:root {
  color-scheme: light;
  --paper: #fcfbf8;
  --ink: #172d36;
  --muted: #42565c;
  --line: #d1d8d7;
  --sky: #b5dbed;
  --sky-pale: #eaf3f6;
  --deep: #172f3c;
  --display: "Instrument Serif", Georgia, serif;
  --body: "DM Sans", Arial, sans-serif;
  --gutter: clamp(22px, 6vw, 92px);
}

* { box-sizing: border-box; }

html { scroll-padding-top: 24px; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font: 400 16px/1.6 var(--body);
  -webkit-font-smoothing: antialiased;
}

img { display: block; max-width: 100%; }
figure, h1, h2, h3, p { margin: 0; }
a { color: inherit; }
a:focus-visible, button:focus-visible {
  outline: 3px solid #377fa0;
  outline-offset: 5px;
}
section { scroll-margin-top: 24px; }

.wrap {
  width: min(calc(100% - var(--gutter) * 2), 1248px);
  margin-inline: auto;
}
.section-pad { padding-block: clamp(58px, 8vw, 116px); }
.skip-link {
  position: absolute;
  z-index: 4;
  inset: 8px auto auto 8px;
  transform: translateY(-160%);
  background: var(--paper);
  padding: 12px 18px;
}
.skip-link:focus { transform: none; }

.site-header { background: var(--paper); }
.header-inner {
  min-height: 84px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
}
.brand {
  display: block;
  width: clamp(155px, 19vw, 253px);
  flex-shrink: 0;
}
.brand img { width: 100%; height: auto; }
.site-nav {
  display: flex;
  align-items: center;
  gap: clamp(18px, 3vw, 42px);
  margin-left: auto;
  padding-right: 13px;
  font-size: .94rem;
  font-weight: 600;
}
.site-nav a {
  white-space: nowrap;
  text-decoration: none;
}
.site-nav a:hover { text-decoration: underline; text-underline-offset: 5px; }

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 13px;
  min-height: 49px;
  padding: 10px 23px;
  border: 1px solid transparent;
  border-radius: 5px;
  font-weight: 700;
  line-height: 1.3;
  text-decoration: none;
  white-space: nowrap;
  transition: background-color 160ms, border-color 160ms;
}
.button span, .inline-link span { font-size: 1.14em; }
.button-header {
  color: var(--paper);
  background: var(--deep);
  font-size: .9rem;
}
.button-header:hover { background: #274858; }
.button-sky { background: var(--sky); color: var(--ink); }
.button-sky:hover { background: #d2eaf4; }

.hero {
  position: relative;
  isolation: isolate;
  display: flex;
  align-items: center;
  min-height: clamp(535px, 48vw, 690px);
  color: white;
  background: #26414a;
}
.hero-picture,
.hero-picture img,
.hero::before {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}
.hero-picture img { object-fit: cover; object-position: center 39%; }
.hero-picture { z-index: -2; }
.hero::before {
  z-index: -1;
  content: "";
  background: linear-gradient(90deg, rgba(13,29,36,.86) 0%, rgba(13,29,36,.66) 35%, rgba(13,29,36,.14) 74%, rgba(13,29,36,.05) 100%),
              linear-gradient(0deg, rgba(13,29,36,.48), transparent 26%);
}
.hero-content { padding-block: 72px 86px; }
h1, h2, h3 {
  font-family: var(--display);
  font-weight: 400;
}
.hero h1 {
  font-size: clamp(4.6rem, 8vw, 8.2rem);
  line-height: .88;
  letter-spacing: -.036em;
}
.hero-content p {
  max-width: 440px;
  margin-top: 28px;
  font-size: clamp(1.04rem, 1.45vw, 1.24rem);
  line-height: 1.52;
  color: #f6f9f9;
}
.hero-actions {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 15px 25px;
  margin-top: 29px;
}
.hero-secondary {
  min-height: 44px;
  display: inline-flex;
  align-items: center;
  gap: 9px;
  font-weight: 600;
  text-underline-offset: 5px;
}
.hero-secondary:hover { color: var(--sky); }
.hero-caption {
  position: absolute;
  right: var(--gutter);
  bottom: 20px;
  font-size: .79rem;
  color: white;
  text-shadow: 0 1px 4px #142b36;
}

.neighborhood {
  display: grid;
  grid-template-columns: minmax(260px, .77fr) minmax(0, 1.23fr);
  align-items: center;
  gap: clamp(36px, 7vw, 114px);
}
h2 {
  font-size: clamp(3.5rem, 6.1vw, 6.4rem);
  line-height: .9;
  letter-spacing: -.032em;
}
h2 em { color: #356275; font-weight: inherit; }
.neighborhood-copy p,
.about-copy p {
  margin-top: 20px;
  max-width: 44ch;
  color: var(--muted);
  font-size: 1.05rem;
}
.inline-link {
  display: inline-flex;
  min-height: 44px;
  align-items: center;
  gap: 8px;
  margin-top: 14px;
  color: #20546b;
  font-weight: 700;
  text-underline-offset: 5px;
}
.inline-link:hover { color: #122f3e; }
.neighborhood-actions {
  display: flex;
  flex-wrap: wrap;
  column-gap: 18px;
  margin-top: 14px;
}
.neighborhood-actions .inline-link { margin-top: 0; }
.neighborhood-photos img {
  width: 100%;
  object-fit: cover;
  border-radius: 4px;
  background: var(--sky-pale);
}
.neighborhood-lead img { aspect-ratio: 2.07; height: auto; object-position: 50% 55%; }
.neighborhood-strip {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(8px, 1.5vw, 16px);
  margin-top: clamp(8px, 1.5vw, 16px);
}
.neighborhood-strip img { aspect-ratio: 1.56; height: auto; }
.neighborhood-strip .school-photo img { object-position: center 16%; }
figcaption {
  margin-top: 5px;
  color: var(--muted);
  font-size: .875rem;
  line-height: 1.3;
}

.services { background: var(--sky-pale); }
.services-inner { padding-block: clamp(62px, 7.6vw, 104px); }
.services h2 { font-size: clamp(3.4rem, 5.1vw, 5.6rem); }
.service-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: clamp(25px, 6vw, 94px);
  margin-top: 31px;
}
.service {
  border-top: 1px solid #a9bec6;
  padding-top: 21px;
}
.service h3 {
  font-size: clamp(2.25rem, 3.15vw, 3.45rem);
  line-height: 1;
}
.service p {
  max-width: 48ch;
  margin-top: 12px;
  color: var(--muted);
}

.about {
  display: grid;
  grid-template-columns: minmax(0, .86fr) minmax(260px, 1.14fr);
  align-items: center;
  gap: clamp(40px, 8vw, 125px);
}
.about-media {
  display: grid;
  justify-items: center;
  gap: clamp(14px, 2vw, 24px);
  width: min(100%, 395px);
  justify-self: end;
}
.portrait-frame {
  width: 100%;
  overflow: hidden;
  border-radius: 5px;
  background: var(--sky-pale);
}
.about-logo { width: min(100%, 365px); height: auto; }
.social-links {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 22px;
}
.social-links a {
  display: grid;
  place-items: center;
  width: 44px;
  height: 44px;
  border: 1px solid var(--line);
  border-radius: 5px;
}
.social-links a:hover { background: var(--sky-pale); }
.portrait-frame img {
  width: 100%;
  height: auto;
  aspect-ratio: 1.15;
  object-fit: cover;
  object-position: center 24%;
  transform: scaleX(-1);
}

.contact { background: var(--deep); color: var(--paper); }
.contact-inner {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  align-items: center;
  gap: 32px;
  padding-block: clamp(52px, 7.1vw, 95px);
}
.contact h2 { font-size: clamp(3.2rem, 5vw, 5.5rem); }
.contact p { margin-top: 15px; color: #deebed; }
.contact-methods { margin-top: 21px; }
.contact-row {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 8px 18px;
  margin-top: 8px;
}
.contact-detail {
  color: #f3fbfd;
  overflow-wrap: anywhere;
}
.copy-button {
  min-height: 44px;
  padding: 7px 12px;
  border: 1px solid #789aa9;
  border-radius: 5px;
  color: #f3fbfd;
  background: transparent;
  font: 600 .875rem/1.3 var(--body);
  cursor: pointer;
}
.copy-button:hover { background: #284959; }
.contact-status {
  min-height: 1.4em;
  margin-top: 6px;
  color: var(--sky);
  font-size: .875rem;
}
.contact-brand {
  display: grid;
  justify-items: start;
  gap: 12px;
  width: clamp(240px, 23vw, 310px);
}
.contact-brand img { width: 100%; height: auto; }
.contact-brand .license-number {
  margin: 0;
  color: var(--paper);
  font-weight: 600;
}
.contact-brand .broker-name {
  margin: 3px 0 0;
  color: var(--paper);
}
.contact-brand .brokerage-logo {
  width: 92%;
  filter: brightness(0) invert(1);
}

@media (max-width: 850px) {
  .contact-inner { grid-template-columns: 1fr; }
  .contact-brand { width: min(280px, 100%); }
}

@media (max-width: 700px) {
  html { scroll-padding-top: 0; }
  section { scroll-margin-top: 18px; }
  .header-inner { min-height: 69px; gap: 12px; }
  .brand { width: clamp(144px, 46vw, 207px); }
  .site-nav { display: none; }
  .button-header { min-height: 44px; padding-inline: 13px; gap: 7px; }
  .hero { min-height: 555px; align-items: end; }
  .hero-picture img { object-position: center 41%; }
  .hero::before {
    background: linear-gradient(0deg, rgba(13,29,36,.94) 0%, rgba(13,29,36,.78) 36%, rgba(13,29,36,.42) 67%, rgba(13,29,36,.02) 100%);
  }
  .hero-content { padding-block: 80px 67px; }
  .hero h1 { font-size: clamp(3.7rem, 12.7vw, 6.2rem); }
  .hero-content p { margin-top: 19px; }
  .hero-actions { gap: 12px 16px; margin-top: 21px; }
  .hero-actions .button { max-width: 100%; white-space: normal; }
  .hero-caption { right: auto; left: var(--gutter); bottom: 16px; }
  .neighborhood, .about { grid-template-columns: 1fr; gap: 27px; }
  .neighborhood-lead img { aspect-ratio: 1.66; }
  .neighborhood-copy p, .about-copy p { margin-top: 15px; }
  .service-grid { grid-template-columns: 1fr; gap: 20px; margin-top: 25px; }
  .about-media { order: 1; justify-self: start; }
  .contact-row { column-gap: 12px; }
}

@media (max-width: 355px) {
  .hero h1 { font-size: 3.45rem; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 4px; }
  .hero-caption { font-size: .72rem; }
}

@media (prefers-reduced-motion: reduce) {
  .button { transition: none; }
}

@media (min-width: 701px) and (max-width: 780px) {
  .site-nav { display: none; }
}

@media (max-width: 355px) {
  .brand { width: 130px; }
  .button-header { padding-inline: 8px; gap: 4px; font-size: .79rem; }
  .hero-actions .button { padding-inline: 14px; gap: 8px; }
}