<style>
*{margin:0;padding:0;box-sizing:border-box}
:root{
--navy:#0D1B2A;
--navy-deep:#0d1829;
--cream:#F7F5F0;
--warm-white:#fdfcf9;
--gold:#C9A96E;
--charcoal:#2c2c2a;
--mid:#6b6b68;
--light:#e8e4dd;
--font-display:'Cormorant Garamond',serif;
--font-body:'Jost',sans-serif;
}
html{scroll-behavior:smooth}
body{background:var(--warm-white);color:var(--charcoal);font-family:var(--font-body);font-weight:300;line-height:1.7;overflow-x:hidden}

/* NAV */
nav{position:fixed;top:0;left:0;right:0;z-index:100;background:rgba(253,252,249,0.97);backdrop-filter:blur(12px);border-bottom:1px solid var(--light);padding:0 60px;display:flex;align-items:center;justify-content:space-between;height:72px}
.nav-logo{display:flex;align-items:center;gap:14px;text-decoration:none;cursor:pointer}
.nav-logo-mark svg{width:42px;height:42px}
.nav-brand-name{display:none}
.nav-brand-sub{display:none}
.nav-links{display:flex;align-items:center;gap:32px;list-style:none}
.nav-links a{font-family:var(--font-body);font-size:11px;font-weight:400;letter-spacing:0.18em;text-transform:uppercase;color:var(--navy);text-decoration:none;transition:color 0.2s;position:relative;padding-bottom:3px;cursor:pointer}
.nav-links a::after{content:'';position:absolute;bottom:0;left:0;width:0;height:1px;background:var(--gold);transition:width 0.3s}
.nav-links a:hover::after,.nav-links a.active::after{width:100%}
.nav-links a:hover{color:var(--gold)}
.nav-cta{font-family:var(--font-body);font-size:11px;font-weight:400;letter-spacing:0.2em;text-transform:uppercase;color:var(--warm-white);background:var(--navy);padding:11px 26px;text-decoration:none;transition:all 0.3s;border:1px solid var(--navy);cursor:pointer;white-space:nowrap}
.nav-cta:hover{background:transparent;color:var(--navy)}
.hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:5px}
.hamburger span{width:24px;height:2px;background:var(--navy);transition:all 0.3s}

/* PAGES */
.page{display:none;padding-top:72px;min-height:100vh}
.page.active{display:block}

/* ============ HOME ============ */
.hero{height:calc(100vh - 72px);position:relative;display:flex;align-items:center;overflow:hidden;background:var(--navy-deep)}
.hero-bg{position:absolute;inset:0;background:url("assets/hero-bg.jpg") center center/cover no-repeat}
.hero-bg{background-image:url('../images/iStock-2241431680.jpg') !important;background-size:cover !important;background-position:center !important;background-repeat:no-repeat !important;}
.hero-overlay{position:absolute;inset:0;background:linear-gradient(to right,rgba(8,15,30,0.88) 0%,rgba(8,15,30,0.65) 50%,rgba(8,15,30,0.35) 100%)}
.hero-vline{position:absolute;top:0;left:50%;width:1px;height:100%;background:linear-gradient(to bottom,transparent 0%,rgba(184,149,58,0.15) 40%,rgba(184,149,58,0.15) 60%,transparent 100%)}
.hero-content{position:relative;z-index:2;padding:0 100px;max-width:860px}
.hero-eyebrow{font-family:var(--font-body);font-size:10px;font-weight:400;letter-spacing:0.45em;text-transform:uppercase;color:var(--gold);margin-bottom:36px;opacity:0;animation:fadeUp 1s ease 0.2s forwards}
.hero-title{font-family:var(--font-display);font-size:clamp(48px,6.5vw,84px);font-weight:300;line-height:1.06;color:var(--warm-white);margin-bottom:36px;opacity:0;animation:fadeUp 1s ease 0.45s forwards}
.hero-title em{font-style:italic;color:rgba(255,255,255,0.65)}
.hero-sub{font-size:14px;font-weight:300;letter-spacing:0.03em;color:rgba(255,255,255,0.5);max-width:460px;margin-bottom:60px;opacity:0;animation:fadeUp 1s ease 0.7s forwards;line-height:1.85}
.hero-actions{display:flex;align-items:center;gap:40px;opacity:0;animation:fadeUp 1s ease 0.9s forwards}
.btn-gold{font-family:var(--font-body);font-size:11px;font-weight:400;letter-spacing:0.25em;text-transform:uppercase;color:var(--navy-deep);background:var(--gold);padding:15px 40px;text-decoration:none;transition:all 0.3s;border:1px solid var(--gold);cursor:pointer;display:inline-block}
.btn-gold:hover{background:transparent;color:var(--gold)}
.btn-navy{font-family:var(--font-body);font-size:11px;font-weight:400;letter-spacing:0.25em;text-transform:uppercase;color:var(--warm-white);background:var(--navy);padding:15px 40px;text-decoration:none;transition:all 0.3s;border:1px solid rgba(255,255,255,0.2);cursor:pointer;display:inline-block}
.btn-navy:hover{border-color:var(--gold);color:var(--gold)}
.btn-outline-navy{font-family:var(--font-body);font-size:11px;font-weight:400;letter-spacing:0.25em;text-transform:uppercase;color:var(--navy);background:transparent;padding:15px 40px;text-decoration:none;transition:all 0.3s;border:1px solid var(--navy);cursor:pointer;display:inline-block}
.btn-outline-navy:hover{background:var(--navy);color:var(--warm-white)}
.hero-ghost{font-family:var(--font-body);font-size:11px;font-weight:400;letter-spacing:0.2em;text-transform:uppercase;color:rgba(255,255,255,0.45);cursor:pointer;border-bottom:1px solid rgba(255,255,255,0.2);padding-bottom:2px;transition:color 0.3s}
.hero-ghost:hover{color:var(--warm-white)}
.hero-scroll{position:absolute;bottom:44px;left:100px;display:flex;align-items:center;gap:14px;opacity:0;animation:fadeUp 1s ease 1.2s forwards}
.hero-scroll span{font-size:10px;letter-spacing:0.35em;text-transform:uppercase;color:rgba(255,255,255,0.3)}
.hero-scroll-line{width:36px;height:1px;background:rgba(255,255,255,0.2)}
.hero-tagline{position:absolute;bottom:44px;right:100px;font-family:var(--font-display);font-style:italic;font-size:13px;color:rgba(255,255,255,0.25);opacity:0;animation:fadeUp 1s ease 1.4s forwards}

@keyframes fadeUp{from{opacity:0;transform:translateY(20px)}to{opacity:1;transform:translateY(0)}}

/* SECTIONS */
.section{padding:120px 100px}
.section-narrow{max-width:720px;margin:0 auto}
.section-wide{max-width:1100px;margin:0 auto}
.section-cream{background:var(--cream)}
.section-navy{background:var(--navy);color:var(--warm-white)}
.section-white{background:var(--warm-white)}

.section-label{font-family:var(--font-body);font-size:10px;font-weight:400;letter-spacing:0.42em;text-transform:uppercase;color:var(--gold);margin-bottom:20px;display:block}
.section-title{font-family:var(--font-display);font-size:clamp(32px,3.8vw,50px);font-weight:300;line-height:1.12;margin-bottom:28px;color:var(--navy)}
.section-navy .section-title{color:var(--warm-white)}
.section-body{font-size:16px;font-weight:300;line-height:1.9;color:var(--mid)}
.section-navy .section-body{color:rgba(255,255,255,0.55)}

/* DIFFERENTIATORS */
.diff-grid{display:grid;grid-template-columns:1fr 1fr;gap:52px 100px;margin-top:72px}
.diff-item{border-top:1px solid var(--light);padding-top:36px}
.diff-label{font-family:var(--font-display);font-size:22px;font-weight:400;color:var(--navy);margin-bottom:14px;letter-spacing:0.01em}
.diff-text{font-size:15px;font-weight:300;line-height:1.85;color:var(--mid)}

/* BROKER PANEL */
.broker-panel{background:var(--navy);padding:64px 80px;position:relative;overflow:hidden}
.broker-panel::before{content:'';position:absolute;top:0;left:0;width:3px;height:100%;background:var(--gold)}
.broker-panel-quote{font-family:var(--font-display);font-size:clamp(22px,2.8vw,32px);font-weight:300;font-style:italic;line-height:1.45;color:var(--warm-white);max-width:680px}
.broker-panel-sub{display:block;margin-top:28px;font-family:var(--font-body);font-size:13px;font-weight:300;color:rgba(255,255,255,0.45);font-style:normal;line-height:1.7}

/* THREE DS */
.three-d-grid{display:grid;grid-template-columns:1fr 1fr 1fr;gap:40px;margin-top:64px}
.three-d-item{padding:44px 40px;background:var(--warm-white);border-bottom:2px solid var(--gold)}
.three-d-title{font-family:var(--font-display);font-size:30px;font-weight:400;color:var(--navy);margin-bottom:20px}
.three-d-text{font-size:15px;font-weight:300;line-height:1.9;color:var(--mid);font-style:italic}

/* IMAGE SECTIONS */
.img-hero{width:100%;height:45vw;max-height:520px;min-height:320px;object-fit:cover;object-position:center;display:block}
.img-hero-tall{width:100%;height:600px;object-fit:cover;object-position:center;display:block}
.img-overlay-section{position:relative;overflow:hidden}
.img-overlay-section img{width:100%;height:480px;object-fit:cover;display:block}
.img-overlay-content{position:absolute;inset:0;background:linear-gradient(to right,rgba(13,24,41,0.85) 0%,rgba(13,24,41,0.4) 60%,transparent 100%);display:flex;align-items:center;padding:80px 100px}
.img-overlay-text{max-width:520px;color:var(--warm-white)}
.img-overlay-text .section-label{color:var(--gold)}
.img-overlay-text .section-title{color:var(--warm-white)}
.img-overlay-text .section-body{color:rgba(255,255,255,0.65)}

/* GOLD DIVIDER */
.gold-divider{width:56px;height:1px;background:var(--gold);margin:44px 0}

/* CTA */
.cta-section{text-align:center;padding:120px 100px;background:var(--cream)}
.cta-title{font-family:var(--font-display);font-size:clamp(32px,4vw,54px);font-weight:300;color:var(--navy);margin-bottom:20px;line-height:1.12}
.cta-sub{font-size:15px;font-weight:300;color:var(--mid);margin-bottom:48px;max-width:500px;margin-left:auto;margin-right:auto;line-height:1.85}

/* ============ ABOUT ============ */
.about-hero-section{background:var(--navy);padding:100px 100px 0}
.about-grid{display:grid;grid-template-columns:420px 1fr;gap:100px;align-items:start;max-width:1100px;margin:0 auto}
.about-portrait-wrap{position:relative;padding-bottom:80px}
.about-portrait-img{width:100%;aspect-ratio:3/4;object-fit:cover;object-position:top;display:block}
.about-portrait-placeholder{width:100%;aspect-ratio:3/4;background:linear-gradient(160deg,#243558,#1a2744);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:16px}
.about-portrait-placeholder p{font-family:var(--font-body);font-size:11px;letter-spacing:0.2em;text-transform:uppercase;color:rgba(255,255,255,0.3);text-align:center;line-height:1.8}
.about-portrait-caption{position:absolute;bottom:36px;left:0;font-family:var(--font-body);font-size:10px;letter-spacing:0.3em;text-transform:uppercase;color:var(--gold)}
.about-bio{padding:20px 0 100px}
.about-bio p{font-size:15px;font-weight:300;line-height:1.9;color:rgba(255,255,255,0.65);margin-bottom:22px}
.about-bio .opening{font-family:var(--font-display);font-size:21px;font-weight:300;font-style:italic;color:var(--warm-white);line-height:1.55;margin-bottom:28px}
.about-bio .closing-line{font-family:var(--font-display);font-size:18px;font-style:italic;color:rgba(255,255,255,0.45);margin-top:8px}

/* ============ SERVICE PAGES ============ */
.service-hero{background:var(--navy);padding:80px 100px 72px;position:relative}
.service-hero::after{content:'';position:absolute;bottom:0;left:100px;right:100px;height:1px;background:linear-gradient(to right,transparent,rgba(184,149,58,0.3),transparent)}
.service-eyebrow{font-family:var(--font-body);font-size:10px;font-weight:400;letter-spacing:0.42em;text-transform:uppercase;color:var(--gold);margin-bottom:24px;display:block;text-align:center}
.service-positioning{font-family:var(--font-display);font-size:clamp(26px,3.2vw,42px);font-weight:300;font-style:italic;color:var(--warm-white);line-height:1.2;max-width:760px;margin:0 auto;text-align:center}
.service-positioning em{color:rgba(255,255,255,0.6);font-style:italic}

.service-body{padding:80px 100px}
.service-body-inner{max-width:720px;margin:0 auto}
.service-p{font-size:16px;font-weight:300;line-height:1.9;color:var(--mid);margin-bottom:22px}
.service-h2{font-family:var(--font-display);font-size:26px;font-weight:400;color:var(--navy);margin-bottom:16px;margin-top:52px}

/* QUESTIONS */
.questions-block{background:var(--cream);padding:56px 64px;margin:56px 0;border-left:3px solid var(--gold)}
.questions-block p{font-family:var(--font-display);font-size:19px;font-weight:300;color:var(--navy);line-height:1.5;margin-bottom:18px;padding-bottom:18px;border-bottom:1px solid var(--light)}
.questions-block p:last-of-type{border-bottom:none;margin-bottom:0;padding-bottom:0}
.questions-close{font-family:var(--font-body);font-size:14px;font-weight:300;color:var(--mid);margin-top:32px;padding-top:32px;border-top:1px solid var(--light);font-style:italic;line-height:1.8}

/* STAGES */
.methodology{margin:48px 0}
.methodology-intro{font-size:15px;font-weight:300;line-height:1.9;color:var(--mid);margin-bottom:48px}
.stage{padding:28px 0;border-top:1px solid var(--light);display:grid;grid-template-columns:200px 1fr;gap:32px;align-items:start}
.stage:last-child{border-bottom:1px solid var(--light)}
.stage-name{font-family:var(--font-display);font-size:18px;font-weight:500;color:var(--navy);padding-top:2px}
.stage-text{font-size:15px;font-weight:400;line-height:1.85;color:var(--mid)}

/* LISTINGS */
.listings-intro{max-width:640px}

/* CONTACT */
.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:start;max-width:1060px;margin:0 auto}
.contact-quote-text{font-family:var(--font-display);font-size:clamp(22px,2.8vw,32px);font-weight:300;font-style:italic;color:var(--navy);line-height:1.4;margin-bottom:40px}
.contact-info{font-size:14px;font-weight:300;color:var(--mid);line-height:1.85;margin-bottom:36px}
.contact-detail-label{font-family:var(--font-body);font-size:10px;letter-spacing:0.3em;text-transform:uppercase;color:var(--gold);margin-bottom:6px;margin-top:28px;display:block}
.contact-detail-value{font-size:15px;font-weight:300;color:var(--navy)}
.contact-detail-value a{color:var(--navy);text-decoration:none;border-bottom:1px solid var(--light);transition:border-color 0.2s;padding-bottom:1px}
.contact-detail-value a:hover{border-color:var(--gold)}
.contact-closing{font-family:var(--font-display);font-size:17px;font-style:italic;color:var(--mid);margin-top:44px;padding-top:44px;border-top:1px solid var(--light);line-height:1.6}
.contact-form input,.contact-form textarea,.contact-form select{width:100%;background:transparent;border:none;border-bottom:1px solid var(--light);padding:14px 0;font-family:var(--font-body);font-size:14px;font-weight:300;color:var(--charcoal);margin-bottom:28px;outline:none;transition:border-color 0.3s;display:block;-webkit-appearance:none}
.contact-form input:focus,.contact-form textarea:focus{border-color:var(--navy)}
.contact-form input::placeholder,.contact-form textarea::placeholder{color:rgba(107,107,104,0.7);font-weight:300}
.contact-form textarea{resize:none;height:110px}
.contact-form button{font-family:var(--font-body);font-size:11px;font-weight:400;letter-spacing:0.25em;text-transform:uppercase;color:var(--warm-white);background:var(--navy);padding:15px 48px;border:1px solid var(--navy);cursor:pointer;transition:all 0.3s;margin-top:8px}
.contact-form button:hover{background:transparent;color:var(--navy)}


.btn-whatsapp{display:inline-flex;align-items:center;gap:10px;font-family:var(--font-body);font-size:11px;font-weight:400;letter-spacing:0.2em;text-transform:uppercase;color:var(--warm-white);background:#25a560;padding:13px 28px;text-decoration:none;transition:all 0.3s;border:1px solid #25a560;cursor:pointer;margin-top:16px}
.btn-whatsapp:hover{background:transparent;color:#25a560}
.btn-whatsapp svg{flex-shrink:0}

/* FOOTER */
footer{background:var(--navy-deep);padding:52px 100px;display:flex;align-items:center;justify-content:space-between;border-top:1px solid rgba(255,255,255,0.06)}
.footer-tagline{font-family:var(--font-display);font-style:italic;font-size:14px;color:rgba(255,255,255,0.3)}
.footer-links{display:flex;gap:28px}
.footer-links a{font-family:var(--font-body);font-size:10px;letter-spacing:0.2em;text-transform:uppercase;color:rgba(255,255,255,0.3);text-decoration:none;transition:color 0.2s;cursor:pointer}
.footer-links a:hover{color:var(--gold)}
.footer-copy{font-family:var(--font-body);font-size:10px;letter-spacing:0.1em;color:rgba(255,255,255,0.2)}

/* MOBILE */
@media(max-width:900px){
nav{padding:0 24px}
.hamburger{display:flex}
.nav-links{position:fixed;top:72px;left:0;right:0;background:var(--warm-white);flex-direction:column;gap:0;padding:20px 24px;border-bottom:1px solid var(--light);transform:translateY(-100%);opacity:0;visibility:hidden;transition:all 0.3s;box-shadow:0 4px 6px rgba(0,0,0,0.1)}
.nav-links.active{transform:translateY(0);opacity:1;visibility:visible}
.nav-links li{width:100%;border-bottom:1px solid var(--light);padding:16px 0}
.nav-links li:last-child{border-bottom:none}
.nav-links a{font-size:13px;display:block}
.nav-cta{display:none}
.hero-content,.hero-scroll,.hero-tagline{padding-left:32px;padding-right:32px;left:auto;right:auto}
.hero-content{padding:0 32px}
.section{padding:72px 32px}
.diff-grid,.three-d-grid{grid-template-columns:1fr}
.about-grid{grid-template-columns:1fr}
.contact-layout{grid-template-columns:1fr}
.broker-panel{padding:44px 36px}
.stage{grid-template-columns:1fr}
footer{flex-direction:column;gap:20px;text-align:center;padding:40px 24px}
.service-body{padding:60px 32px}
.service-hero{padding:72px 32px 60px}
.questions-block{padding:40px 32px}
.img-overlay-content{padding:40px 32px}
.about-hero-section{padding:80px 32px 0}
}
#uy-cookie{position:fixed;bottom:0;left:0;right:0;background:#111;color:#aaa;padding:14px 28px;display:flex;align-items:center;justify-content:space-between;gap:16px;z-index:99999;font-family:inherit;font-size:12px;letter-spacing:0.04em;border-top:1px solid #2a2a2a;flex-wrap:wrap;}
#uy-cookie a{color:#b8976a;text-decoration:none;}
#uy-cookie a:hover{text-decoration:underline;}
#uy-cookie button{background:#b8976a;color:#000;border:none;padding:8px 20px;cursor:pointer;font-size:11px;letter-spacing:0.12em;text-transform:uppercase;}
#uy-cookie .uy-decline{background:transparent;color:#666;border:1px solid #333;margin-left:8px;}
</style>
.uy-panel-overlay{position:fixed;inset:0;background:rgba(0,0,0,0.55);z-index:99990;opacity:0;pointer-events:none;transition:opacity 0.3s ease;}
.uy-panel-overlay.open{opacity:1;pointer-events:all;}
.uy-panel{position:fixed;top:0;right:0;width:420px;max-width:95vw;height:100%;background:#111;z-index:99991;transform:translateX(100%);transition:transform 0.35s ease;overflow-y:auto;padding:48px 36px 60px;box-sizing:border-box;border-left:1px solid #2a2a2a;}
.uy-panel.open{transform:translateX(0);}
.uy-panel h3{color:#b8976a;font-size:13px;letter-spacing:0.2em;text-transform:uppercase;margin-bottom:24px;margin-top:0;}
.uy-panel p{color:#888;font-size:12px;line-height:1.9;margin-bottom:14px;font-family:inherit;}
.uy-panel strong{color:#bbb;}
.uy-panel a{color:#b8976a;text-decoration:none;}
.uy-panel a:hover{text-decoration:underline;}
.uy-panel-close{position:absolute;top:18px;right:22px;background:none;border:none;color:#666;font-size:22px;cursor:pointer;line-height:1;padding:4px 8px;}
.uy-panel-close:hover{color:#b8976a;}
