:root{
  --bg:#FFFFFF;
  --panel:#FFFFFF;
  --text:#4d4d4d;
  --muted:#4d4d4d;
  --gold:#2a3990;
  --gold2:#2a3990;
  --line:#DDDDDD;
  --shadow: 0 14px 35px rgba(0,0,0,.12);
}

*{box-sizing:border-box}
html,body{height:100%}
body{
  margin:0;
  font-family: system-ui,-apple-system,Segoe UI,Roboto,Arial,sans-serif;
  background: radial-gradient(1200px 600px at 20% -10%, rgba(42,57,144,.10), transparent 60%),
              radial-gradient(900px 500px at 95% 0%, rgba(42,57,144,.08), transparent 55%),
              #FFFFFF;
  color:var(--text);
}

a{color:inherit; text-decoration:none}
a:hover{color:var(--gold)}

.container{max-width:100%; margin:0 auto; padding:0 clamp(18px, 3vw, 46px)}


.container.bleed{padding:0}
@media (max-width: 980px){.container.bleed{padding:0 12px}}
.nav{
  position:sticky; top:0; z-index:40;
  background: rgba(255,255,255,.92);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}
.nav-inner{
  display:flex; align-items:center; justify-content:space-between;
  position:relative;
  padding:14px 0;
  position:relative;
}
.brand{
  display:flex; align-items:center; gap:12px;
}
.brand-mark{
  width:38px; height:38px; border-radius:12px;
  background: linear-gradient(145deg, rgba(42,57,144,.9), rgba(42,57,144,.65));
  box-shadow: 0 10px 25px rgba(42,57,144,.18);
}
.brand-title{
  line-height:1.1;
}
.brand-title strong{
  display:block; font-size:15px; letter-spacing:.10em; text-transform:uppercase;
}
.brand-title span{display:block; font-size:12px; color:var(--muted)}
.nav-links{display:flex; gap:18px; flex-wrap:wrap; justify-content:flex-end}
.nav-links a{
  padding:8px 10px;
  border-radius:12px;
  color:var(--text);
  border:1px solid transparent;
  text-decoration:none;
}
.nav-links a:hover{ color:var(--gold); background: rgba(42,57,144,.06); }

.nav-links a.active{
  border-color: var(--line);
  background: rgba(42,57,144,.08);
}

/* Mobile menu toggle */
.nav-toggle{
  display:none;
  width:44px;
  height:44px;
  border-radius:14px;
  border:1px solid var(--line);
  background:#FFFFFF;
  align-items:center;
  justify-content:center;
  cursor:pointer;
}
.nav-toggle:hover{ border-color: rgba(42,57,144,.45); box-shadow: 0 0 0 4px rgba(42,57,144,.10); }

.nav-toggle-bars{
  width:18px;
  height:2px;
  background: var(--text);
  position:relative;
  border-radius:2px;
  display:block;
}
.nav-toggle-bars::before,
.nav-toggle-bars::after{
  content:"";
  position:absolute;
  left:0;
  width:18px;
  height:2px;
  background: var(--text);
  border-radius:2px;
}
.nav-toggle-bars::before{ top:-6px; }
.nav-toggle-bars::after{ top:6px; }

@media (max-width: 860px){
  .nav-toggle{ display:inline-flex; }
  .nav-links{
    display:none;
    position:absolute;
    left:0;
    right:0;
    top:calc(100% + 10px);
    padding:12px;
    background: rgba(255,255,255,.98);
    border:1px solid var(--line);
    border-radius:18px;
    box-shadow: var(--shadow);
    flex-direction:column;
    gap:8px;
  }
  body.nav-open .nav-links{ display:flex; }
  .nav-links a{ width:100%; padding:12px 12px; border-radius:14px; }
  .brand-title strong{ font-size:14px; }
  .brand-title span{ font-size:11px; }
}

.hero{
  padding:56px 0 26px;
}
.hero-grid{
  display:grid;
  grid-template-columns: 1.15fr .85fr;
  gap:28px;
  align-items:stretch;
}
@media (max-width: 980px){
  .hero-grid{grid-template-columns:1fr}
}
.card{
  background: #FFFFFF;
  border:1px solid var(--line);
  border-radius:24px;
  box-shadow: var(--shadow);
  color:var(--text);
}
.card-pad{padding:26px}
.kicker{
  color:var(--gold);
  letter-spacing:.18em;
  text-transform:uppercase;
  font-size:12px;
}
.h1{
  font-family: Georgia, 'Times New Roman', serif;
  font-size:42px;
  margin:10px 0 10px;
  line-height:1.05;
}
@media (max-width: 520px){ .h1{font-size:34px} }
.lead{color:rgba(77,77,77,.88); font-size:16px; line-height:1.65; margin:0}
.cta-row{display:flex; gap:12px; flex-wrap:wrap; margin-top:18px}
.btn{
  display:inline-flex; align-items:center; justify-content:center; gap:10px;
  padding:12px 16px;
  border-radius:14px;
  border:1px solid var(--line);
  background: #FFFFFF;
  color:var(--text);
  font-weight:600;
  text-decoration:none;
}
.btn:hover{ border-color: rgba(42,57,144,.45); box-shadow: 0 0 0 4px rgba(42,57,144,.10); }

.btn.primary{
  background: var(--gold);
  border-color: var(--gold);
  color:#FFFFFF;
}
.btn.primary:hover{ box-shadow: 0 0 0 4px rgba(42,57,144,.18); }

.btn:hover{transform: translateY(-1px)}
.btn:active{transform: translateY(0px)}

.hero-photo{
  min-height: 360px;
  position:relative;
}
.hero-photo img{
  width:100%;
  height:100%;
  object-fit:cover;
  display:block;
  border-radius: 18px;
}
.hero-photo .overlay{
  position:absolute; inset:0;
  background: linear-gradient(90deg, rgba(11,15,20,.05), rgba(11,15,20,.05));
}
.hero-photo .badge{
  position:absolute; left:16px; bottom:16px;
  padding:10px 12px;
  border-radius:16px;
  background: rgba(11,15,20,.65);
  border:1px solid rgba(255,255,255,.10);
}
.badge strong{display:block; font-size:12px; letter-spacing:.12em; text-transform:uppercase; color:rgba(255,255,255,.95)}
.badge span{display:block; color:rgba(255,255,255,.80); font-size:12px}

.section{padding:20px 0 64px}
.section h2{
  font-family: Georgia, 'Times New Roman', serif;
  font-size:28px;
  margin:0 0 10px;
}
.section p{color:rgba(77,77,77,.88); line-height:1.7}

.grid3{
  display:grid;
  grid-template-columns: repeat(3, 1fr);
  gap:18px;
}
@media (max-width: 980px){ .grid3{grid-template-columns:1fr} }

.mini{
  padding:18px;
}
.mini h3{margin:0 0 8px; font-size:16px}
.mini p{margin:0; font-size:14px}

hr.sep{
  border:none;
  border-top:1px solid rgba(255,255,255,.08);
  margin:22px 0;
}

.footer{
  padding:26px 0 34px;
  border-top:1px solid var(--line);
  color:var(--text);
  font-size:14px;
}
.footer-logos { margin-top: 16px; text-align: center; }
.footer-logos img {
  height: 100px;
  width: auto;
  max-width: 100%;
  display: inline-block;
}
@media (max-width: 980px){
  .footer-logos img { height: 65px; }
}
.footer a{color:var(--gold)}
.footer .foot-grid{
  display:flex; gap:18px; justify-content:space-between; flex-wrap:wrap;
  align-items:flex-start;
}

.page-hero{
  padding:34px 0 10px;
}
.page-hero h1{
  font-family: Georgia,'Times New Roman',serif;
  font-size:34px;
  margin:0;
}
.page-hero .sub{color:rgba(77,77,77,.82); margin-top:8px; line-height:1.65}

.prose p{line-height:1.75; color:rgba(77,77,77,.90)}
.prose ul{color:rgba(77,77,77,.90)}
.prose .meta{color:var(--muted); font-size:14px}

.about-grid{
  display:grid;
  grid-template-columns: 320px 1fr;
  gap:22px;
  align-items:start;
}
@media (max-width: 980px){ .about-grid{grid-template-columns:1fr} }
.headshot{
  border-radius:22px;
  overflow:hidden;
  border:1px solid rgba(255,255,255,.08);
}
.headshot img{width:100%; display:block}

.iframe-grid{
  display:grid;
  grid-template-columns: repeat(3, 1fr);
  gap:18px;
}
@media (max-width: 980px){ .iframe-grid{grid-template-columns:1fr} }

.iframe-card{
  min-height:620px;
}
.iframe-card .title{padding:14px 16px; border-bottom:1px solid var(--line); display:flex; align-items:center; justify-content:space-between}
.iframe-card .title strong{font-size:13px; letter-spacing:.12em; text-transform:uppercase; color:var(--gold)}
.iframe-wrap{
  height: calc(620px - 52px);
}
.iframe-wrap iframe{
  width:100%;
  height:100%;
  border:0;
}

.form-row{display:grid; grid-template-columns: 1fr 1fr; gap:14px}
@media (max-width: 760px){ .form-row{grid-template-columns:1fr} }
label{display:block; font-size:13px; color:rgba(77,77,77,.85); margin:0 0 6px}
input, textarea{width:100%; padding:12px 12px; border-radius:14px; border:1px solid var(--line); background:#FFFFFF; color:var(--text); outline:none}
textarea{min-height:140px; resize:vertical}
input:focus, textarea:focus, select:focus{border-color: rgba(42,57,144,.55); box-shadow: 0 0 0 4px rgba(42,57,144,.14)}
.form-actions{display:flex; gap:12px; align-items:center; flex-wrap:wrap; margin-top:14px}
.notice{padding:12px 14px; border-radius:16px; border:1px solid rgba(42,57,144,.22); background: rgba(42,57,144,.06); color: rgba(77,77,77,.92)}
.small-photo{
  width:120px; height:120px; border-radius:18px; overflow:hidden;
  border:1px solid rgba(255,255,255,.10);
}
.small-photo img{width:100%; height:100%; object-fit:cover; display:block}
.contact-grid{
  display:grid;
  grid-template-columns: 1fr 360px;
  gap:22px;
}
@media (max-width: 980px){ .contact-grid{grid-template-columns:1fr} }


/* Form select styling */
select{width:100%; padding:12px 12px; border-radius:14px; border:1px solid var(--line); background:#FFFFFF; color:var(--text); outline:none}
select:focus{
  border-color: rgba(42,57,144,.55);
  box-shadow: 0 0 0 4px rgba(42,57,144,.14);
}

.prose{max-width:78ch}
.contact-grid .prose{max-width:none}

.pill{
  display:inline-flex;
  align-items:center;
  gap:8px;
  padding:8px 12px;
  border-radius:999px;
  font-size:12px;
  color:rgba(77,77,77,.85);
  background: rgba(42,57,144,.08);
  border:1px solid rgba(42,57,144,.18);
}

.iframe-stack{display:grid;grid-template-columns:1fr;gap:18px}

.iframe-card{min-height:min(860px, 85vh)}
.iframe-wrap{height:calc(min(860px, 85vh) - 52px)}


/* About page: center CHC logo + link under headshot (works even if .chc-badge is flex) */
.card.headshot .chc-badge{
  display: flex !important;
  flex-direction: column !important;
  align-items: center !important;   /* centers children horizontally */
  text-align: center !important;
}

.card.headshot .chc-badge > a{
  display: block !important;
}

.card.headshot .chc-badge img{
  display: block !important;
  margin: 12px auto 6px auto !important;
  max-width: 260px;
  width: min(260px, 80%);           /* keeps it responsive */
  height: auto !important;
}

/* .chc-badge{margin-top:14px; padding-top:14px; border-top:1px solid rgba(229,231,235,.14); display:flex; flex-direction:column; gap:10px; align-items:center} */
/* .chc-badge img{width:min(260px, 100%); height:auto; display:block; filter:drop-shadow(0 10px 18px rgba(0,0,0,.35))} */
.chc-link{font-size:13px; letter-spacing:.02em; color:rgba(77,77,77,.86)}

.foot-disclosure{margin-top:18px; padding-top:16px; border-top:1px solid var(--line); color:rgba(77,77,77,.82); font-size:12.5px; line-height:1.55}
.foot-disclosure-title{max-width:none}
.foot-disclosure-links{margin-top:8px; display:flex; flex-wrap:wrap; gap:10px; align-items:center}
.foot-disclosure-links a{color:var(--gold); text-decoration:none}
.foot-disclosure-links .sep{color:rgba(77,77,77,.45)}


/* Header affiliation callout */
.nav-affil{
  margin-top:10px;
  font-size:12px;
  color:rgba(77,77,77,.85);
  letter-spacing:.02em;
}
.nav-affil a{ color: var(--gold); text-decoration:none; font-weight:600; }
.nav-affil a:hover{ text-decoration:underline; }

/* Ensure text over hero photo is readable */
.hero-photo .badge{ color: rgba(255,255,255,.95); }

/* Center brokerage logo inside the headshot card */
.headshot .badge a {
    display: block;
    text-align: center;
    align-items: center;
}

.headshot .badge img {
    display: block;
    margin: 12px auto 6px auto;
    max-width: 260px;
}