: clamp(22px, 4vw, 34px);
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 8px;
  box-shadow: var(--shadow);
}

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

.form-row-wide,
.form-message,
.form-button {
  grid-column: 1 / -1;
}

label {
  color: var(--ink);
  font-size: 0.88rem;
  font-weight: 800;
}

input,
select,
textarea {
  width: 100%;
  min-height: 46px;
  padding: 11px 12px;
  color: var(--ink);
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: 8px;
  font: inherit;
}

textarea {
  resize: vertical;
}

input:focus,
select:focus,
textarea:focus {
  outline: 3px solid rgba(197, 150, 67, 0.28);
  border-color: var(--accent);
}

.form-row.is-invalid input,
.form-row.is-invalid select,
.form-row.is-invalid textarea {
  border-color: #ad3b2f;
}

.form-message {
  min-height: 24px;
  margin: 0;
  color: var(--accent-dark);
  font-weight: 800;
}

.form-message.is-error {
  color: #ad3b2f;
}

.site-footer {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 12px;
  padding: 28px clamp(18px, 4vw, 48px);
  color: rgba(255, 255, 255, 0.74);
  background: #111b20;
}

.site-footer p {
  margin: 0;
}

.site-footer a {
  color: inherit;
  text-decoration-color: rgba(255, 255, 255, 0.38);
}

@media (max-width: 900px) {
  .nav-toggle {
    display: block;
  }

  .site-nav {
    position: absolute;
    top: calc(100% - 1px);
    left: 18px;
    right: 18px;
    display: none;
    padding: 18px;
    color: var(--ink);
    background: var(--surface);
    border: 1px solid var(--line);
    border-radius: 8px;
    box-shadow: var(--shadow);
  }

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

  .intro-band,
  .service-grid,
  .property-grid,
  .split-section,
  .about-inner,
  .contact-section {
    grid-template-columns: 1fr;
  }

  .intro-band {
    margin-top: 0;
    border-left: 0;
    border-right: 0;
  }

  .metric + .metric {
    border-top: 1px solid var(--line);
    border-left: 0;
  }

  .hero-content {
    padding-top: 132px;
  }
}

@media (max-width: 620px) {
  .site-header {
    padding-inline: 14px;
  }

  .brand small {
    display: none;
  }

  .hero {
    min-height: 86svh;
  }

  .hero-content {
    width: min(100% - 28px, 760px);
    padding-bottom: 54px;
  }

  .button {
    width: 100%;
  }

  .section,
  .split-section,
  .contact-section {
    width: min(100% - 28px, var(--max));
  }

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

  .service-card {
    min-height: 0;
  }
}