:root{--teal:#48B3C5;--teal-dark:#2E8FA1;--char:#4C4F4E;--ink:#2B2D2D;--muted:#6B6F6E;--bg:#FFFFFF;--soft:#F3F6F6;--line:#E2E7E7}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:"Montserrat",system-ui,-apple-system,Segoe UI,Roboto,sans-serif;color:var(--ink);background:var(--bg);line-height:1.6}
img{max-width:100%;display:block}
a{color:var(--teal-dark)}
.wrap{max-width:1140px;margin:0 auto;padding:0 20px}

/* header */
header{position:sticky;top:0;z-index:20;background:#fff;border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:104px}
.nav .logo img{height:84px;width:auto;image-rendering:-webkit-optimize-contrast}
.nav ul{list-style:none;display:flex;gap:28px;margin:0;padding:0}
.nav ul a{text-decoration:none;color:var(--char);font-size:.82rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase}
.nav ul a:hover,.nav ul a.on{color:var(--teal)}
.menu-btn{display:none;background:none;border:0;font-size:1.6rem;color:var(--char);cursor:pointer}

/* hero */
.hero{background:linear-gradient(120deg,#2B2D2D 0%,#3a4d50 45%,#2E8FA1 100%);color:#fff;padding:110px 0 100px}
.hero h1{font-size:clamp(2rem,4.5vw,3.2rem);font-weight:300;letter-spacing:.06em;margin:0 0 14px;text-transform:uppercase}
.hero h1 b{font-weight:700}
.hero p{max-width:640px;font-size:1.08rem;opacity:.92;margin:0 0 30px}
.btn{display:inline-block;padding:13px 26px;border-radius:2px;background:var(--teal);color:#fff;text-decoration:none;font-weight:600;letter-spacing:.1em;text-transform:uppercase;font-size:.8rem;border:2px solid var(--teal)}
.btn:hover{background:var(--teal-dark);border-color:var(--teal-dark)}
.btn.ghost{background:transparent;margin-left:10px}
.btn.ghost:hover{background:rgba(255,255,255,.12)}

/* sections */
section{padding:80px 0}
section.soft{background:var(--soft)}
.eyebrow{color:var(--teal);font-weight:700;letter-spacing:.2em;text-transform:uppercase;font-size:.75rem;margin:0 0 8px}
h2{font-size:clamp(1.6rem,3vw,2.2rem);font-weight:300;letter-spacing:.04em;margin:0 0 18px;text-transform:uppercase;color:var(--char)}
h2 b{font-weight:700}
.lead{max-width:760px;color:var(--muted);font-size:1.05rem}

.grid{display:grid;gap:28px}
.g4{grid-template-columns:repeat(4,1fr)}
.g2{grid-template-columns:repeat(2,1fr)}
.card{background:#fff;border:1px solid var(--line);border-top:4px solid var(--teal);padding:28px 24px}
.card h3{margin:0 0 4px;font-size:1.05rem;letter-spacing:.06em;text-transform:uppercase;color:var(--char)}
.card .sub{margin:0 0 12px;color:var(--teal-dark);font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase}
.card p{margin:0;color:var(--muted);font-size:.95rem}

/* team */
.member{display:grid;grid-template-columns:240px 1fr;gap:40px;padding:48px 0;border-bottom:1px solid var(--line)}
.member:last-child{border-bottom:0}
.member img{width:240px;height:240px;object-fit:cover;border-radius:2px;filter:grayscale(8%)}
.member h3{margin:0;font-size:1.4rem;letter-spacing:.08em;text-transform:uppercase;color:var(--char)}
.member .title{margin:4px 0 14px;color:var(--teal-dark);font-weight:700;letter-spacing:.14em;text-transform:uppercase;font-size:.8rem}
.member .contact{font-size:.9rem;color:var(--muted);margin:0 0 16px}
.member .contact a{text-decoration:none}
.member p{margin:0 0 12px}
.team-grid{grid-template-columns:repeat(4,1fr)}
.team-grid a{text-decoration:none;color:inherit;text-align:center}
.team-grid img{aspect-ratio:1;object-fit:cover;width:100%;margin-bottom:12px}
.team-grid h3{margin:0;font-size:.95rem;letter-spacing:.08em;text-transform:uppercase;color:var(--char)}
.team-grid span{font-size:.75rem;color:var(--teal-dark);letter-spacing:.12em;text-transform:uppercase;font-weight:600}

/* listings */
.listing-frame{width:100%;border:0;background:#fff}

/* contact */
.info dt{font-weight:700;letter-spacing:.12em;text-transform:uppercase;font-size:.75rem;color:var(--teal-dark);margin-top:18px}
.info dd{margin:4px 0 0}
.map{width:100%;height:360px;border:0}
.map-full{position:relative;padding:0;height:calc(100vh - 104px - 110px);min-height:520px;background:var(--char)}
.map-full iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.map-card{position:absolute;top:40px;left:max(20px,calc((100vw - 1140px)/2 + 20px));width:380px;max-width:calc(100% - 40px);background:rgba(255,255,255,.94);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);padding:32px 30px;border-top:4px solid var(--teal);box-shadow:0 12px 40px rgba(0,0,0,.28)}
.map-card h2{margin-bottom:6px}
.map-card .info dt:first-child{margin-top:8px}
.btn.outline{background:transparent;color:var(--teal-dark);border-color:var(--teal)}
.btn.outline:hover{background:var(--teal);color:#fff}
@media (max-width:760px){
  .map-full{height:auto;min-height:0;display:flex;flex-direction:column}
  .map-full iframe{position:relative;height:55vh;order:2}
  .map-card{position:relative;top:0;left:0;width:auto;max-width:none;box-shadow:none;order:1}
}

/* footer */
footer{background:var(--ink);color:#C9CFCE;padding:48px 0 28px;font-size:.88rem}
footer .cols{display:grid;grid-template-columns:2fr 1fr 1fr;gap:30px}
footer h4{color:#fff;letter-spacing:.14em;text-transform:uppercase;font-size:.78rem;margin:0 0 12px}
footer a{color:#C9CFCE;text-decoration:none}
footer a:hover{color:var(--teal)}
footer ul{list-style:none;margin:0;padding:0}
footer li{margin:6px 0}
footer .legal{border-top:1px solid #3d4040;margin-top:32px;padding-top:18px;font-size:.78rem;color:#8E9594}

@media (max-width:900px){
  .g4,.team-grid{grid-template-columns:repeat(2,1fr)}
  .g2{grid-template-columns:1fr}
  footer .cols{grid-template-columns:1fr}
  .member{grid-template-columns:1fr;gap:20px}
  .member img{width:180px;height:180px}
}
@media (max-width:760px){
  .menu-btn{display:block}
  .nav ul{display:none;position:absolute;top:104px;left:0;right:0;background:#fff;flex-direction:column;gap:0;border-bottom:1px solid var(--line)}
  .nav ul.open{display:flex}
  .nav ul a{display:block;padding:14px 20px;border-top:1px solid var(--line)}
  .hero{padding:80px 0 70px}
  .btn.ghost{margin:10px 0 0}
}
@media (max-width:520px){.g4,.team-grid{grid-template-columns:1fr}}

/* full-width listings */
.listing-full{position:relative;padding:0;height:calc(100vh - 104px - 110px);min-height:600px;background:var(--soft)}
.listing-full iframe{position:absolute;inset:0;width:100%;height:100%;border:0;background:#fff}
.listing-tag{position:absolute;left:20px;bottom:24px;z-index:2;background:rgba(43,45,45,.88);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);color:#fff;padding:14px 18px;border-left:4px solid var(--teal);box-shadow:0 8px 28px rgba(0,0,0,.3);pointer-events:auto}
.listing-tag .eyebrow{display:block;color:#bfeaf1;margin:0 0 2px;font-size:.66rem}
.listing-tag strong{display:block;font-weight:300;letter-spacing:.06em;text-transform:uppercase;font-size:1.05rem}
.listing-tag strong b{font-weight:700}
.listing-tag a{display:inline-block;margin-top:6px;color:#bfeaf1;font-size:.78rem;text-decoration:none}
.listing-tag a:hover{color:#fff}
@media (max-width:760px){.listing-full{height:calc(100vh - 80px - 90px);min-height:520px}.listing-tag{left:10px;right:10px;bottom:10px;padding:10px 14px}}

@media (max-width:760px){.nav{height:80px}.nav .logo img{height:64px}.nav ul{top:80px}}

/* legal pages */
.legal-body{max-width:820px}
.legal-body h2{font-size:1.15rem;font-weight:700;letter-spacing:.08em;margin:34px 0 10px}
.legal-body h2:first-child{margin-top:0}
.legal-body ul{padding-left:20px}
.legal-body li{margin:6px 0}
footer .legal a{color:#8E9594;text-decoration:underline}