:root{
  --bg:#11110f;
  --bg-soft:#161613;
  --panel:#1b1a17;
  --panel-2:#201e19;
  --text:#f5f1e8;
  --muted:#a8a39a;
  --muted-2:#78746c;
  --line:rgba(245,241,232,.115);
  --line-soft:rgba(245,241,232,.075);
  --gold:#c6a16a;
  --gold-2:#e2c48f;
  --cream:#efe7d8;
  --max:1180px;
  --radius:24px;
  --shadow:0 24px 70px rgba(0,0,0,.30);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:radial-gradient(circle at 85% 0%,rgba(198,161,106,.08),transparent 26%),linear-gradient(180deg,#11110f 0%,#0f0f0d 100%);color:var(--text);font-family:"DM Sans",system-ui,sans-serif;line-height:1.55;overflow-x:hidden}
body:before{content:"";position:fixed;inset:0;pointer-events:none;opacity:.035;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='180' height='180' viewBox='0 0 180 180'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.82' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.55'/%3E%3C/svg%3E");z-index:100}
a{color:inherit;text-decoration:none}
button,input,textarea,select{font:inherit}
img{max-width:100%;display:block}
.wrap{width:min(var(--max),calc(100% - 48px));margin-inline:auto}
.scroll-progress{position:fixed;left:0;top:0;width:0;height:2px;background:var(--gold-2);z-index:200}
.grain{position:fixed;inset:0;pointer-events:none;box-shadow:inset 0 0 120px rgba(0,0,0,.22);z-index:90}
.topbar{border-bottom:1px solid var(--line-soft);font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted-2)}
.topbar-inner{display:flex;align-items:center;justify-content:space-between;min-height:31px;gap:16px}
.site-header{position:sticky;top:0;z-index:80;background:rgba(17,17,15,.88);backdrop-filter:blur(18px);border-bottom:1px solid var(--line-soft)}
.nav-row{min-height:66px;display:flex;align-items:center;justify-content:space-between;gap:28px}
.brand{font-family:"Playfair Display",serif;font-size:24px;white-space:nowrap;letter-spacing:.01em}.brand span{color:var(--gold-2)}
.desktop-nav{display:flex;align-items:center;gap:27px;color:#cec9be;font-size:13px}.desktop-nav a{position:relative;padding:8px 0}.desktop-nav a:after{content:"";position:absolute;left:0;right:100%;bottom:2px;height:1px;background:var(--gold);transition:.3s}.desktop-nav a:hover:after{right:0}
.header-cta{display:inline-flex;align-items:center;gap:8px;border:1px solid rgba(226,196,143,.28);background:rgba(226,196,143,.06);border-radius:999px;padding:9px 14px;color:#f4ead7;font-size:12px}.header-cta span{font-size:14px}
.menu-button{display:none;border:1px solid var(--line);background:transparent;color:var(--text);border-radius:999px;padding:8px 12px;cursor:pointer}.mobile-nav{display:none}
section{position:relative}.section-tight{padding:56px 0}.hero{padding:50px 0 52px}
.hero-grid{display:grid;grid-template-columns:minmax(0,1.02fr) minmax(390px,.78fr);gap:64px;align-items:center}
.eyebrow,.kicker{display:inline-flex;align-items:center;gap:8px;color:var(--gold-2);font-size:10px;letter-spacing:.16em;text-transform:uppercase}.eyebrow{padding:8px 12px;border:1px solid rgba(198,161,106,.25);border-radius:999px;background:rgba(198,161,106,.045)}.eyebrow:before{content:"";width:5px;height:5px;background:var(--gold);border-radius:50%}
.hero-title,.section-header h2,.contact-copy h2,.role-card h3{font-family:"Playfair Display",serif;font-weight:600;letter-spacing:-.028em;line-height:.99;margin:0}.hero-title{font-size:clamp(52px,6.6vw,88px);max-width:820px;margin-top:20px}.hero-title em,.section-header em,.contact-copy em,.role-card em{font-style:normal;color:var(--gold-2)}
.hero-lead{font-size:17px;color:#bdb8ae;max-width:700px;line-height:1.78;margin:20px 0 0}.hero-actions{display:flex;flex-wrap:wrap;gap:11px;margin-top:26px}.button{display:inline-flex;align-items:center;justify-content:center;gap:10px;border-radius:999px;padding:12px 17px;border:1px solid transparent;transition:transform .25s ease,border-color .25s ease,background .25s ease}.button:hover{transform:translateY(-2px)}.button-light{background:var(--cream);color:#171613}.button-light:hover{background:#fff}.button-ghost{border-color:var(--line);background:rgba(255,255,255,.02);color:#ece7dc}.button-ghost:hover{border-color:rgba(226,196,143,.3);background:rgba(226,196,143,.05)}
.hero-stats{display:grid;grid-template-columns:repeat(3,1fr);max-width:600px;border-top:1px solid var(--line);padding-top:17px;margin-top:34px;gap:20px}.hero-stats strong{display:block;font-family:"Playfair Display",serif;font-size:30px}.hero-stats span{font-size:10px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted-2)}
.hero-visual{position:relative;min-height:560px;display:grid;place-items:center}.hero-image-card{position:relative;width:min(430px,100%);height:545px;border:1px solid rgba(245,241,232,.16);border-radius:28px;overflow:hidden;background:#1b1b18;box-shadow:var(--shadow);transform:rotate(1.1deg)}.hero-image{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,10,9,.02) 20%,rgba(10,10,9,.80) 76%,#11110f 100%),url('assets/images/property-29.webp') center/cover}.image-topline{position:absolute;top:15px;left:15px;right:15px;display:flex;justify-content:space-between;gap:12px;z-index:2;font-size:9px;letter-spacing:.12em;text-transform:uppercase}.image-topline span{padding:7px 9px;border:1px solid rgba(255,255,255,.17);background:rgba(12,12,10,.43);backdrop-filter:blur(10px);border-radius:999px}.hero-image-caption{position:absolute;left:18px;right:18px;bottom:18px;z-index:2;padding:18px;border-radius:20px;border:1px solid rgba(245,241,232,.13);background:rgba(15,15,13,.73);backdrop-filter:blur(13px)}.small-label{font-size:9px;letter-spacing:.15em;text-transform:uppercase;color:var(--gold-2)}.hero-image-caption h2{font-family:"Playfair Display",serif;font-size:27px;line-height:1.04;margin:7px 0 0}.hero-image-caption p{font-size:11px;color:#b6b1a8;line-height:1.55;margin:9px 0 0}.hero-orbit{position:absolute;border:1px solid rgba(226,196,143,.12);border-radius:50%;pointer-events:none}.orbit-a{width:365px;height:365px;right:3%;top:8%}.orbit-b{width:520px;height:520px;right:-9%;top:-2%;box-shadow:0 0 0 45px rgba(226,196,143,.015),0 0 0 95px rgba(226,196,143,.009)}.hero-note{position:absolute;left:0;bottom:22px;width:190px;padding:12px;border-left:1px solid var(--gold);background:rgba(15,15,13,.76);font-size:10px;color:#bcb6ab;display:flex;gap:10px}.hero-note b{font-family:"Playfair Display",serif;color:var(--cream);font-size:18px}.hero-note span{line-height:1.45}
.trust-strip{border-top:1px solid var(--line-soft);border-bottom:1px solid var(--line-soft);background:rgba(255,255,255,.015)}.trust-grid{display:grid;grid-template-columns:repeat(4,1fr)}.strip-item{padding:16px 18px;border-right:1px solid var(--line-soft)}.strip-item:first-child{border-left:1px solid var(--line-soft)}.strip-item span{display:block;font-size:9px;letter-spacing:.15em;color:var(--gold);margin-bottom:6px}.strip-item b{display:block;font-family:"Playfair Display",serif;font-size:18px;font-weight:600}.strip-item small{display:block;color:var(--muted-2);font-size:10px;margin-top:3px}
.section-header{display:grid;grid-template-columns:minmax(0,1.05fr) minmax(280px,.62fr);gap:60px;align-items:end;margin-bottom:28px}.section-header h2{font-size:clamp(38px,4.65vw,61px);margin-top:10px;max-width:800px}.section-header p{margin:0;color:var(--muted);font-size:14px;line-height:1.75}.compact-header{grid-template-columns:1fr;margin-bottom:23px}.compact-header h2{max-width:850px}
.about-bento{display:grid;grid-template-columns:1.2fr repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:24px;overflow:hidden}.about-bento article{background:var(--panel);padding:26px}.about-lead{background:linear-gradient(145deg,#1e1c18,#151512)!important}.card-number{font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}.about-lead h3{font-family:"Playfair Display",serif;font-size:31px;line-height:1.02;max-width:370px;margin:58px 0 11px}.about-bento p{font-size:12px;color:var(--muted);line-height:1.7;margin:0}.about-card h3{font-family:"Playfair Display",serif;font-size:25px;margin:58px 0 8px}.mini-rule{display:flex;gap:5px;margin-top:20px}.mini-rule span{width:18px;height:2px;background:var(--gold)}.mini-rule span:nth-child(2){opacity:.55}.mini-rule span:nth-child(3){opacity:.22}
.section-dark-band{background:linear-gradient(180deg,rgba(255,255,255,.008),rgba(255,255,255,.015) 42%,rgba(255,255,255,.005));border-top:1px solid rgba(255,255,255,.025);border-bottom:1px solid rgba(255,255,255,.025)}
.roles-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}.role-card{position:relative;border:1px solid var(--line);border-radius:24px;padding:29px;background:linear-gradient(145deg,rgba(255,255,255,.03),rgba(255,255,255,.012));overflow:hidden}.role-card:after{content:"";position:absolute;width:210px;height:210px;right:-110px;top:-115px;border-radius:50%;border:1px solid rgba(226,196,143,.11)}.featured-role{background:linear-gradient(145deg,rgba(226,196,143,.065),rgba(255,255,255,.012))}.role-head{display:flex;justify-content:space-between;gap:15px;font-size:9px;letter-spacing:.15em;color:var(--gold-2)}.role-head b{font-family:"Playfair Display",serif;font-size:17px;color:#8f897e}.role-card h3{font-size:40px;margin:48px 0 12px}.role-card p{font-size:13px;color:var(--muted);line-height:1.75;max-width:530px;margin:0}.role-list{display:grid;gap:9px;margin-top:19px}.role-list div{display:flex;gap:10px;color:#d8d2c7;font-size:11px}.role-list div:before{content:"↗";color:var(--gold-2)}
.service-intro{display:grid;grid-template-columns:1fr .85fr;gap:40px;align-items:end;padding:27px 0 20px}.service-intro span{display:block;font-size:9px;letter-spacing:.16em;color:var(--gold)}.service-intro strong{display:block;font-family:"Playfair Display",serif;font-weight:600;font-size:27px;line-height:1.04;margin-top:6px}.service-intro p{margin:0;color:var(--muted);font-size:12px;line-height:1.7}.services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}.service-card{position:relative;border:1px solid var(--line-soft);border-radius:18px;padding:20px;min-height:176px;background:linear-gradient(140deg,rgba(255,255,255,.025),rgba(255,255,255,.01));overflow:hidden}.service-card:before{content:"";position:absolute;width:84px;height:84px;border:1px solid rgba(226,196,143,.09);border-radius:50%;right:-25px;top:-28px}.service-card span{font-size:9px;letter-spacing:.15em;color:var(--gold)}.service-card h3{font-family:"Playfair Display",serif;font-size:23px;line-height:1.05;margin:35px 0 8px}.service-card p{font-size:11px;color:var(--muted);line-height:1.62;margin:0}
.property-shell{border:1px solid var(--line);border-radius:26px;overflow:hidden;background:linear-gradient(145deg,#1b1a16,#141412)}.property-intro{display:grid;grid-template-columns:1.1fr .65fr;gap:50px;padding:30px 32px}.property-intro h2{font-family:"Playfair Display",serif;font-size:clamp(36px,4.6vw,58px);line-height:.99;letter-spacing:-.025em;margin:10px 0 14px}.property-intro h2 em{color:var(--gold-2);font-style:normal}.property-intro p{font-size:12px;color:var(--muted);line-height:1.78;margin:0;max-width:740px}.property-note{align-self:end;border-left:1px solid var(--gold);padding-left:17px}.property-note span{display:block;font-size:9px;letter-spacing:.16em;color:var(--gold)}.property-note strong{display:block;font-family:"Playfair Display",serif;font-size:23px;line-height:1.08;margin-top:7px}.property-note p{margin-top:9px;font-size:11px}.project-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border-top:1px solid var(--line)}.project-card{background:#151513}.project-image{aspect-ratio:1.12/1;background-size:cover;background-position:center;filter:saturate(.85)}.image-29{background-image:linear-gradient(180deg,rgba(9,9,8,.02),rgba(9,9,8,.2)),url('assets/images/property-29.webp')}.image-10{background-image:linear-gradient(180deg,rgba(9,9,8,.02),rgba(9,9,8,.2)),url('assets/images/property-10.webp')}.image-03{background-image:linear-gradient(180deg,rgba(9,9,8,.02),rgba(9,9,8,.2)),url('assets/images/property-03.webp')}.project-content{padding:17px 18px 20px}.project-content>span{font-size:9px;letter-spacing:.15em;text-transform:uppercase;color:var(--gold)}.project-content h3{font-family:"Playfair Display",serif;font-size:25px;line-height:1.05;margin:7px 0 5px}.project-content p{font-size:11px;color:var(--muted);line-height:1.65;margin:0}.property-audience{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);border-top:1px solid var(--line)}.audience-card{background:#151513;padding:24px 28px}.audience-kicker{display:block;color:var(--gold-2);font-size:9px;letter-spacing:.16em;text-transform:uppercase}.audience-card h3{font-family:"Playfair Display",serif;font-size:25px;line-height:1.05;margin:8px 0 14px}.audience-list{display:grid;gap:7px}.audience-list div{font-size:11px;color:var(--muted);padding-left:15px;position:relative}.audience-list div:before{content:"";position:absolute;left:0;top:.55em;width:5px;height:5px;border-radius:50%;background:var(--gold)}.property-footnote{border-top:1px solid var(--line-soft);padding:12px 28px;font-size:9px;color:var(--muted-2);line-height:1.6}
.section-muted{background:rgba(255,255,255,.018);border-top:1px solid rgba(255,255,255,.025);border-bottom:1px solid rgba(255,255,255,.025)}.work-layout{display:grid;grid-template-columns:1.18fr .82fr;gap:13px}.work-feature{position:relative;min-height:465px;border:1px solid var(--line);border-radius:24px;overflow:hidden;background:linear-gradient(160deg,rgba(226,196,143,.085),rgba(255,255,255,.015) 42%,#141412 100%);padding:25px}.feature-top{display:flex;justify-content:space-between;gap:15px;font-size:9px;letter-spacing:.13em;color:var(--gold-2)}.feature-copy{max-width:640px;margin-top:32px}.feature-copy>span{font-size:10px;letter-spacing:.15em;text-transform:uppercase;color:var(--muted-2)}.feature-copy h3{font-family:"Playfair Display",serif;font-size:45px;line-height:1.02;letter-spacing:-.025em;margin:9px 0}.feature-copy h3 em{font-style:normal;color:var(--gold-2)}.feature-copy p{font-size:12px;color:var(--muted);line-height:1.7;max-width:600px;margin:0}.browser-mock{position:absolute;left:48px;right:48px;bottom:0;height:210px;border:1px solid rgba(245,241,232,.13);border-bottom:0;border-radius:17px 17px 0 0;background:#1a1916;overflow:hidden;box-shadow:var(--shadow)}.browser-bar{height:31px;border-bottom:1px solid var(--line);display:flex;align-items:center;gap:6px;padding:0 11px;color:var(--muted-2);font-size:8px}.browser-bar i{width:6px;height:6px;border-radius:50%;background:#666158}.browser-bar span{margin-left:6px}.browser-content{padding:13px;display:grid;gap:9px}.browser-hero{height:105px;border-radius:11px;background:linear-gradient(135deg,#373229,#22211d 52%,#6f5c3f);padding:15px;display:flex;flex-direction:column;justify-content:space-between}.browser-hero span{font-size:8px;letter-spacing:.15em;color:#e1d8c7}.browser-hero strong{max-width:300px;font-family:"Playfair Display",serif;font-size:21px;line-height:1.02}.browser-row{display:grid;grid-template-columns:repeat(3,1fr);gap:9px}.browser-row div{height:45px;border-radius:8px;background:#24231f;border:1px solid var(--line-soft)}.work-list{display:grid;grid-template-rows:repeat(3,1fr);gap:10px}.work-small{border:1px solid var(--line);border-radius:18px;background:var(--panel);padding:20px;display:flex;flex-direction:column;justify-content:space-between;min-height:0}.work-small>span{font-size:9px;letter-spacing:.15em;color:var(--gold)}.work-small h3{font-family:"Playfair Display",serif;font-size:24px;margin:18px 0 5px}.work-small p{font-size:11px;color:var(--muted);line-height:1.62;margin:0}.work-small a{font-size:10px;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-2);margin-top:15px}
.process-grid{display:grid;grid-template-columns:repeat(5,1fr);border:1px solid var(--line);border-radius:20px;overflow:hidden}.process-step{padding:20px;border-right:1px solid var(--line);min-height:170px;background:rgba(255,255,255,.012)}.process-step:last-child{border-right:0}.process-step span{font-size:9px;letter-spacing:.15em;color:var(--gold)}.process-step h3{font-family:"Playfair Display",serif;font-size:25px;margin:46px 0 6px}.process-step p{font-size:10px;color:var(--muted);line-height:1.63;margin:0}
.seo-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px}.seo-card{border:1px solid var(--line);border-radius:22px;padding:25px;background:linear-gradient(145deg,rgba(255,255,255,.03),rgba(255,255,255,.012))}.seo-head{display:flex;justify-content:space-between;gap:10px;font-size:9px;letter-spacing:.14em;color:var(--gold)}.seo-head b{color:#8e887d;font-family:"Playfair Display",serif;font-size:16px}.seo-card h3{font-family:"Playfair Display",serif;font-size:30px;line-height:1.03;margin:22px 0 8px}.seo-card p{font-size:12px;color:var(--muted);line-height:1.72;margin:0}.checklist{display:grid;gap:8px;margin-top:17px}.checklist span{font-size:10px;color:#d3cec3;padding-left:16px;position:relative}.checklist span:before{content:"✓";position:absolute;left:0;color:var(--gold-2)}
.contact-section{padding-bottom:52px}.contact-shell{display:grid;grid-template-columns:.84fr 1.16fr;gap:42px;border:1px solid var(--line);border-radius:26px;padding:30px;background:linear-gradient(145deg,#1b1a16,#141412);box-shadow:var(--shadow)}.contact-copy h2{font-size:clamp(42px,4.9vw,61px);margin:10px 0}.contact-copy>p{font-size:12px;color:var(--muted);line-height:1.78;max-width:540px;margin:0}.contact-details{display:grid;gap:10px;margin-top:23px}.contact-details a,.contact-details div{font-size:11px;color:#dbd5ca}.contact-details span{display:block;font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:2px}.contact-form{display:grid;grid-template-columns:1fr 1fr;gap:11px;align-content:start}.field{display:grid;gap:6px}.field.full,.form-bottom,.success{grid-column:1/-1}label{font-size:9px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted-2)}input,textarea,select{width:100%;border:1px solid rgba(245,241,232,.1);background:#10100f;color:var(--text);border-radius:12px;padding:11px 12px;outline:none;font-size:12px;transition:border-color .25s,background .25s}input:focus,textarea:focus,select:focus{border-color:rgba(226,196,143,.45);background:#141411}textarea{min-height:115px;resize:vertical}.form-bottom{display:flex;justify-content:space-between;align-items:center;gap:16px;margin-top:1px}.form-bottom>span{font-size:9px;color:var(--muted-2);line-height:1.45}.form-bottom .button{white-space:nowrap}.success{display:none;padding:10px 12px;border:1px solid rgba(124,175,132,.25);background:rgba(124,175,132,.06);border-radius:11px;color:#bed4c1;font-size:10px}
/* Complete footer */
.site-footer{position:relative;margin-top:0;background:linear-gradient(180deg,#12120f 0%,#0d0d0b 100%);border-top:1px solid var(--line);overflow:hidden}.site-footer:before{content:"";position:absolute;right:-16vw;top:-180px;width:520px;height:520px;border:1px solid rgba(226,196,143,.075);border-radius:50%;box-shadow:0 0 0 60px rgba(226,196,143,.015),0 0 0 120px rgba(226,196,143,.008);pointer-events:none}.site-footer:after{content:"";position:absolute;left:10%;top:36%;width:180px;height:180px;border:1px solid rgba(226,196,143,.035);transform:rotate(45deg);pointer-events:none}
.footer-cta-band{border-bottom:1px solid var(--line-soft)}.footer-cta-inner{min-height:270px;padding:44px 0;display:flex;align-items:flex-end;justify-content:space-between;gap:45px;position:relative;z-index:1}.footer-cta-copy{max-width:760px}.footer-kicker,.footer-col-title,.footer-location span,.footer-markets span{display:block;font-size:9px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-2)}.footer-cta-copy h2{font-family:"Playfair Display",serif;font-size:clamp(38px,4.4vw,58px);line-height:.99;letter-spacing:-.03em;margin:10px 0 12px;max-width:820px}.footer-cta-copy h2 em{font-style:normal;color:var(--gold-2)}.footer-cta-copy p{margin:0;max-width:700px;font-size:12px;line-height:1.75;color:var(--muted)}.footer-cta-button{flex:0 0 auto;display:inline-flex;align-items:center;gap:11px;padding:13px 17px;border:1px solid rgba(226,196,143,.28);border-radius:999px;background:rgba(226,196,143,.065);color:var(--cream);font-size:11px;letter-spacing:.03em;transition:transform .25s ease,background .25s ease,border-color .25s ease}.footer-cta-button span{font-size:14px}.footer-cta-button:hover{transform:translateY(-2px);background:rgba(226,196,143,.11);border-color:rgba(226,196,143,.44)}
.footer-main{display:grid;grid-template-columns:1.55fr .72fr .9fr 1fr;gap:36px;padding:46px 0 42px;position:relative;z-index:1}.footer-brand-col{max-width:360px}.footer-brand{display:inline-block;font-family:"Playfair Display",serif;font-size:29px;line-height:1;color:var(--text);letter-spacing:-.02em}.footer-brand span{color:var(--gold-2)}.footer-brand-col p{font-size:11px;line-height:1.7;color:var(--muted);max-width:330px;margin:17px 0 20px}.footer-location{font-size:10px;color:#d6d0c5;line-height:1.6}.footer-location span{margin-bottom:4px;color:var(--gold)}.footer-col{display:flex;flex-direction:column;align-items:flex-start;gap:9px}.footer-col-title{margin-bottom:7px;color:var(--gold);}.footer-col>a,.footer-contact-col>div{font-size:10.5px;color:#b4afa5;transition:color .2s ease,transform .2s ease}.footer-col>a:hover{color:var(--cream);transform:translateX(2px)}.footer-contact-col{gap:10px}.footer-contact-link{font-size:11px!important;color:#ddd7cc!important}.footer-markets{margin-top:3px}.footer-markets span{margin-bottom:4px}.footer-small-cta{margin-top:5px!important;color:var(--gold-2)!important}
.footer-bottom{border-top:1px solid var(--line-soft);min-height:66px;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:20px;font-size:9px;color:var(--muted-2);position:relative;z-index:1}.footer-bottom-meta{display:flex;align-items:center;gap:9px;text-transform:uppercase;letter-spacing:.11em}.footer-bottom-meta i{width:3px;height:3px;border-radius:50%;background:var(--gold);opacity:.7}.footer-top{justify-self:end;color:#a9a399;transition:color .2s ease}.footer-top:hover{color:var(--gold-2)}
.reveal-up{opacity:0;transform:translateY(22px);transition:opacity .7s cubic-bezier(.2,.7,.2,1),transform .7s cubic-bezier(.2,.7,.2,1)}.reveal-up.is-visible{opacity:1;transform:none}.reveal-left{opacity:0;transform:translateX(-28px);transition:opacity .72s ease,transform .72s cubic-bezier(.2,.7,.2,1)}.reveal-left.is-visible{opacity:1;transform:none}.reveal-right{opacity:0;transform:translateX(28px);transition:opacity .72s ease,transform .72s cubic-bezier(.2,.7,.2,1)}.reveal-right.is-visible{opacity:1;transform:none}.reveal-scale{opacity:0;transform:scale(.95);transition:opacity .8s ease,transform .8s cubic-bezier(.18,.75,.2,1)}.reveal-scale.is-visible{opacity:1;transform:scale(1)}.reveal-blur{opacity:0;transform:translateY(12px);filter:blur(7px);transition:opacity .75s ease,transform .75s ease,filter .8s ease}.reveal-blur.is-visible{opacity:1;transform:none;filter:blur(0)}.reveal-clip{opacity:0;clip-path:inset(0 100% 0 0);transition:opacity .8s ease,clip-path 1s cubic-bezier(.62,0,.2,1)}.reveal-clip.is-visible{opacity:1;clip-path:inset(0 0 0 0)}.delay-1{transition-delay:.08s}.delay-2{transition-delay:.16s}.delay-3{transition-delay:.24s}.delay-4{transition-delay:.32s}
@media (max-width:1080px){.wrap{width:min(var(--max),calc(100% - 38px))}.hero-grid{grid-template-columns:1fr .84fr;gap:38px}.hero-title{font-size:clamp(48px,6.2vw,74px)}.hero-image-card{height:500px}.hero-visual{min-height:500px}.hero-note{left:-6px}.section-header{gap:35px}.about-bento{grid-template-columns:1.2fr 1fr 1fr}.about-card:last-child{grid-column:2/-1}.roles-grid,.work-layout{grid-template-columns:1fr}.work-list{grid-template-columns:repeat(3,1fr);grid-template-rows:auto}.work-small{min-height:190px}.process-grid{grid-template-columns:repeat(3,1fr)}.process-step:nth-child(3){border-right:0}.process-step:nth-child(n+4){border-top:1px solid var(--line)}.property-intro{grid-template-columns:1fr .55fr}}
@media (max-width:820px){.topbar-inner span:last-child{display:none}.desktop-nav,.header-cta{display:none}.menu-button{display:inline-flex}.mobile-nav{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;border-top:1px solid var(--line-soft);background:var(--line-soft);max-height:0;overflow:hidden;transition:max-height .3s ease}.mobile-nav.open{max-height:240px}.mobile-nav a{padding:12px 15px;background:#141412;text-align:center;font-size:11px;color:#d5cfc4}.hero{padding-top:38px}.hero-grid{grid-template-columns:1fr;gap:28px}.hero-title{font-size:clamp(46px,11vw,72px)}.hero-visual{min-height:440px}.hero-image-card{height:440px;width:min(500px,100%)}.orbit-a{display:none}.orbit-b{width:430px;height:430px;right:-5%;top:0}.hero-note{left:10px;bottom:12px}.section-header{grid-template-columns:1fr;gap:13px;margin-bottom:21px}.section-tight{padding:46px 0}.trust-grid{grid-template-columns:1fr 1fr}.strip-item:nth-child(3),.strip-item:nth-child(4){border-top:1px solid var(--line-soft)}.strip-item:nth-child(2),.strip-item:nth-child(4){border-right:1px solid var(--line-soft)}.about-bento{grid-template-columns:1fr 1fr}.about-lead{grid-column:1/-1}.about-card:last-child{grid-column:auto}.services-grid{grid-template-columns:1fr 1fr}.service-intro{grid-template-columns:1fr;gap:12px}.property-intro{grid-template-columns:1fr;gap:20px;padding:26px}.project-grid{grid-template-columns:1fr}.project-image{aspect-ratio:16/9}.property-audience{grid-template-columns:1fr}.work-list{grid-template-columns:1fr}.work-feature{min-height:500px}.browser-mock{left:25px;right:25px;height:200px}.process-grid{grid-template-columns:1fr 1fr}.process-step{min-height:150px}.process-step:nth-child(2n){border-right:0}.process-step:nth-child(n+3){border-top:1px solid var(--line)}.seo-grid{grid-template-columns:1fr}.contact-shell{grid-template-columns:1fr;gap:28px}.contact-form{grid-template-columns:1fr}.field.full,.form-bottom,.success{grid-column:1}.form-bottom{align-items:flex-start;flex-direction:column}.form-bottom .button{width:100%}.footer-row{align-items:flex-start;flex-direction:column}}
@media (max-width:540px){.wrap{width:min(var(--max),calc(100% - 28px))}.topbar{font-size:8px}.nav-row{min-height:60px}.brand{font-size:21px}.mobile-nav{grid-template-columns:repeat(2,1fr)}.hero{padding:30px 0 34px}.hero-title{font-size:clamp(42px,13vw,62px)}.hero-lead{font-size:14px;line-height:1.7}.hero-actions{flex-direction:column}.button{width:100%}.hero-stats{grid-template-columns:repeat(3,1fr);gap:10px}.hero-stats strong{font-size:25px}.hero-stats span{font-size:8px}.hero-visual{min-height:380px}.hero-image-card{height:380px;border-radius:22px}.hero-image-caption{left:12px;right:12px;bottom:12px;padding:14px}.hero-image-caption h2{font-size:23px}.hero-note{width:165px;font-size:9px;left:-4px;bottom:-3px}.section-tight{padding:37px 0}.section-header h2{font-size:38px}.about-bento,.services-grid,.roles-grid,.process-grid{grid-template-columns:1fr}.about-bento article{padding:21px}.about-card:last-child{grid-column:auto}.about-lead h3,.about-card h3{margin-top:42px}.role-card{padding:22px}.role-card h3{font-size:36px;margin-top:40px}.service-card{min-height:145px}.service-card h3{margin-top:28px}.property-intro{padding:22px 20px}.property-intro h2{font-size:38px}.audience-card{padding:21px}.work-feature{padding:20px;min-height:455px}.feature-copy{margin-top:24px}.feature-copy h3{font-size:34px}.browser-mock{left:14px;right:14px;height:175px}.browser-hero{height:86px}.browser-hero strong{font-size:17px}.process-step{min-height:0;padding:18px}.process-step h3{margin-top:34px}.seo-card{padding:21px}.seo-card h3{font-size:27px}.contact-shell{padding:21px;border-radius:21px}.contact-copy h2{font-size:40px}.site-footer{padding:20px 0 25px}}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal-up,.reveal-left,.reveal-right,.reveal-scale,.reveal-blur,.reveal-clip{opacity:1!important;transform:none!important;filter:none!important;clip-path:none!important;transition:none!important}}

/* Section 03 — restored premium project card layout */
#real-estate .project-grid{
  grid-template-columns:repeat(3,minmax(0,1fr));
  gap:12px;
  padding:12px;
  background:transparent;
  border-top:0;
}
#real-estate .project-card{
  position:relative;
  min-width:0;
  min-height:390px;
  border:1px solid var(--line);
  border-radius:20px;
  overflow:hidden;
  background:#151513;
  box-shadow:0 14px 34px rgba(0,0,0,.18);
  transition:transform .35s ease,border-color .35s ease,box-shadow .35s ease;
}
#real-estate .project-card:hover{
  transform:translateY(-6px);
  border-color:rgba(226,196,143,.28);
  box-shadow:0 22px 48px rgba(0,0,0,.28);
}
#real-estate .project-image{
  position:absolute;
  inset:0;
  width:100%;
  height:100%;
  aspect-ratio:auto;
  background-size:cover;
  background-position:center;
  filter:saturate(.82);
  transition:transform .6s cubic-bezier(.2,.7,.2,1),filter .35s ease;
}
#real-estate .project-card:hover .project-image{
  transform:scale(1.035);
  filter:saturate(.95);
}
#real-estate .project-card:after{
  content:"";
  position:absolute;
  inset:0;
  background:linear-gradient(180deg,rgba(8,8,7,.03) 28%,rgba(8,8,7,.14) 44%,rgba(8,8,7,.88) 82%,rgba(8,8,7,.98) 100%);
  pointer-events:none;
}
#real-estate .project-content{
  position:absolute;
  z-index:2;
  left:0;
  right:0;
  bottom:0;
  padding:22px 20px 20px;
  background:transparent;
}
#real-estate .project-content>span{
  display:inline-flex;
  font-size:8px;
  letter-spacing:.15em;
  line-height:1.2;
  padding:6px 8px;
  border:1px solid rgba(226,196,143,.24);
  border-radius:999px;
  background:rgba(14,14,12,.42);
  backdrop-filter:blur(9px);
}
#real-estate .project-content h3{
  font-size:28px;
  line-height:1;
  margin:10px 0 6px;
  letter-spacing:-.02em;
}
#real-estate .project-content p{
  font-size:10.5px;
  line-height:1.6;
  color:#c4beb3;
  max-width:35ch;
}
#real-estate .project-card:nth-child(1) .project-content:after,
#real-estate .project-card:nth-child(2) .project-content:after,
#real-estate .project-card:nth-child(3) .project-content:after{
  content:"↗";
  position:absolute;
  right:20px;
  bottom:22px;
  width:28px;
  height:28px;
  display:grid;
  place-items:center;
  border:1px solid rgba(245,241,232,.18);
  border-radius:50%;
  color:var(--gold-2);
  font-size:13px;
}
#real-estate .property-audience{
  gap:12px;
  padding:0 12px 12px;
  background:transparent;
  border-top:0;
}
#real-estate .audience-card{
  border:1px solid var(--line);
  border-radius:18px;
  padding:22px 24px;
  background:linear-gradient(145deg,rgba(255,255,255,.028),rgba(255,255,255,.012));
}
#real-estate .audience-card h3{font-size:23px;margin:9px 0 13px}
#real-estate .audience-list{gap:8px}
#real-estate .audience-list div{font-size:10.5px;line-height:1.48}

@media (max-width:900px){
  #real-estate .project-grid{grid-template-columns:repeat(2,minmax(0,1fr));}
  #real-estate .project-card{min-height:350px;}
  #real-estate .property-audience{grid-template-columns:1fr;}
}
@media (max-width:560px){
  #real-estate .project-grid{grid-template-columns:1fr;padding:10px;gap:10px;}
  #real-estate .project-card{min-height:390px;border-radius:18px;}
  #real-estate .project-content{padding:20px 18px 18px;}
  #real-estate .project-content h3{font-size:27px;}
  #real-estate .project-content p{font-size:10px;}
  #real-estate .project-card:nth-child(1) .project-content:after,
  #real-estate .project-card:nth-child(2) .project-content:after,
  #real-estate .project-card:nth-child(3) .project-content:after{right:18px;bottom:18px;}
  #real-estate .property-audience{padding:0 10px 10px;gap:10px;}
}

/* ===== HERO ONLY — refined full-bleed hero ===== */
.hero{
  position:relative;
  isolation:isolate;
  min-height:590px;
  padding:58px 0 42px;
  display:flex;
  align-items:center;
  overflow:hidden;
  border-bottom:1px solid rgba(245,241,232,.08);
  background:#11110f;
}
.hero-bg{
  position:absolute;
  inset:0;
  z-index:-3;
  background-image:url('assets/images/property-29.webp');
  background-size:cover;
  background-position:center 52%;
  transform:scale(1.02);
  filter:saturate(.72) contrast(.92);
  opacity:.23;
}
.hero-overlay{
  position:absolute;
  inset:0;
  z-index:-2;
  background:
    linear-gradient(90deg,
      rgba(9,9,8,.97) 0%,
      rgba(9,9,8,.91) 34%,
      rgba(9,9,8,.72) 62%,
      rgba(9,9,8,.46) 100%),
    linear-gradient(180deg,
      rgba(9,9,8,.34) 0%,
      rgba(9,9,8,.68) 100%);
}
.hero:before{
  content:"";
  position:absolute;
  inset:0;
  z-index:-1;
  pointer-events:none;
  background:
    linear-gradient(90deg,transparent 0,transparent calc(100% - 1px),rgba(226,196,143,.07) calc(100% - 1px)),
    linear-gradient(180deg,rgba(226,196,143,.035),transparent 25%,transparent 76%,rgba(226,196,143,.025));
  mask-image:linear-gradient(90deg,transparent 0 68%,#000 88%);
}
.hero:after{
  content:"";
  position:absolute;
  z-index:-1;
  width:640px;
  height:640px;
  right:-300px;
  top:50%;
  transform:translateY(-50%);
  border:1px solid rgba(226,196,143,.11);
  border-radius:50%;
  box-shadow:0 0 0 54px rgba(226,196,143,.014),0 0 0 112px rgba(226,196,143,.008);
  pointer-events:none;
}
.hero-inner{
  width:min(var(--max),calc(100% - 48px));
  display:block;
  position:relative;
  z-index:1;
}
.hero-copy{
  max-width:1020px;
}
.hero .hero-title{
  margin-top:18px;
  max-width:970px;
  font-size:clamp(54px,6.2vw,88px);
  line-height:.96;
}
.hero .hero-lead{
  max-width:760px;
  margin-top:19px;
  font-size:15.5px;
  line-height:1.68;
}
.hero .hero-actions{
  margin-top:24px;
  gap:11px;
}
.hero .hero-stats{
  max-width:620px;
  margin-top:27px;
  padding-top:14px;
  gap:24px;
}
.hero .hero-stats strong{font-size:27px}
.hero .hero-stats span{font-size:9px}

/* Keep the hero content visible on first paint, while retaining a subtle entrance. */
.hero .reveal-blur,
.hero .reveal-clip,
.hero .reveal-up{
  opacity:1;
  transform:none;
  filter:none;
}
.hero .hero-title.reveal-clip{
  animation:heroTitleIn .9s cubic-bezier(.62,0,.2,1) both;
}
.hero .hero-lead.reveal-up{
  animation:heroRise .75s .12s cubic-bezier(.2,.7,.2,1) both;
}
.hero .hero-actions.reveal-up{
  animation:heroRise .75s .2s cubic-bezier(.2,.7,.2,1) both;
}
.hero .hero-stats.reveal-up{
  animation:heroRise .75s .28s cubic-bezier(.2,.7,.2,1) both;
}
.hero .eyebrow.reveal-blur{
  animation:heroBlurIn .7s ease both;
}
@keyframes heroTitleIn{
  from{opacity:0;clip-path:inset(0 100% 0 0)}
  to{opacity:1;clip-path:inset(0 0 0 0)}
}
@keyframes heroRise{
  from{opacity:0;transform:translateY(14px)}
  to{opacity:1;transform:none}
}
@keyframes heroBlurIn{
  from{opacity:0;transform:translateY(10px);filter:blur(6px)}
  to{opacity:1;transform:none;filter:blur(0)}
}

@media (max-width:1080px){
  .hero{min-height:540px;padding:52px 0 38px}
  .hero .hero-title{font-size:clamp(50px,6.8vw,76px);max-width:850px}
  .hero .hero-lead{max-width:700px}
}

@media (max-width:820px){
  .hero{min-height:auto;padding:48px 0 38px}
  .hero-inner{width:min(var(--max),calc(100% - 38px))}
  .hero .hero-title{font-size:clamp(46px,10.5vw,70px);max-width:820px}
  .hero .hero-lead{max-width:680px;font-size:14px}
  .hero .hero-stats{max-width:560px}
  .hero:after{width:480px;height:480px;right:-250px;top:56%}
}

@media (max-width:540px){
  .hero{padding:38px 0 34px}
  .hero-inner{width:min(var(--max),calc(100% - 28px))}
  .hero .hero-title{font-size:clamp(42px,12.7vw,60px);line-height:.98;margin-top:16px}
  .hero .hero-lead{font-size:13px;line-height:1.66;margin-top:17px}
  .hero .hero-actions{margin-top:20px;gap:9px}
  .hero .hero-stats{margin-top:23px;padding-top:12px;gap:10px}
  .hero .hero-stats strong{font-size:23px}
  .hero .hero-stats span{font-size:7.5px;letter-spacing:.06em}
  .hero-bg{background-position:58% center;opacity:.20}
  .hero:after{width:340px;height:340px;right:-190px;top:63%}
}


/* Footer responsive refinements */
@media (max-width:900px){
  .footer-cta-inner{min-height:240px;padding:38px 0;align-items:flex-end;gap:25px}
  .footer-main{grid-template-columns:1.3fr .8fr .9fr;gap:30px}
  .footer-contact-col{grid-column:1/-1;border-top:1px solid var(--line-soft);padding-top:24px;display:grid;grid-template-columns:1fr 1fr;align-items:start}
  .footer-contact-col .footer-col-title{grid-column:1/-1}
  .footer-contact-col .footer-markets{grid-column:2;grid-row:2 / span 2}
}
@media (max-width:540px){
  .footer-cta-inner{min-height:auto;padding:34px 0 32px;display:block}
  .footer-cta-copy h2{font-size:39px;line-height:1.01;margin-top:9px}
  .footer-cta-copy p{font-size:11px;line-height:1.68}
  .footer-cta-button{margin-top:20px;width:100%;justify-content:center}
  .footer-main{grid-template-columns:1fr 1fr;gap:28px 22px;padding:34px 0 30px}
  .footer-brand-col{grid-column:1/-1;max-width:none}
  .footer-brand-col p{max-width:none;margin-top:14px}
  .footer-contact-col{grid-column:1/-1;display:flex;padding-top:23px;gap:9px}
  .footer-contact-col .footer-markets{margin-top:5px}
  .footer-bottom{min-height:auto;padding:17px 0 21px;display:flex;flex-direction:column;align-items:flex-start;gap:12px}
  .footer-bottom-meta{order:3;flex-wrap:wrap}
  .footer-top{justify-self:auto;order:2}
}

.footer-privacy-link{font-size:10.5px!important;color:#b4afa5!important;text-decoration:none;transition:color .2s ease,transform .2s ease}.footer-privacy-link:hover{color:var(--cream)!important;transform:translateX(2px)}

/* Shared legal footer links */
.footer-legal-links{display:inline-flex;align-items:center;justify-content:flex-start;flex-wrap:wrap;gap:10px;margin-top:4px}.footer-legal-links a{font-size:10.5px;color:#b4afa5;text-decoration:none;transition:color .2s ease}.footer-legal-links a:hover{color:#efe7d8}.footer-legal-links i{width:3px;height:3px;border-radius:50%;background:currentColor;opacity:.45}