:root {
  color-scheme:light;
  --charcoal:#121816;
  --deep:#0d1311;
  --ivory:#f3f0e9;
  --ink:#202822;
  --gold:#c5aa70;
  --gold-on-light:#806329;
  --muted:#555b54;
  --gutter:clamp(22px,4.6vw,88px)
}
* {
  box-sizing:border-box
}
html {
  scroll-behavior:smooth
}
body {
  margin:0;
  background:var(--ivory);
  color:var(--ink);
  font-family:Arial,Helvetica,sans-serif;
  -webkit-font-smoothing:antialiased
}
img {
  display:block;
  max-width:100%;
  height:auto
}
a {
  color:inherit;
  text-underline-offset:5px
}
button {
  font:inherit
}
[hidden] {
  display:none!important
}
:focus-visible {
  outline:2px solid currentColor;
  outline-offset:6px
}
section:focus,main:focus {
  outline:none
}
section[id] {
  scroll-margin-top:24px
}
h1,h2,h3 {
  font-family:Georgia,'Times New Roman',serif;
  font-weight:400;
  text-wrap:balance
}
h1,h2,h3,p {
  margin-top:0
}
h2 {
  font-size:clamp(36px,3.7vw,58px);
  line-height:1.09;
  letter-spacing:-.035em;
  margin-bottom:26px
}
p {
  line-height:1.7
}
.container {
  width:min(100%,1600px);
  padding-inline:var(--gutter);
  margin-inline:auto
}
.section-space {
  padding-block:clamp(60px,6.8vw,112px)
}
.kicker {
  font-size:11px;
  line-height:16px;
  letter-spacing:.22em;
  text-transform:uppercase;
  font-weight:700;
  color:var(--gold);
  margin-bottom:23px
}
/* Internal eyebrows share one smaller tier; retain their original line-box height. */
.properties .kicker,.offmarket .kicker,.reach .kicker,.contact .kicker {
  font-size:10.2px;
  letter-spacing:.19em;
  line-height:16px
}
.skip-link {
  position:absolute;
  top:12px;
  left:20px;
  padding:14px 22px;
  z-index:30;
  background:var(--ivory);
  color:var(--ink);
  transform:translateY(-160%)
}
.skip-link:focus {
  transform:translateY(0)
}
/* Header: original logo, with only its white exterior masked. */
.site-header {
  position:relative;
  z-index:10;
  background:var(--charcoal);
  color:var(--ivory);
  border-bottom:1px solid #ffffff12
}
.header-inner {
  max-width:1600px;
  margin-inline:auto;
  padding:16px var(--gutter);
  display:grid;
  grid-template-columns:190px 1fr 190px;
  align-items:center;
  gap:24px
}
.logo {
  width:142px;
  display:block
}
.logo img {
  width:100%;
  clip-path:ellipse(49.8% 49.5% at 50% 50%)
}
nav {
  display:flex;
  justify-content:center;
  gap:clamp(20px,3vw,48px)
}
nav a,.header-phone {
  min-height:44px;
  display:inline-flex;
  align-items:center;
  text-decoration:none;
  font-size:10px;
  letter-spacing:.15em;
  text-transform:uppercase
}
nav a {
  border-bottom:1px solid transparent
}
nav a:hover {
  color:var(--gold);
  border-color:var(--gold)
}
.header-phone {
  justify-content:flex-end;
  gap:18px;
  color:var(--gold);
  font-size:13px;
  letter-spacing:.07em;
  white-space:nowrap
}
.menu-toggle {
  color:var(--ivory);
  background:transparent;
  border:1px solid #6a7268;
  padding:12px 14px;
  min-height:44px;
  display:flex;
  align-items:center;
  gap:13px;
  font-size:11px;
  text-transform:uppercase;
  letter-spacing:.12em;
  cursor:pointer
}
.menu-icon {
  width:18px;
  height:10px;
  border-block:1px solid currentColor;
  position:relative
}
[aria-expanded="true"] .menu-icon {
  border:0
}
[aria-expanded="true"] .menu-icon::before,[aria-expanded="true"] .menu-icon::after {
  content:'';
  position:absolute;
  top:4px;
  left:0;
  width:18px;
  height:1px;
  background:currentColor;
  transform:rotate(45deg)
}
[aria-expanded="true"] .menu-icon::after {
  transform:rotate(-45deg)
}
/* Hero: content determines height, so text never clips when enlarged. */
.hero {
  position:relative;
  isolation:isolate;
  background:var(--charcoal);
  color:var(--ivory)
}
.hero-image,.hero-shade {
  position:absolute;
  inset:0;
  z-index:-1
}
.hero-image img {
  width:100%;
  height:100%;
  object-fit:cover;
  object-position:center 58%
}
.hero-shade {
  background:linear-gradient(90deg,#0b1211ed,#0b1211b5 38%,#0b121120 76%),linear-gradient(0deg,#0b121177,transparent 35%)
}
.hero-inner {
  min-height:660px;
  padding-top:clamp(68px,7vw,112px);
  padding-bottom:32px;
  display:flex;
  flex-direction:column;
  justify-content:space-between;
  gap:12px
}
.hero-copy {
  max-width:680px
}
h1 {
  font-size:clamp(48px,5.35vw,84px);
  line-height:1.02;
  letter-spacing:-.047em;
  margin:0
}
.gold-rule {
  width:44px;
  height:2px;
  background:var(--gold);
  margin-block:18px
}
.hero-statement {
  font-family:Georgia,'Times New Roman',serif;
  font-size:clamp(24px,2.2vw,32px);
  line-height:1.2;
  letter-spacing:-.02em;
  margin-bottom:14px
}
.hero-description {
  max-width:480px;
  font-size:16px;
  color:#e0e2db;
  line-height:1.75;
  margin-bottom:16px
}
.hero-closing {
  max-width:480px;
  font-size:inherit;
  font-weight:500;
  line-height:1.5;
  color:var(--ivory);
  margin-bottom:22px
}
.button {
  display:inline-flex;
  align-items:center;
  justify-content:space-between;
  gap:45px;
  min-height:50px;
  padding:15px 22px;
  border:1px solid var(--gold);
  text-decoration:none;
  font-size:10px;
  letter-spacing:.17em;
  text-transform:uppercase;
  transition:background .18s,color .18s
}
.button span {
  font-size:19px;
  line-height:1
}
.button:hover {
  color:var(--charcoal);
  background:var(--gold)
}
.principles {
  display:flex;
  flex-wrap:wrap;
  gap:34px;
  list-style:none;
  padding:22px 0 0;
  margin:0;
  border-top:1px solid #ffffff30;
  font-size:9px;
  letter-spacing:.24em;
  text-transform:uppercase
}
.principles li {
  white-space:nowrap
}
.principles li+li::before {
  content:'';
  display:inline-block;
  width:3px;
  height:3px;
  background:var(--gold);
  margin-right:34px;
  vertical-align:middle
}
/* Property expertise: four columns, two on tablets, one on phones. */
.properties .kicker,.contact .kicker {
  color:var(--gold-on-light)
}
.intro {
  display:grid;
  grid-template-columns:1.15fr 1fr;
  gap:clamp(35px,7vw,110px);
  align-items:end;
  margin-bottom:50px
}
.intro h2 {
  font-size:clamp(36px,3.25vw,52px);
  margin:0
}
.intro>p {
  margin-bottom:3px;
  font-size:15px;
  color:var(--muted)
}
.cards {
  display:grid;
  grid-template-columns:repeat(4,minmax(0,1fr));
  gap:24px
}
.card-image {
  display:block;
  overflow:hidden;
  background:#d1d1c6
}
.card-image img {
  width:100%;
  aspect-ratio:1.55;
  object-fit:cover
}
.card-heading {
  display:flex;
  gap:10px;
  align-items:baseline;
  border-top:1px solid #b5ab92;
  margin-top:22px;
  padding-top:17px
}
.card-number {
  font-size:9px;
  color:var(--gold-on-light);
  flex-shrink:0
}
.cards h3 {
  font-size:clamp(22px,1.8vw,28px);
  line-height:1.16;
  letter-spacing:-.025em;
  margin:0;
  text-wrap:initial
}
.cards p {
  color:var(--muted);
  font-size:13px;
  line-height:1.7;
  margin:16px 0 0
}
/* Relationship and geographic reach sections. */
.offmarket {
  background:var(--charcoal);
  color:var(--ivory);
  padding-block:clamp(56px,6.5vw,104px)
}
.offmarket-inner {
  display:grid;
  grid-template-columns:1.06fr 1fr;
  gap:clamp(40px,6vw,96px);
  align-items:center
}
.off-image {
  display:block;
  height:100%;
  min-height:440px
}
.off-image img {
  height:100%;
  width:100%;
  object-fit:cover
}
.off-copy>p:not(.kicker),.reach-copy>p:not(.kicker) {
  font-size:15px;
  color:#c8cec5
}
.traits {
  list-style:none;
  padding:25px 0 0;
  border-top:1px solid #ffffff30;
  margin:32px 0 0;
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:21px 24px
}
.traits li {
  font-size:10px;
  line-height:1.6;
  letter-spacing:.1em;
  text-transform:uppercase;
  padding-left:13px;
  position:relative
}
.traits li::before {
  position:absolute;
  content:'';
  width:3px;
  height:3px;
  left:0;
  top:6px;
  background:var(--gold)
}
.reach {
  background:var(--deep);
  color:var(--ivory);
  padding-block:clamp(55px,6vw,96px);
  border-top:1px solid #ffffff12
}
.reach-inner {
  display:grid;
  grid-template-columns:1.06fr 1fr;
  gap:clamp(40px,6vw,96px);
  align-items:center
}
.map img {
  width:100%;
  height:auto;
  mix-blend-mode:screen
}
.reach .button {
  margin-top:14px
}
.contact {
  background:#e6e0d4
}
.contact h2 {
  max-width:1000px;
  font-size:clamp(38px,4.2vw,66px);
  margin-bottom:42px
}
.contact address {
  display:flex;
  gap:65px;
  flex-wrap:wrap;
  border-top:1px solid #b8af9e;
  padding-top:24px;
  font-style:normal
}
.contact-description {
  max-width:680px;
  font-size:15px;
  color:var(--muted);
  margin-bottom:24px
}
.contact-closing {
  font-family:Georgia,'Times New Roman',serif;
  font-size:clamp(21px,1.8vw,26px);
  line-height:1.4;
  letter-spacing:-.02em;
  margin-bottom:22px
}
.contact a {
  display:inline-flex;
  align-items:center;
  gap:35px;
  font:400 clamp(22px,2vw,30px)/1.6 Georgia,serif;
  text-decoration:none;
  min-height:44px;
  overflow-wrap:anywhere
}
.contact a:hover {
  text-decoration:underline
}
.contact a span {
  color:var(--gold-on-light);
  font:20px Arial,sans-serif
}
.site-footer {
  background:var(--deep);
  color:#bbc1b7;
  padding-block:30px
}
.footer-inner {
  display:flex;
  justify-content:space-between;
  gap:24px;
  font-size:10px;
  line-height:1.7;
  letter-spacing:.04em
}
/* A more compact desktop close, retaining the editorial type and mobile spacing. */
@media(min-width:1101px) {
  .contact {
    padding-block:clamp(60px,5vw,80px)
  }
  .contact h2 {
    margin-bottom:34px
  }
}
@media(min-width:1800px) {
  .hero-inner {
    min-height:760px
  }
}
@media(max-width:1100px) {
  .header-inner {
    grid-template-columns:150px 1fr 160px;
    gap:14px
  }
  .cards {
    grid-template-columns:repeat(2,minmax(0,1fr));
    gap:38px 26px
  }
  .card-image img {
    aspect-ratio:1.8
  }
  .cards h3 {
    font-size:28px
  }
  .cards p {
    max-width:38ch;
    font-size:14px
  }
  .intro {
    gap:35px
  }
  .offmarket-inner,.reach-inner {
    gap:38px
  }
  .footer-inner {
    flex-wrap:wrap
  }
}
@media(max-width:959px) {
  .intro {
    grid-template-columns:1fr;
    gap:24px
  }
  .intro>p {
    max-width:65ch
  }
  .offmarket-inner {
    grid-template-columns:1fr;
    gap:36px
  }
  .off-image {
    min-height:0;
    height:auto
  }
  .off-image img {
    aspect-ratio:1.9
  }
  .off-copy {
    max-width:680px
  }
  .reach-inner {
    grid-template-columns:1fr;
    gap:35px
  }
  .reach-copy {
    max-width:680px
  }
  .map {
    max-width:650px;
    width:100%;
    margin-inline:auto
  }
  .hero-inner {
    min-height:620px
  }
}
@media(max-width:767px) {
  .header-inner {
    grid-template-columns:1fr auto;
    padding-block:14px;
    gap:12px 20px
  }
  .logo {
    width:120px
  }
  .header-phone {
    display:none
  }
  nav {
    grid-column:1/-1;
    display:grid;
    grid-template-columns:1fr 1fr;
    gap:0 20px;
    justify-content:stretch;
    border-top:1px solid #ffffff30;
    padding-top:10px
  }
  nav a {
    min-height:52px;
    font-size:12px
  }
  .hero-inner {
    min-height:650px;
    padding-top:60px;
    padding-bottom:24px;
    gap:12px
  }
  .hero-copy {
    max-width:550px
  }
  h1 {
    font-size:clamp(45px,7.8vw,60px)
  }
  .hero-image img {
    object-position:68% center
  }
  .hero-shade {
    background:linear-gradient(90deg,#0b1211e8,#0b121194),linear-gradient(0deg,#0b121144,transparent)
  }
  .hero-description {
    max-width:430px
  }
  .principles {
    gap:10px 18px;
    font-size:8px;
    letter-spacing:.16em;
    justify-content:center
  }
  .principles li+li::before {
    margin-right:18px
  }
  .intro h2 br {
    display:none
  }
  .contact address {
    gap:16px;
    flex-direction:column;
    align-items:flex-start
  }
  .footer-inner {
    flex-direction:column;
    gap:10px
  }
}
@media(max-width:539px) {
  .cards {
    grid-template-columns:1fr;
    gap:35px
  }
  .card-image img {
    aspect-ratio:1.65
  }
  .cards h3 {
    font-size:27px
  }
  .cards p {
    max-width:none
  }
  .card-heading {
    margin-top:17px;
    padding-top:15px
  }
  .hero-inner {
    min-height:640px;
    padding-top:44px
  }
  .hero .kicker {
    max-width:27ch
  }
  .hero-description {
    font-size:15px
  }
  .hero-closing {
    font-size:15px
  }
  .intro {
    margin-bottom:34px
  }
  .off-image img {
    aspect-ratio:1.3
  }
  .traits {
    gap:20px 16px
  }
  .contact a {
    gap:18px
  }
}
@media(prefers-reduced-motion:reduce) {
  html {
    scroll-behavior:auto
  }
  *,*::before,*::after {
    transition:none!important
  }
}