:root {
  --ink: #111820;
  --navy: #101820;
  --navy-2: #18232d;
  --paper: #f2f0eb;
  --white: #fff;
  --muted: #66707a;
  --gold: #c7a56b;
  --line: rgba(17, 24, 32, .16);
  --max: 1280px;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: "DM Sans", sans-serif; line-height: 1.6; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
h1, h2, h3, p { margin-top: 0; }
h1, h2 { font-family: "Libre Caslon Display", serif; font-weight: 400; line-height: 1.05; letter-spacing: -.02em; }
h1 { max-width: 850px; margin-bottom: 28px; font-size: clamp(3.3rem, 7vw, 7.4rem); }
h2 { margin-bottom: 0; font-size: clamp(2.4rem, 4.6vw, 5rem); }
h3 { line-height: 1.25; }
.site-header { position: absolute; z-index: 10; top: 0; left: 0; display: flex; width: 100%; align-items: center; justify-content: space-between; padding: 22px clamp(22px, 4vw, 64px); color: white; border-bottom: 1px solid rgba(255,255,255,.18); }
.brand img { width: min(305px, 46vw); mix-blend-mode: screen; }
nav { display: flex; align-items: center; gap: 30px; font-size: .88rem; }
nav a { opacity: .8; transition: opacity .2s ease; }
nav a:hover, nav a:focus-visible { opacity: 1; }
.nav-cta { padding: 10px 16px; border: 1px solid var(--gold); opacity: 1; }
.menu-toggle { display: none; color: white; background: transparent; border: 1px solid rgba(255,255,255,.4); padding: 8px 12px; font: inherit; }
.hero { position: relative; min-height: 860px; display: grid; grid-template-columns: minmax(0, 1fr) 320px; align-items: end; gap: 60px; padding: 200px clamp(24px, 7vw, 110px) 100px; color: white; background: linear-gradient(90deg, rgba(10,16,22,.96) 0%, rgba(10,16,22,.78) 50%, rgba(10,16,22,.28) 100%), url("assets/property-team.png") center/cover; }
.hero::after { content: ""; position: absolute; inset: 0; pointer-events: none; background: linear-gradient(0deg, rgba(9,15,21,.55), transparent 45%); }
.hero-content, .hero-note { position: relative; z-index: 1; }
.eyebrow { margin-bottom: 22px; color: var(--gold); font-size: .75rem; font-weight: 600; letter-spacing: .17em; text-transform: uppercase; }
.hero-copy { max-width: 690px; color: rgba(255,255,255,.78); font-size: 1.12rem; }
.hero-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 26px; margin-top: 38px; }
.button { display: inline-flex; justify-content: center; padding: 14px 22px; border: 0; font: inherit; font-weight: 600; cursor: pointer; }
.button-primary { color: var(--navy); background: var(--gold); }
.text-link { display: inline-block; padding-bottom: 3px; border-bottom: 1px solid currentColor; font-weight: 600; }
.hero-note { align-self: end; padding: 26px 0 0 26px; border-top: 1px solid var(--gold); border-left: 1px solid rgba(255,255,255,.25); }
.hero-note span { color: var(--gold); font-size: .72rem; text-transform: uppercase; letter-spacing: .16em; }
.hero-note p { margin: 12px 0 0; font-family: "Libre Caslon Display", serif; font-size: 1.45rem; line-height: 1.35; }
.section-pad { padding: 120px max(24px, calc((100vw - var(--max)) / 2)); }
.intro { display: grid; grid-template-columns: 1.45fr .7fr; gap: 9vw; align-items: end; }
.intro-copy { max-width: 500px; }
.section-heading { max-width: 950px; margin-bottom: 64px; }
.section-heading.split { max-width: none; display: grid; grid-template-columns: 1.2fr .65fr; gap: 8vw; align-items: end; }
.section-heading.split > p { color: var(--muted); }
.approach { background: #faf9f6; }
.pillars { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.pillars article { min-height: 310px; padding: 28px 28px 34px 0; }
.pillars article + article { padding-left: 28px; border-left: 1px solid var(--line); }
.pillars span { color: var(--gold); font-size: .78rem; }
.pillars h3 { margin: 75px 0 16px; font-size: 1.35rem; }
.pillars p { color: var(--muted); }
.process { display: grid; grid-template-columns: 1fr 1fr; gap: 8vw; margin-top: 72px; padding: 38px; color: white; background: var(--navy); }
.process h3 { margin: 0; font-family: "Libre Caslon Display", serif; font-size: 2rem; font-weight: 400; }
.process > p { margin: 0; color: rgba(255,255,255,.68); }
.difference { color: white; background: var(--navy); }
.section-heading.light h2 { color: white; }
.difference-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(255,255,255,.18); }
.difference-grid div { min-height: 180px; padding: 34px 34px 34px 0; border-bottom: 1px solid rgba(255,255,255,.18); }
.difference-grid div:not(:nth-child(3n + 1)) { padding-left: 34px; border-left: 1px solid rgba(255,255,255,.18); }
.difference-grid h3 { color: var(--gold); }
.difference-grid p { max-width: 300px; color: rgba(255,255,255,.62); }
.portfolio { background: #faf9f6; }
.property-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 34px; }
.property-card { background: white; }
.property-card img { width: 100%; height: 360px; object-fit: cover; }
.property-card > div { padding: 30px; }
.property-card > div > p, .role, .insight-grid article > p { margin-bottom: 8px; color: var(--gold); font-size: .72rem; font-weight: 600; letter-spacing: .13em; text-transform: uppercase; }
.property-card h3 { margin-bottom: 24px; font-family: "Libre Caslon Display", serif; font-size: 2rem; font-weight: 400; }
dl { margin: 0; display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; }
dl div { padding-top: 12px; border-top: 1px solid var(--line); }
dt { color: var(--muted); font-size: .78rem; }
dd { margin: 3px 0 0; font-weight: 600; }
.team-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 34px; }
.team-grid img { width: 100%; aspect-ratio: 4/5; object-fit: cover; object-position: center; filter: saturate(.84); }
.team-grid article > p:not(.role) { color: var(--muted); }
.team-grid .role { margin-top: 26px; }
.team-grid h3 { margin-bottom: 12px; font-family: "Libre Caslon Display", serif; font-size: 2rem; font-weight: 400; }
.insights { background: #ddd8cf; }
.insight-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); }
.insight-grid article { min-height: 230px; padding: 34px 34px 20px 0; }
.insight-grid article + article { padding-left: 34px; border-left: 1px solid var(--line); }
.insight-grid h3 { margin: 50px 0 24px; font-family: "Libre Caslon Display", serif; font-size: 1.65rem; font-weight: 400; }
.insight-grid span { color: var(--muted); font-size: .8rem; }
.contact { display: grid; grid-template-columns: .9fr 1.1fr; gap: 10vw; color: white; background: var(--navy-2); }
.contact > div > p:last-child { max-width: 520px; color: rgba(255,255,255,.65); }
.contact-form { display: grid; grid-template-columns: 1fr 1fr; gap: 22px; }
.contact-form label { display: grid; gap: 8px; color: rgba(255,255,255,.7); font-size: .8rem; }
.contact-form label:last-of-type, .contact-form button, .form-note { grid-column: 1 / -1; }
input, textarea { width: 100%; color: white; background: transparent; border: 0; border-bottom: 1px solid rgba(255,255,255,.35); border-radius: 0; padding: 10px 0; font: inherit; }
textarea { resize: vertical; }
.contact-form button { justify-self: start; }
.form-note { margin: 0; color: rgba(255,255,255,.45); font-size: .72rem; }
.website-field { position: absolute !important; left: -10000px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.form-status { grid-column: 1 / -1; padding: .9rem 1rem; border: 1px solid; font-size: .9rem; }
.turnstile-wrap { grid-column: 1 / -1; min-height: 1px; }
.form-status-success { color: #d9f2df; background: rgba(39,112,61,.22); border-color: rgba(111,191,132,.55); }
.form-status-error { color: #ffe2dc; background: rgba(139,48,34,.22); border-color: rgba(219,113,95,.55); }
footer { display: grid; grid-template-columns: 320px 180px 1fr auto; align-items: start; gap: 40px; padding: 48px max(24px, calc((100vw - var(--max)) / 2)); color: rgba(255,255,255,.55); background: #0a1016; font-size: .72rem; }
footer img { width: 280px; mix-blend-mode: screen; }
footer div { display: grid; gap: 6px; color: white; }
footer p { max-width: 520px; }

@media (max-width: 920px) {
  .menu-toggle { display: block; }
  nav { position: absolute; top: 100%; left: 0; display: none; width: 100%; align-items: stretch; flex-direction: column; gap: 0; padding: 16px 24px 26px; background: var(--navy); }
  nav.open { display: flex; }
  nav a { padding: 12px 0; }
  .nav-cta { margin-top: 8px; padding: 12px; text-align: center; }
  .hero { min-height: 780px; grid-template-columns: 1fr; padding-top: 170px; }
  .hero-note { display: none; }
  .intro, .section-heading.split, .contact { grid-template-columns: 1fr; }
  .pillars { grid-template-columns: 1fr 1fr; }
  .pillars article:nth-child(3) { border-left: 0; }
  .pillars article + article { border-bottom: 1px solid var(--line); }
  .team-grid { grid-template-columns: 1fr 1fr; }
  .team-grid article:last-child { grid-column: 1 / -1; max-width: calc(50% - 17px); }
  footer { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 640px) {
  .site-header { padding: 14px 18px; }
  .brand img { width: 220px; }
  .hero { min-height: 720px; padding: 150px 24px 72px; background-position: 62% center; }
  .section-pad { padding-top: 82px; padding-bottom: 82px; }
  .section-heading { margin-bottom: 44px; }
  .pillars, .property-grid, .team-grid, .difference-grid, .insight-grid, .process { grid-template-columns: 1fr; }
  .pillars article, .pillars article + article { min-height: auto; padding: 26px 0; border-left: 0; border-bottom: 1px solid var(--line); }
  .pillars h3 { margin-top: 36px; }
  .difference-grid div, .difference-grid div:not(:nth-child(3n + 1)) { min-height: auto; padding: 28px 0; border-left: 0; }
  .process { padding: 26px; }
  .property-card img { height: 270px; }
  .team-grid article:last-child { grid-column: auto; max-width: none; }
  .insight-grid article, .insight-grid article + article { min-height: auto; padding: 28px 0; border-left: 0; border-bottom: 1px solid var(--line); }
  .insight-grid h3 { margin-top: 28px; }
  .contact-form { grid-template-columns: 1fr; }
  footer { grid-template-columns: 1fr; }
}