/*! tailwindcss v4.2.1 | MIT License | https://tailwindcss.com */
@layer properties{@supports (((-webkit-hyphens:none)) and (not (margin-trim:inline))) or ((-moz-orient:inline) and (not (color:rgb(from red r g b)))){*,:before,:after{--tw-rotate-x:initial;--tw-rotate-y:initial;--tw-rotate-z:initial;--tw-skew-x:initial;--tw-skew-y:initial;--tw-shadow:0 0 #0000;--tw-shadow-color:initial;--tw-shadow-alpha:100%;--tw-inset-shadow:0 0 #0000;--tw-inset-shadow-color:initial;--tw-inset-shadow-alpha:100%;--tw-ring-color:initial;--tw-ring-shadow:0 0 #0000;--tw-inset-ring-color:initial;--tw-inset-ring-shadow:0 0 #0000;--tw-ring-inset:initial;--tw-ring-offset-width:0px;--tw-ring-offset-color:#fff;--tw-ring-offset-shadow:0 0 #0000;--tw-blur:initial;--tw-brightness:initial;--tw-contrast:initial;--tw-grayscale:initial;--tw-hue-rotate:initial;--tw-invert:initial;--tw-opacity:initial;--tw-saturate:initial;--tw-sepia:initial;--tw-drop-shadow:initial;--tw-drop-shadow-color:initial;--tw-drop-shadow-alpha:100%;--tw-drop-shadow-size:initial}::backdrop{--tw-rotate-x:initial;--tw-rotate-y:initial;--tw-rotate-z:initial;--tw-skew-x:initial;--tw-skew-y:initial;--tw-shadow:0 0 #0000;--tw-shadow-color:initial;--tw-shadow-alpha:100%;--tw-inset-shadow:0 0 #0000;--tw-inset-shadow-color:initial;--tw-inset-shadow-alpha:100%;--tw-ring-color:initial;--tw-ring-shadow:0 0 #0000;--tw-inset-ring-color:initial;--tw-inset-ring-shadow:0 0 #0000;--tw-ring-inset:initial;--tw-ring-offset-width:0px;--tw-ring-offset-color:#fff;--tw-ring-offset-shadow:0 0 #0000;--tw-blur:initial;--tw-brightness:initial;--tw-contrast:initial;--tw-grayscale:initial;--tw-hue-rotate:initial;--tw-invert:initial;--tw-opacity:initial;--tw-saturate:initial;--tw-sepia:initial;--tw-drop-shadow:initial;--tw-drop-shadow-color:initial;--tw-drop-shadow-alpha:100%;--tw-drop-shadow-size:initial}}}@layer theme{:root,:host{--font-sans:ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before{box-sizing:border-box;border:0 solid;margin:0;padding:0}::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring{outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){-webkit-appearance:button;appearance:button}::file-selector-button{-webkit-appearance:button;appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.visible{visibility:visible}.sr-only{clip-path:inset(50%);white-space:nowrap;border-width:0;width:1px;height:1px;margin:-1px;padding:0;position:absolute;overflow:hidden}.absolute{position:absolute}.fixed{position:fixed}.relative{position:relative}.static{position:static}.start{inset-inline-start:var(--spacing)}.end{inset-inline-end:var(--spacing)}.container{width:100%}@media (min-width:40rem){.container{max-width:40rem}}@media (min-width:48rem){.container{max-width:48rem}}@media (min-width:64rem){.container{max-width:64rem}}@media (min-width:80rem){.container{max-width:80rem}}@media (min-width:96rem){.container{max-width:96rem}}.block{display:block}.hidden{display:none}.table{display:table}.shrink{flex-shrink:1}.transform{transform:var(--tw-rotate-x,) var(--tw-rotate-y,) var(--tw-rotate-z,) var(--tw-skew-x,) var(--tw-skew-y,)}.resize{resize:both}.shadow{--tw-shadow:0 1px 3px 0 var(--tw-shadow-color,#0000001a), 0 1px 2px -1px var(--tw-shadow-color,#0000001a);box-shadow:var(--tw-inset-shadow), var(--tw-inset-ring-shadow), var(--tw-ring-offset-shadow), var(--tw-ring-shadow), var(--tw-shadow)}.ring{--tw-ring-shadow:var(--tw-ring-inset,) 0 0 0 calc(1px + var(--tw-ring-offset-width)) var(--tw-ring-color,currentcolor);box-shadow:var(--tw-inset-shadow), var(--tw-inset-ring-shadow), var(--tw-ring-offset-shadow), var(--tw-ring-shadow), var(--tw-shadow)}.blur{--tw-blur:blur(8px);filter:var(--tw-blur,) var(--tw-brightness,) var(--tw-contrast,) var(--tw-grayscale,) var(--tw-hue-rotate,) var(--tw-invert,) var(--tw-saturate,) var(--tw-sepia,) var(--tw-drop-shadow,)}.filter{filter:var(--tw-blur,) var(--tw-brightness,) var(--tw-contrast,) var(--tw-grayscale,) var(--tw-hue-rotate,) var(--tw-invert,) var(--tw-saturate,) var(--tw-sepia,) var(--tw-drop-shadow,)}}:root{--ink:#0b0d0e;--ink-deep:#0b0d0e;--ink-soft:#5d5a55;--paper:#f3efe7;--paper-deep:#ded6ca;--green:#4c2428;--green-light:#3f3c37;--lime:#b79a78;--white:#fffdfa;--line:#0d0d0c2b;--radius:2px}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--paper);color:var(--ink);-webkit-font-smoothing:antialiased;margin:0;font-family:Helvetica Neue,Helvetica,Arial,sans-serif;line-height:1.5;overflow-x:hidden}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}:is(a:focus-visible,summary:focus-visible){outline-offset:4px;outline:3px solid #9a7752}.skip-link{background:var(--lime);z-index:100;padding:12px 18px;font-weight:700;position:fixed;top:-100px;left:16px}.skip-link:focus{top:16px}.utility-bar{background:var(--lime);color:#0d0d0cb8;letter-spacing:.09em;text-transform:uppercase;justify-content:space-between;align-items:center;min-height:30px;padding:6px clamp(24px,5vw,76px);font-size:10px;font-weight:600;display:flex}.utility-bar a{color:var(--ink)}.utility-bar a span{color:var(--ink);letter-spacing:.05em;margin-right:5px}.site-header{-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);color:var(--white);z-index:50;background:#0d0d0cf5;border-bottom:1px solid #ffffff1f;justify-content:space-between;align-items:center;max-width:100%;margin:0 auto;padding:16px clamp(24px,5vw,76px);display:flex;position:sticky;top:0}.brand{align-items:center;gap:13px;display:flex}.brand-mark{color:var(--white);letter-spacing:-1px;background:0 0;border:1px solid #ffffff85;border-radius:0;flex:none;justify-content:center;align-items:center;width:42px;height:42px;font-family:Georgia,serif;font-size:15px;display:flex}.brand strong,.brand small{display:block}.brand strong{letter-spacing:-.01em;font-family:Georgia,Times New Roman,serif;font-size:17px;font-weight:400}.brand small{color:#fff9;letter-spacing:.18em;text-transform:uppercase;margin-top:3px;font-size:8px}.desktop-nav{gap:clamp(18px,2.7vw,38px);display:flex}.desktop-nav a{letter-spacing:.13em;text-transform:uppercase;font-size:10px;font-weight:600}.desktop-nav a:hover{opacity:.55}.mobile-menu{display:none;position:relative}.site-header .desktop-call{color:var(--white);background:0 0;border-color:#ffffff8c}.button{background:var(--ink);border:1px solid var(--ink);color:var(--white);letter-spacing:.12em;text-transform:uppercase;border-radius:0;justify-content:center;align-items:center;gap:8px;min-height:50px;padding:0 26px;font-size:10px;font-weight:700;transition:background .2s,color .2s,transform .2s;display:inline-flex}.button:hover{background:var(--lime);color:var(--ink);transform:translateY(-2px)}.button-small{min-height:42px;padding:0 19px}.button-light{background:var(--lime);border-color:var(--lime);color:var(--ink)}.button-light:hover{background:var(--white);border-color:var(--white)}.button-outline{color:var(--white);background:0 0;border-color:#ffffff75}.button-outline:hover{background:var(--white);border-color:var(--white)}.text-link{border-bottom:1px solid;padding:8px 0;font-size:13px;font-weight:700}.section-shell{max-width:1440px;margin:0 auto;padding:138px clamp(24px,6vw,92px)}.eyebrow{letter-spacing:.24em;text-transform:uppercase;align-items:center;gap:10px;margin:0 0 25px;font-size:10px;font-weight:600;display:flex}.eyebrow:before{content:"";opacity:.72;background:currentColor;width:34px;height:1px}.eyebrow.light{color:#ffffffb8}h1,h2{letter-spacing:-.045em;margin:0;font-family:Georgia,Times New Roman,serif;font-weight:400}h1{max-width:900px;font-size:clamp(62px,7.4vw,118px);line-height:.88}h2{font-size:clamp(47px,5.5vw,80px);line-height:.96}h1 em,h2 em{color:var(--green);font-weight:400}h3{letter-spacing:-.025em;margin:0;font-family:Georgia,serif;font-size:30px;font-weight:400;line-height:1}.hero{grid-template-columns:1.12fr .88fr;align-items:center;gap:clamp(36px,6vw,100px);max-width:1440px;min-height:calc(100vh - 102px);margin:0 auto;padding:64px clamp(24px,6vw,92px) 78px;display:grid;overflow:hidden}.hero-intro{color:var(--ink-soft);max-width:620px;margin:34px 0;font-size:clamp(17px,1.5vw,21px);line-height:1.55}.hero-actions{flex-wrap:wrap;align-items:center;gap:28px;display:flex}.proof-row{border-top:1px solid var(--line);gap:clamp(20px,4vw,54px);margin-top:58px;padding-top:25px;display:flex}.proof-row span{color:var(--ink-soft);letter-spacing:.05em;text-transform:uppercase;font-size:10px}.proof-row strong{color:var(--ink);letter-spacing:-.02em;text-transform:none;margin-bottom:3px;font-family:Georgia,serif;font-size:22px;font-weight:400;display:block}.portrait-wrap{aspect-ratio:.84;background:linear-gradient(145deg,#cfc3b2 0%,#aaa094 100%);border-radius:0;justify-content:center;align-items:end;min-height:470px;max-height:700px;display:flex;position:relative;overflow:hidden}.portrait-wrap:before{content:"";border:1px solid #ffffff6b;position:absolute;inset:18px}.portrait-wrap:after{content:"";pointer-events:none;z-index:1;background:linear-gradient(#0000 56%,#0d0d0c52);position:absolute;inset:0}.portrait-wrap img{object-fit:contain;z-index:1;width:100%;height:auto;max-height:102%;position:relative;bottom:-4%}.portrait-label{color:#ffffffbd;letter-spacing:.14em;text-transform:uppercase;transform-origin:0;font-size:9px;font-weight:700;position:absolute;top:50%;left:28px;transform:rotate(-90deg)translate(-50%)}.portrait-card{-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);color:var(--white);z-index:2;background:#0d0d0cdb;border:1px solid #fff3;border-radius:0;align-items:center;gap:12px;padding:15px 17px;display:flex;position:absolute;bottom:22px;left:22px;right:22px}.portrait-card strong,.portrait-card small{display:block}.portrait-card strong{font-size:12px}.portrait-card small{color:#ffffff9e;margin-top:4px;font-size:10px}.status-dot{background:var(--lime);border:4px solid #b79a7840;border-radius:50%;flex:none;width:16px;height:16px}.services{border-top:1px solid var(--line)}.section-heading{grid-template-columns:.65fr 1.25fr .72fr;gap:34px;margin-bottom:65px;display:grid}.section-heading>p:last-child{color:var(--ink-soft);margin:auto 0 5px;font-size:15px;line-height:1.7}.service-grid{grid-template-columns:repeat(3,1fr);gap:12px;display:grid}.service-card{border:1px solid var(--line);flex-direction:column;min-height:410px;padding:34px;transition:background .25s,color .25s,transform .25s;display:flex}.service-card+.service-card{border-left:1px solid var(--line)}.service-card:first-child,.service-card:last-child{border-radius:0}.service-card:hover{background:var(--green);color:var(--white);transform:translateY(-8px)}.service-card:hover p{color:#ffffffad}.card-number{color:var(--ink-soft);letter-spacing:.16em;font-size:10px;font-weight:700}.service-card h3{margin-top:auto}.service-card p{color:var(--ink-soft);margin:22px 0 33px;font-size:14px;line-height:1.65;transition:color .25s}.service-card a{font-size:12px;font-weight:700}.service-card a span{float:right}.approach{background:var(--ink);color:var(--white);grid-template-columns:.9fr 1.1fr;gap:clamp(60px,10vw,160px);max-width:100%;margin:0 auto;padding:138px clamp(24px,8vw,130px);display:grid}.approach h2 em,.contact h2 em{color:var(--lime)}.approach-intro>p:last-child{color:#ffffffa6;max-width:520px;margin:35px 0 0;font-size:15px;line-height:1.7}.process-list{margin:0;padding:0;list-style:none}.process-list li{border-top:1px solid #ffffff30;grid-template-columns:36px 1fr;align-items:flex-start;gap:25px;padding:25px 0;display:grid}.process-list li:last-child{border-bottom:1px solid #ffffff30}.process-list>li>span{color:var(--lime);letter-spacing:.1em;padding-top:4px;font-size:10px;font-weight:700}.process-list strong{letter-spacing:-.02em;font-family:Georgia,serif;font-size:23px;font-weight:400;display:block}.process-list p{color:#ffffff9e;margin:7px 0 0;font-size:13px}.featured-story{grid-template-columns:minmax(310px,.82fr) minmax(0,1.18fr);align-items:stretch;gap:clamp(50px,8vw,120px);display:grid}.story-photo{min-height:720px;position:relative;overflow:hidden}.story-photo:after{content:"";background:linear-gradient(#0000 58%,#0d0d0cb8);position:absolute;inset:0}.story-photo img{object-fit:cover;object-position:center;width:100%;height:100%}.story-photo>span{color:var(--white);letter-spacing:.16em;text-transform:uppercase;z-index:1;font-size:10px;font-weight:700;position:absolute;bottom:26px;left:28px}.story-copy{align-self:center}.story-quote{border-left:1px solid var(--line);margin-top:42px;padding-left:clamp(24px,4vw,52px)}.story-quote p{color:var(--ink-soft);margin:0 0 20px;font-family:Georgia,serif;font-size:clamp(17px,1.55vw,23px);line-height:1.52}.story-quote p:first-child{color:var(--ink);font-size:clamp(25px,2.2vw,34px);line-height:1.25}.story-credit{border-top:1px solid var(--line);flex-direction:column;margin:35px 0 0 clamp(24px,4vw,52px);padding-top:20px;display:flex}.story-credit strong{font-size:11px}.story-credit span{color:var(--ink-soft);text-transform:uppercase;letter-spacing:.08em;margin-top:4px;font-size:9px}.client-gallery{border-top:1px solid var(--line);grid-template-columns:.72fr 1.28fr;gap:clamp(55px,8vw,120px);display:grid}.gallery-heading{align-self:center}.gallery-heading>p:last-child,.team-heading>p:last-child,.solutions-heading>p:last-child{color:var(--ink-soft);max-width:560px;margin:32px 0 0;font-size:15px;line-height:1.75}.gallery-grid{grid-template-columns:1fr 1fr;gap:18px;display:grid}.gallery-grid figure,.team-photos figure{margin:0;position:relative;overflow:hidden}.gallery-tall{aspect-ratio:.75}.gallery-tall.gallery-offset{transform:translateY(50px)}.gallery-grid img,.team-photos img{object-fit:cover;width:100%;height:100%}.gallery-grid figcaption,.team-photos figcaption{-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);color:var(--white);letter-spacing:.12em;text-transform:uppercase;background:#0d0d0cc7;padding:10px 13px;font-size:9px;font-weight:700;position:absolute;bottom:16px;left:16px}.listing-film{background:#e5ded4;grid-template-columns:minmax(300px,.78fr) minmax(0,1.22fr);align-items:center;gap:clamp(60px,9vw,138px);max-width:100%;display:grid}.film-frame{background:var(--ink);justify-self:end;width:100%;max-width:520px;position:relative;overflow:hidden;box-shadow:0 34px 90px #0d0d0c29}.film-frame:before{content:"";pointer-events:none;z-index:1;border:1px solid #ffffff52;position:absolute;inset:16px}.film-frame video{aspect-ratio:9/16;object-fit:cover;width:100%;height:auto;display:block}.film-frame-label{-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);color:var(--white);letter-spacing:.14em;pointer-events:none;text-transform:uppercase;z-index:2;background:#0d0d0cd1;padding:12px 14px;font-size:9px;font-weight:800;position:absolute;bottom:20px;left:20px}.film-copy{max-width:680px}.film-copy h2{font-size:clamp(48px,5vw,76px)}.film-copy>p:not(.eyebrow){color:var(--ink-soft);max-width:620px;margin:25px 0 0;font-size:15px;line-height:1.78}.film-copy .film-lede{color:var(--ink);letter-spacing:-.025em;font-family:Georgia,serif;font-size:clamp(22px,2vw,31px);line-height:1.4}.film-details{border-bottom:1px solid var(--line);border-top:1px solid var(--line);grid-template-columns:repeat(3,1fr);margin:38px 0;display:grid}.film-details>div{padding:20px 18px 20px 0}.film-details>div+div{border-left:1px solid var(--line);padding-left:18px}.film-details dt{color:var(--ink-soft);letter-spacing:.16em;text-transform:uppercase;font-size:8px;font-weight:800}.film-details dd{margin:7px 0 0;font-family:Georgia,serif;font-size:17px}.team-section{background:#e5ded4;max-width:100%}.team-heading{grid-template-columns:.5fr 1.1fr .7fr;gap:40px;max-width:1256px;margin:0 auto 64px;display:grid}.team-heading>p:last-child{margin:auto 0 5px}.team-photos{grid-template-columns:1.35fr .65fr;gap:18px;max-width:1256px;margin:0 auto;display:grid}.team-photo-wide{aspect-ratio:1.48}.mentor-photo{aspect-ratio:.78}.team-photo-wide img{object-position:center 35%}.affiliation-row{grid-template-columns:1fr 1fr;gap:18px;max-width:1256px;margin:18px auto 0;display:grid}.logo-tile{background:var(--white);border:1px solid #0d0d0c1a;flex-direction:column;justify-content:center;align-items:center;min-height:230px;padding:38px;display:flex}.logo-tile-maria{background:#d8cec1}.logo-tile img{object-fit:contain;width:min(100%,420px);height:110px}.maria-logo-transparent{aspect-ratio:1080/459;background:var(--ink);width:min(100%,420px);max-height:110px;display:block;-webkit-mask:url(/maria-homes-logo.png) 50%/contain no-repeat;mask:url(/maria-homes-logo.png) 50%/contain no-repeat}.logo-tile .logo-caption{color:var(--ink-soft);letter-spacing:.16em;text-transform:uppercase;margin-top:24px;font-size:9px;font-weight:700}.solutions{background:var(--ink);color:var(--white);max-width:100%}.solutions-heading{grid-template-columns:.5fr 1.1fr .7fr;gap:40px;max-width:1256px;margin:0 auto 64px;display:grid}.solutions-heading h2 em{color:var(--lime)}.solutions-heading>p:last-child{color:#ffffff9e;margin:auto 0 5px}.solution-grid{grid-template-columns:1.15fr .85fr;gap:18px;max-width:1256px;margin:0 auto;display:grid}.solution-card{flex-direction:column;min-height:620px;padding:clamp(34px,5vw,64px);display:flex}.solution-card-light{background:var(--paper);color:var(--ink)}.solution-card-restoration{background:#183b2b}.solution-region{letter-spacing:.18em;text-transform:uppercase;font-size:9px;font-weight:800}.solution-card>img{object-fit:contain;object-position:left center;width:min(100%,360px);height:82px;margin:65px 0 46px}.solution-card-restoration>img{object-position:center;background:#fff;width:100%;height:150px;margin:35px 0 32px;padding:12px}.solution-card h3{font-size:clamp(32px,3vw,48px)}.solution-card>p{color:var(--ink-soft);max-width:610px;margin:22px 0 30px;font-size:14px;line-height:1.75}.solution-card-restoration>p{color:#ffffffb3}.solution-card ul{grid-template-columns:1fr 1fr;gap:9px 26px;margin:0 0 40px;padding:0;list-style:none;display:grid}.solution-card li{align-items:center;gap:8px;font-size:11px;font-weight:700;display:flex}.solution-card li:before{background:var(--lime);content:"";width:4px;height:4px}.solution-card-restoration>strong{letter-spacing:.14em;text-transform:uppercase;border-top:1px solid #ffffff3d;margin-top:auto;padding-top:22px;font-size:10px}.partner-card{background:#ded7cd;border:1px solid #0d0d0c14;border-radius:0;grid-template-columns:1.22fr .78fr;gap:60px;padding:clamp(34px,6vw,80px);display:grid;position:relative;overflow:hidden}.partner-card:before{content:"";border:1px solid #11231e1c;border-radius:50%;width:360px;height:360px;position:absolute;top:-170px;right:-120px}.partner-copy>p:not(.eyebrow){color:var(--ink-soft);max-width:650px;margin:30px 0;font-size:15px;line-height:1.7}.partner-copy ul{grid-template-columns:repeat(2,minmax(0,1fr));gap:10px 30px;margin:0 0 38px;padding:0;list-style:none;display:grid}.partner-copy li{align-items:center;gap:9px;font-size:12px;font-weight:700;display:flex}.partner-copy li:before{background:var(--green);content:"";border-radius:50%;width:5px;height:5px}.partner-actions{flex-wrap:wrap;align-items:center;gap:28px;display:flex}.partner-logo-panel{background:var(--white);text-align:center;border:1px solid #0d0d0c1a;border-radius:0;flex-direction:column;justify-content:center;align-items:center;min-height:360px;padding:40px;transition:box-shadow .25s,transform .25s;display:flex;position:relative}.partner-logo-panel:hover{transform:translateY(-4px);box-shadow:0 24px 60px #11231e1f}.partner-logo-panel>span{color:var(--ink-soft);letter-spacing:.18em;text-transform:uppercase;margin-bottom:36px;font-size:9px;font-weight:800}.partner-logo-panel img{width:min(100%,340px);height:auto}.partner-logo-panel small{border-top:1px solid var(--line);color:var(--ink-soft);width:100%;margin-top:38px;padding-top:18px;font-size:10px}.development-partner{max-width:1256px;margin:18px auto 0}.development-partner .partner-copy{z-index:1;position:relative}.development-partner .partner-copy h3{font-size:clamp(38px,4vw,60px);line-height:1}.ajn-logo-panel img{width:min(100%,460px)}.reviews{background:var(--white);border-top:1px solid var(--line);max-width:100%}.reviews-heading{justify-content:space-between;align-items:flex-end;margin-bottom:60px;display:flex}.rating-badge{border:1px solid var(--line);border-radius:18px;align-items:center;gap:18px;padding:16px 20px;display:flex}.rating-number{letter-spacing:-.05em;font-family:Georgia,serif;font-size:40px;line-height:1}.rating-badge b,.rating-badge small{display:block}.rating-badge b{color:#9a7752;letter-spacing:.09em;font-size:12px}.rating-badge small{color:var(--ink-soft);margin-top:4px;font-size:9px}.review-grid{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.review-card{background:var(--paper);border:1px solid #0d0d0c1a;border-radius:0;flex-direction:column;min-height:340px;margin:0;padding:34px;display:flex}.quote-mark{color:var(--green);font-family:Georgia,serif;font-size:58px;line-height:1}.review-card blockquote{letter-spacing:-.03em;margin:25px 0 45px;font-family:Georgia,serif;font-size:clamp(23px,2vw,31px);line-height:1.2}.review-card figcaption{align-items:center;gap:12px;margin-top:auto;display:flex}.review-avatar{background:var(--paper-deep);border-radius:50%;justify-content:center;align-items:center;width:38px;height:38px;font-family:Georgia,serif;display:flex}.review-card strong,.review-card small{display:block}.review-card strong{font-size:11px}.review-card small{color:var(--ink-soft);margin-top:3px;font-size:9px}.review-link{margin:34px auto 0;display:table}.about{border-top:1px solid var(--line);background:#ece6dd;max-width:100%}.about-hero{grid-template-columns:minmax(0,1.02fr) minmax(360px,.98fr);gap:clamp(58px,8vw,128px);max-width:1256px;margin:0 auto;display:grid}.about-heading h2{font-size:clamp(48px,5.4vw,82px)}.about-heading h2 em{color:#765c43}.about-conviction{background:var(--ink);color:var(--white);gap:22px;max-width:560px;margin-top:48px;padding:clamp(30px,4vw,48px);display:grid}.about-conviction small{color:#ffffff8c;letter-spacing:.16em;text-transform:uppercase;font-size:9px;font-weight:800}.about-conviction p{color:#ffffffbd;margin:0;font-size:14px;line-height:1.75}.about-conviction strong{color:var(--white);letter-spacing:-.035em;font-family:Georgia,serif;font-size:clamp(27px,2.6vw,39px);font-weight:400;line-height:1.15}.about-opening{border-top:1px solid var(--line);padding-top:30px}.about-opening p,.about-chapter p{color:var(--ink-soft);margin:0 0 23px;font-size:15px;line-height:1.82}.about-opening strong,.about-chapter strong{color:var(--ink);font-weight:700}.about-opening .about-lede{color:var(--ink);letter-spacing:-.025em;margin-bottom:33px;font-family:Georgia,serif;font-size:clamp(24px,2.2vw,34px);line-height:1.35}.about-values{border-bottom:1px solid var(--line);border-top:1px solid var(--line);grid-template-columns:repeat(3,1fr);max-width:1256px;margin:88px auto;display:grid}.about-values>div{gap:8px;min-height:190px;padding:34px;display:grid}.about-values>div+div{border-left:1px solid var(--line)}.about-values span,.chapter-number{color:#765c43;letter-spacing:.16em;text-transform:uppercase;font-size:9px;font-weight:800}.about-values strong{letter-spacing:-.03em;align-self:end;font-family:Georgia,serif;font-size:31px;font-weight:400}.about-values small{color:var(--ink-soft);font-size:11px}.about-narrative{grid-template-columns:1fr 1fr;max-width:1256px;margin:0 auto;display:grid}.about-chapter{padding:10px clamp(36px,5vw,76px) 0 0}.about-chapter+.about-chapter{border-left:1px solid var(--line);padding:10px 0 0 clamp(36px,5vw,76px)}.about-chapter h3{margin:28px 0 38px;font-size:clamp(38px,3.7vw,54px);line-height:1.02}.about-chapter blockquote{border-bottom:1px solid var(--line);border-top:1px solid var(--line);color:var(--ink);letter-spacing:-.035em;margin:40px 0 0;padding:34px 0;font-family:Georgia,serif;font-size:clamp(27px,2.5vw,38px);line-height:1.18}.about-objective{background:var(--ink);color:var(--white);gap:20px;margin:38px 0 32px;padding:34px;display:grid}.about-objective small{color:#ffffff8a;letter-spacing:.17em;text-transform:uppercase;font-size:9px;font-weight:800}.about-objective strong{color:var(--white);letter-spacing:-.03em;font-family:Georgia,serif;font-size:clamp(25px,2.3vw,34px);font-weight:400;line-height:1.2}.about-connection{background:var(--ink);color:var(--white);grid-template-columns:.58fr 1.22fr .82fr;max-width:1256px;margin:88px auto 0;padding:clamp(38px,5vw,68px);display:grid}.about-connection .eyebrow{align-self:start}.about-connection h3{padding-right:clamp(24px,4vw,64px);font-size:clamp(32px,3.2vw,48px);line-height:1.05}.about-connection h3 em{color:var(--lime);font-weight:400}.about-connection>p:not(.eyebrow){color:#ffffffa8;margin:0 0 28px;font-size:13px;line-height:1.75}.about-connection .button{grid-column:3;place-self:end start}.profile-links{border-top:1px solid var(--line);flex-wrap:wrap;gap:25px;margin-top:37px;padding-top:25px;display:flex}.profile-links a{font-size:11px;font-weight:700}.about-links{align-items:center;max-width:1256px;margin:76px auto 0}.about-links>span{color:var(--ink-soft);letter-spacing:.16em;text-transform:uppercase;margin-right:auto;font-size:9px;font-weight:800}.story-photo img,.gallery-grid img,.team-photos img{filter:saturate(.78)contrast(1.04)brightness(.98)}.faq{border-top:1px solid var(--line);grid-template-columns:.8fr 1.2fr;gap:clamp(60px,10vw,150px);display:grid}.faq-list{border-top:1px solid var(--line)}.faq-list details{border-bottom:1px solid var(--line)}.faq-list summary{cursor:pointer;padding:26px 45px 26px 0;font-family:Georgia,serif;font-size:22px;font-weight:400;list-style:none;position:relative}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary span{font-family:Arial,sans-serif;font-size:23px;font-weight:300;transition:transform .2s;position:absolute;right:5px}.faq-list details[open] summary span{transform:rotate(45deg)}.faq-list details p{color:var(--ink-soft);margin:-3px 50px 26px 0;font-size:14px;line-height:1.7}.contact{background:var(--ink);color:var(--white);text-align:center;flex-direction:column;align-items:center;padding:138px 24px;display:flex}.contact>p:not(.eyebrow){color:#ffffffa8;max-width:570px;margin:30px auto;font-size:16px}.contact-actions{flex-wrap:wrap;justify-content:center;gap:12px;display:flex}.contact>small{color:#ffffff75;letter-spacing:.1em;text-transform:uppercase;margin-top:45px;font-size:9px}.site-footer{grid-template-columns:1fr auto 1fr;align-items:center;gap:25px;padding:40px clamp(24px,5vw,76px);display:grid}.footer-brand .brand-mark{border-color:var(--ink);color:var(--ink)}.footer-brand strong{color:var(--ink)}.footer-brand small{color:var(--ink-soft)}.footer-links{gap:24px;display:flex}.footer-links a{font-size:10px;font-weight:700}.site-footer>small{color:var(--ink-soft);justify-self:end;font-size:9px}.mobile-actions{display:none}@media (max-width:1060px){.desktop-nav{gap:17px}.section-heading{grid-template-columns:1fr 1.7fr}.section-heading>p:last-child{grid-column:2}.service-grid{grid-template-columns:repeat(2,1fr)}.team-heading,.solutions-heading{grid-template-columns:1fr 1.6fr}.team-heading>p:last-child,.solutions-heading>p:last-child{grid-column:2}.partner-card{grid-template-columns:1fr}.partner-logo-panel{min-height:300px}}@media (max-width:900px){.desktop-nav,.desktop-call{display:none}.mobile-menu{display:block}.mobile-menu summary{border:1px solid var(--line);cursor:pointer;border-radius:999px;padding:10px 15px;font-size:11px;font-weight:700;list-style:none}.mobile-menu summary::-webkit-details-marker{display:none}.mobile-menu nav{background:var(--white);border:1px solid var(--line);border-radius:0;min-width:210px;padding:12px;display:grid;position:absolute;top:50px;right:0;box-shadow:0 20px 50px #0d0d0c24}.mobile-menu nav a{border-bottom:1px solid var(--line);color:var(--ink);padding:13px 10px;font-size:13px;font-weight:700}.mobile-menu nav a:last-child{border:0}.hero{grid-template-columns:1fr;min-height:auto;padding-top:70px}.portrait-wrap{width:100%;max-width:590px;margin:0 auto}.service-card{min-height:360px}.approach,.featured-story,.client-gallery{grid-template-columns:1fr}.listing-film{grid-template-columns:minmax(280px,.85fr) minmax(0,1.15fr)}.story-photo{min-height:680px}.gallery-heading{max-width:620px}.team-photos{grid-template-columns:1.2fr .8fr}.solution-grid{grid-template-columns:1fr}.solution-card{min-height:540px}.about-hero,.about-narrative{grid-template-columns:1fr}.about-chapter{padding-right:0}.about-chapter+.about-chapter{border-left:0;border-top:1px solid var(--line);margin-top:65px;padding-top:65px;padding-left:0}.about-connection{grid-template-columns:1fr 1.4fr}.about-connection>p:not(.eyebrow),.about-connection .button{grid-column:2}.faq{grid-template-columns:1fr}.site-footer{grid-template-columns:1fr auto}.site-footer>small{grid-column:1/-1;justify-self:start}}@media (max-width:680px){body{padding-bottom:60px}.utility-bar>span{display:none}.utility-bar{justify-content:center}.site-header{padding:14px 20px}.brand small{display:none}.hero,.section-shell{padding-left:20px;padding-right:20px}.hero{padding-top:55px;padding-bottom:70px}h1{font-size:clamp(52px,17vw,72px)}h2{font-size:clamp(43px,13vw,61px)}.hero-intro{font-size:17px}.proof-row{grid-template-columns:repeat(3,1fr);gap:13px;display:grid}.proof-row strong{font-size:18px}.proof-row span{font-size:8px}.portrait-wrap{min-height:430px}.section-shell{padding-top:85px;padding-bottom:85px}.section-heading{display:block}.section-heading h2{margin-bottom:28px}.service-grid{grid-template-columns:1fr;gap:12px;display:grid}.service-card,.service-card+.service-card{border:1px solid var(--line);border-radius:0;min-height:300px}.approach{padding:85px 20px}.partner-card{padding:32px 22px}.partner-copy ul{grid-template-columns:1fr}.partner-logo-panel{min-height:250px;padding:28px}.reviews-heading{align-items:flex-start;gap:30px;display:grid}.rating-badge{width:max-content}.review-grid{grid-template-columns:1fr}.review-card{min-height:280px}.story-photo{aspect-ratio:.75;min-height:0}.story-quote{margin-top:32px;padding-left:20px}.story-credit{margin-left:20px}.gallery-grid{gap:10px}.gallery-tall.gallery-offset{transform:translateY(24px)}.listing-film{grid-template-columns:1fr}.film-frame{justify-self:center;max-width:430px}.film-copy h2{font-size:clamp(43px,13vw,61px)}.film-details{grid-template-columns:1fr}.film-details>div+div{border-left:0;border-top:1px solid var(--line);padding-left:0}.team-heading,.solutions-heading{display:block}.team-heading h2,.solutions-heading h2{margin-bottom:26px}.team-photos{grid-template-columns:1fr;gap:10px}.team-photo-wide{aspect-ratio:1.2}.mentor-photo{aspect-ratio:.85}.affiliation-row{grid-template-columns:1fr;gap:10px;margin-top:10px}.logo-tile{min-height:190px;padding:28px}.logo-tile img{height:90px}.maria-logo-transparent{max-height:90px}.solution-card{min-height:0;padding:34px 24px}.solution-card>img{margin:42px 0 34px}.solution-card ul{grid-template-columns:1fr}.about-values{grid-template-columns:1fr;margin:62px auto}.about-values>div{min-height:145px;padding:26px 0}.about-values>div+div{border-left:0;border-top:1px solid var(--line)}.about-opening{padding-top:24px}.about-chapter h3{margin-bottom:30px}.about-objective{padding:28px 24px}.about-conviction{margin-top:34px}.about-connection{margin-top:64px;padding:36px 24px;display:block}.about-connection h3{margin-bottom:28px;padding-right:0}.about-connection .button{margin-top:4px}.about-links{flex-direction:column;align-items:flex-start;gap:18px;margin-top:58px}.about-links>span{margin-bottom:8px}.faq-list summary{font-size:19px}.contact{padding:90px 20px}.contact-actions{width:min(100%,340px);display:grid}.site-footer{text-align:center;flex-direction:column;padding:36px 20px;display:flex}.footer-links{flex-wrap:wrap;justify-content:center}.site-footer>small{align-self:center}.mobile-actions{background:var(--ink);z-index:80;grid-template-columns:1fr 1fr;padding:8px;display:grid;position:fixed;bottom:0;left:0;right:0}.mobile-actions a{color:var(--white);border:1px solid #ffffff38;justify-content:center;align-items:center;min-height:44px;font-size:12px;font-weight:800;display:flex}.mobile-actions a:first-child{background:var(--lime);color:var(--ink)}}.nav-dropdown{position:relative}.nav-dropdown>summary{cursor:pointer;letter-spacing:.1em;text-transform:uppercase;white-space:nowrap;padding:14px 0;font-size:9px;font-weight:700;list-style:none}.nav-dropdown>summary::-webkit-details-marker{display:none}.nav-dropdown>summary:after{content:"+";opacity:.55;margin-left:6px}.nav-dropdown[open]>summary:after{content:"−"}.nav-dropdown>div{z-index:60;background:#101214;border:1px solid #ffffff26;min-width:245px;padding:10px;display:grid;position:absolute;top:43px;left:-20px;box-shadow:0 24px 60px #00000047}.nav-dropdown>div a{letter-spacing:.06em;text-transform:none;border-bottom:1px solid #ffffff1a;padding:13px 12px;font-size:10px}.nav-dropdown>div a:last-child{border-bottom:0}:is(.nav-dropdown>div a:hover,.nav-dropdown>div a:focus-visible){opacity:1;background:#ffffff12}.desktop-nav{align-items:center;gap:clamp(10px,1.2vw,20px)}.desktop-nav>a{white-space:nowrap}.mobile-nav-group{border-bottom:1px solid var(--line);padding:4px 0;display:grid}.mobile-nav-group>a:first-child{border:0;font-family:Georgia,serif;font-size:18px}.mobile-nav-group>a:not(:first-child){color:var(--ink-soft);border:0;padding:8px 16px;font-size:11px}.site-footer{background:#e6dfd4;grid-template-columns:.72fr 2.1fr;align-items:start;gap:55px;padding:75px clamp(24px,5vw,76px) 38px}.footer-directory{grid-template-columns:repeat(4,1fr);gap:30px;display:grid}.footer-directory>div{align-content:start;gap:10px;display:grid}.footer-directory strong{letter-spacing:.16em;text-transform:uppercase;margin-bottom:8px;font-size:9px}.footer-directory a{color:var(--ink-soft);font-size:11px}.footer-directory a:hover{color:var(--ink);text-underline-offset:4px;text-decoration:underline}.footer-legal{border-top:1px solid var(--line);grid-column:1/-1;justify-content:space-between;align-items:end;gap:30px;padding-top:25px;display:flex}.footer-legal>small{color:var(--ink-soft);max-width:800px;font-size:9px;line-height:1.6}.footer-legal nav{flex-wrap:wrap;gap:18px;display:flex}.footer-legal a{text-transform:uppercase;font-size:9px;font-weight:700}.site-footer .brand-mark{border-color:var(--ink);color:var(--ink)}.site-footer .brand small{color:var(--ink-soft)}.private-hero{background:linear-gradient(90deg,#f3efe7 0 61%,#d7cdc0 61%);grid-template-columns:1.2fr .8fr;min-height:calc(100vh - 100px);padding:70px clamp(24px,6vw,92px) 0;display:grid;overflow:hidden}.private-hero-copy{align-self:center;padding:70px 7vw 90px 0}.private-hero-copy>p:not(.eyebrow){color:var(--ink-soft);max-width:720px;margin:34px 0;font-size:clamp(17px,1.45vw,21px);line-height:1.72}.private-hero-note{border-top:1px solid var(--line);flex-wrap:wrap;gap:16px 32px;margin-top:58px;padding-top:22px;display:flex}.private-hero-note span{letter-spacing:.12em;text-transform:uppercase;font-size:9px;font-weight:800}.private-portrait{justify-content:center;align-items:end;min-height:680px;margin:0;display:flex;position:relative;overflow:hidden}.private-portrait:before{content:"";border:1px solid #ffffff80;position:absolute;inset:20px}.private-portrait img{object-fit:contain;object-position:center bottom;width:100%;height:100%;position:relative}.private-portrait figcaption{color:var(--white);background:#0b0d0ee6;padding:16px 18px;position:absolute;bottom:20px;left:20px;right:20px}.private-portrait figcaption span,.private-portrait figcaption small{display:block}.private-portrait figcaption span{font-family:Georgia,serif;font-size:18px}.private-portrait figcaption small{color:#ffffff9e;letter-spacing:.12em;text-transform:uppercase;margin-top:5px;font-size:8px}.audience-pathways>header{grid-template-columns:.6fr 1.4fr;gap:30px;margin-bottom:62px;display:grid}.audience-pathways>div{grid-template-columns:repeat(2,1fr);display:grid}.audience-pathways>div>a{border:1px solid var(--line);min-height:325px;padding:32px;transition:background .24s,color .24s,transform .24s;display:grid;position:relative}.audience-pathways>div>a:nth-child(2n){border-left:0}.audience-pathways>div>a:nth-child(n+3){border-top:0}.audience-pathways>div>a:hover{background:var(--ink);color:var(--white);z-index:1;transform:translateY(-4px)}.audience-pathways a>span{color:#765c43;letter-spacing:.14em;font-size:9px;font-weight:800}.audience-pathways h3{margin:70px 70px 18px 0;font-size:clamp(28px,3vw,43px);line-height:1.08}.audience-pathways p{color:var(--ink-soft);max-width:560px;margin:0;font-size:13px;line-height:1.7}.audience-pathways a:hover p{color:#ffffffa8}.audience-pathways b{font-family:Georgia,serif;font-size:30px;font-weight:400;position:absolute;top:28px;right:32px}.primary-pillars{background:var(--ink);color:var(--white);padding:125px clamp(24px,7vw,110px)}.primary-pillars>header{grid-template-columns:.55fr 1.45fr;gap:35px;margin-bottom:70px;display:grid}.primary-pillars h2 em{color:var(--lime)}.primary-pillars>div{border-top:1px solid #fff3;grid-template-columns:repeat(3,1fr);display:grid}.primary-pillars article{border-right:1px solid #fff3;flex-direction:column;min-height:390px;padding:30px;display:flex}.primary-pillars article>span{color:var(--lime);font-size:9px}.primary-pillars article p{color:#ffffff9e;font-size:13px;line-height:1.7}.primary-pillars article a{letter-spacing:.1em;text-transform:uppercase;margin-top:20px;font-size:10px;font-weight:800}.selected-proof{background:var(--lime);grid-template-columns:repeat(4,1fr);display:grid}.selected-proof>*{border-right:1px solid #0b0d0e33;flex-direction:column;min-height:135px;padding:28px clamp(18px,3vw,42px);display:flex}.selected-proof>:last-child{border-right:0}.selected-proof strong{margin-top:auto;font-family:Georgia,serif;font-size:clamp(22px,2vw,31px);font-weight:400}.selected-proof span{letter-spacing:.12em;text-transform:uppercase;margin-top:5px;font-size:8px;font-weight:800}.selected-case{grid-template-columns:.68fr 1.32fr;align-items:center;gap:clamp(60px,9vw,140px);display:grid}.case-image{aspect-ratio:.75;max-height:720px;position:relative;overflow:hidden}.case-image img{object-fit:cover;width:100%;height:100%}.case-image span{color:var(--white);letter-spacing:.12em;text-transform:uppercase;background:#0b0d0ee6;padding:12px 14px;font-size:9px;position:absolute;bottom:18px;left:18px}.case-copy dl{border-top:1px solid var(--line);margin:38px 0}.case-copy dl>div{border-bottom:1px solid var(--line);grid-template-columns:105px 1fr;gap:30px;padding:20px 0;display:grid}.case-copy dt{color:#765c43;letter-spacing:.12em;text-transform:uppercase;font-size:9px;font-weight:800}.case-copy dd{color:var(--ink-soft);margin:0;font-size:13px;line-height:1.7}.institutional-signal{color:var(--white);background:#191c1e;grid-template-columns:1.25fr .75fr;gap:clamp(60px,9vw,140px);padding:125px clamp(24px,8vw,130px);display:grid}.institutional-signal h2 em{color:var(--lime)}.institutional-signal>div>p:not(.eyebrow){color:#ffffffab;max-width:800px;margin:35px 0;font-size:17px;line-height:1.8}.verification-line{flex-wrap:wrap;gap:12px 28px;display:flex}.verification-line span{color:#ffffff91;letter-spacing:.08em;text-transform:uppercase;border-top:1px solid #ffffff38;padding-top:10px;font-size:9px}.institutional-signal aside{border:1px solid #ffffff2e;flex-direction:column;padding:36px;display:flex}.institutional-signal aside>span{color:var(--lime);letter-spacing:.14em;text-transform:uppercase;margin-top:24px;font-size:8px;font-weight:800}.institutional-signal aside>span:first-child{margin-top:0}.institutional-signal aside>strong{margin:7px 0;font-family:Georgia,serif;font-size:31px;font-weight:400}.institutional-signal aside>p{color:#fff9;font-size:12px;line-height:1.6}.institutional-signal aside .button{margin-top:auto}.compact-process>header{grid-template-columns:.55fr 1.45fr;gap:35px;margin-bottom:65px;display:grid}.compact-process ol{border-top:1px solid var(--line);grid-template-columns:repeat(4,1fr);margin:0;padding:0;list-style:none;display:grid}.compact-process li{border-right:1px solid var(--line);min-height:260px;padding:28px}.compact-process li:last-child{border-right:0}.compact-process li>span{color:#765c43;font-size:9px}.compact-process strong{margin-top:75px;font-family:Georgia,serif;font-size:27px;font-weight:400;display:block}.compact-process p{color:var(--ink-soft);font-size:12px;line-height:1.65}.single-testimonial{color:var(--white);background:#4c2428;grid-template-columns:1.2fr .8fr;min-height:620px;display:grid}.single-testimonial>div{align-self:center;padding:80px clamp(24px,8vw,130px)}.single-testimonial blockquote{letter-spacing:-.035em;margin:38px 0;font-family:Georgia,serif;font-size:clamp(36px,4.4vw,66px);line-height:1.1}.single-testimonial>div>span{color:#ffffffa3;letter-spacing:.14em;text-transform:uppercase;font-size:9px}.single-testimonial img{object-fit:cover;width:100%;height:100%}.network-preview{grid-template-columns:1.1fr .9fr;gap:clamp(60px,10vw,160px);display:grid}.network-preview>div:last-child p{color:var(--ink-soft);font-size:15px;line-height:1.8}.network-preview small{border-top:1px solid var(--line);color:var(--ink-soft);margin-top:35px;padding-top:18px;font-size:9px;line-height:1.55;display:block}.final-private-cta{background:var(--ink);color:var(--white);text-align:left;padding:120px clamp(24px,8vw,130px)}.final-private-cta h2 em{color:var(--lime)}.final-private-cta>p:not(.eyebrow){color:#ffffffa3;max-width:650px;margin:32px 0;font-size:17px}.final-private-cta>div{flex-wrap:wrap;align-items:center;gap:18px 30px;display:flex}.breadcrumbs ol{flex-wrap:wrap;gap:8px;margin:0 0 55px;padding:0;list-style:none;display:flex}.breadcrumbs li{color:inherit;letter-spacing:.12em;opacity:.62;text-transform:uppercase;align-items:center;gap:8px;font-size:8px;font-weight:800;display:flex}.breadcrumbs li:last-child{opacity:1}.advisory-hero{background:radial-gradient(circle at 78% 20%, #b79a7821, transparent 32rem), var(--ink);color:var(--white);padding:55px clamp(24px,8vw,130px) 105px}.advisory-hero-grid{grid-template-columns:1.2fr .8fr;gap:clamp(65px,10vw,155px);display:grid}.advisory-hero h1{font-size:clamp(58px,7vw,105px)}.advisory-hero h1 em{color:var(--lime)}.advisory-hero-grid>div>p:not(.eyebrow){color:#ffffffa8;max-width:760px;margin:34px 0;font-size:clamp(17px,1.55vw,21px);line-height:1.75}.advisory-hero .text-link{color:var(--white)}.mandate-brief{border:1px solid #ffffff2e;align-self:end;padding:35px}.mandate-brief>span,.advisory-evidence aside>span{color:var(--lime);letter-spacing:.16em;text-transform:uppercase;font-size:8px;font-weight:800}.mandate-brief p{font-family:Georgia,serif;font-size:21px;line-height:1.45}.mandate-brief ul,.advisory-evidence ul{margin:25px 0 0;padding:0;list-style:none}.mandate-brief li,.advisory-evidence li{color:#ffffffab;border-top:1px solid #ffffff29;padding:12px 0;font-size:11px}.advisory-thesis{grid-template-columns:1fr 1fr;gap:clamp(55px,9vw,130px);display:grid}.advisory-thesis>div+div{border-left:1px solid var(--line);padding-left:clamp(35px,6vw,90px)}.advisory-thesis h2{font-size:clamp(38px,4.2vw,62px)}.advisory-thesis div>p:last-child{color:var(--ink-soft);margin-top:28px;font-size:15px;line-height:1.8}.advisory-process{border-top:1px solid var(--line)}.advisory-process .section-title-row{justify-content:space-between;align-items:end;display:flex}.advisory-process .section-title-row>p{color:var(--ink-soft);max-width:320px;font-size:13px}.advisory-process ol{border-top:1px solid var(--line);margin:55px 0 0;padding:0;list-style:none}.advisory-process li{border-bottom:1px solid var(--line);grid-template-columns:70px 1fr;gap:30px;padding:27px 0;display:grid}.advisory-process li>span{color:#765c43;padding-top:6px;font-size:9px}.advisory-process li>div{grid-template-columns:.7fr 1.3fr;align-items:baseline;gap:30px;display:grid}.advisory-process h3{font-size:31px}.advisory-process li p{color:var(--ink-soft);margin:0;font-size:13px}.advisory-evidence{color:var(--white);background:#4c2428;grid-template-columns:1.25fr .75fr;gap:clamp(70px,10vw,150px);padding:110px clamp(24px,8vw,130px);display:grid}.advisory-evidence>div>span{color:#fff9;letter-spacing:.14em;text-transform:uppercase;font-size:9px}.advisory-evidence h2{margin:25px 0;font-size:clamp(44px,5.2vw,78px)}.advisory-evidence>div>p{color:#ffffffad;max-width:760px;font-size:15px;line-height:1.8}.advisory-evidence aside{border:1px solid #fff3;align-self:center;padding:32px}.advisory-faq{grid-template-columns:.8fr 1.2fr;gap:clamp(60px,10vw,155px);display:grid}.boundary-note{border-top:1px solid var(--line);color:var(--ink-soft);margin-top:35px;padding-top:20px;font-size:10px;line-height:1.65}.portfolio-film{background:#e5ded4;grid-template-columns:.68fr 1.32fr;align-items:center;gap:clamp(55px,9vw,130px);max-width:100%;display:grid}.portfolio-film>div:last-child>p:not(.eyebrow){color:var(--ink-soft);font-size:15px;line-height:1.8}.portfolio-film dl{grid-template-columns:repeat(3,1fr);margin-top:35px;display:grid}.portfolio-film dl div{border-top:1px solid var(--line);padding:18px 12px 0 0}.portfolio-film dt{color:#765c43;text-transform:uppercase;font-size:8px;font-weight:800}.portfolio-film dd{margin:7px 0 0;font-family:Georgia,serif}.mandate-form-panel{background:#d8cfc2;grid-template-columns:.72fr 1.28fr;gap:clamp(60px,9vw,140px);padding:110px clamp(24px,8vw,130px);scroll-margin-top:100px;display:grid}.mandate-form-intro{align-self:start;position:sticky;top:110px}.mandate-form-intro h2{font-size:clamp(43px,4.8vw,68px)}.mandate-form-intro>p:not(.eyebrow){color:var(--ink-soft);font-size:14px;line-height:1.75}.secure-note{border-top:1px solid var(--line);margin-top:30px;padding-top:18px;font-size:10px!important}.lead-form{background:var(--paper);border:1px solid #0b0d0e1a;padding:clamp(26px,4vw,50px)}.lead-form-grid{grid-template-columns:1fr 1fr;gap:18px;display:grid}.lead-form label:not(.check-label){letter-spacing:.08em;text-transform:uppercase;gap:8px;font-size:9px;font-weight:800;display:grid}.lead-form label small{color:var(--ink-soft);letter-spacing:0;text-transform:none;font-size:9px;font-weight:400}.lead-form input,.lead-form select,.lead-form textarea{background:var(--white);color:var(--ink);font:inherit;border:1px solid #0b0d0e42;border-radius:0;width:100%;min-height:50px;padding:12px}.lead-form textarea{resize:vertical;min-height:130px}.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{border-color:#765c43;outline:3px solid #765c432e}.field-wide{grid-column:1/-1}.lead-consent{margin:25px 0}.related-paths>span{color:var(--ink-soft);letter-spacing:.14em;text-transform:uppercase;font-size:9px;font-weight:800}.related-paths>div{border-top:1px solid var(--line);grid-template-columns:repeat(3,1fr);margin-top:18px;display:grid}.related-paths a{border-right:1px solid var(--line);justify-content:space-between;align-items:center;min-height:130px;padding:24px;font-family:Georgia,serif;font-size:23px;display:flex}.related-paths a:last-child{border-right:0}.consultation-hero,.editorial-hero,.status-hero{background:radial-gradient(circle at 80% 15%, #b79a7824, transparent 28rem), var(--ink);color:var(--white);padding:55px clamp(24px,8vw,130px) 100px}.consultation-hero h1 em,.editorial-hero h1 em,.status-hero h1 em,.campaign-page h1 em,.error-page h1 em{color:var(--lime)}.consultation-hero>p:not(.eyebrow),.editorial-hero>p:not(.eyebrow),.status-hero>p:not(.eyebrow){color:#ffffffa6;max-width:850px;font-size:18px;line-height:1.75}.consultation-hero ol{grid-template-columns:repeat(4,1fr);margin:55px 0 0;padding:0;list-style:none;display:grid}.consultation-hero li{border-top:1px solid #ffffff38;padding:18px 10px 0 0;font-family:Georgia,serif;font-size:17px}.consultation-hero li span{color:var(--lime);margin-bottom:9px;font-family:sans-serif;font-size:8px;display:block}.consultation-disclosure{max-width:960px}.consultation-disclosure p{color:var(--ink-soft);line-height:1.8}.intake-prompts{grid-template-columns:minmax(220px,.72fr) minmax(0,1.28fr);gap:clamp(2.5rem,8vw,8rem);padding-block:clamp(4.5rem,8vw,8rem) 1rem;display:grid}.intake-prompts h2{margin:0;font-size:clamp(2.5rem,4vw,4.75rem)}.intake-prompts>div:last-child{border-top:1px solid #0b0d0e38}.intake-prompts>div:last-child p{border-bottom:1px solid #0b0d0e26;grid-template-columns:minmax(160px,.65fr) minmax(0,1fr);gap:1.5rem;margin:0;padding:1.4rem 0;display:grid}.intake-prompts strong,.intake-prompts span{line-height:1.65}.turnstile-field{min-height:65px}.property-paths{grid-template-columns:repeat(3,1fr);display:grid}.property-paths article{border:1px solid var(--line);min-height:370px;padding:32px}.property-paths article+article{border-left:0}.property-paths article>span,.intelligence-paths a>span{color:#765c43;font-size:9px}.property-paths h2{margin:70px 0 20px;font-size:38px}.property-paths p{color:var(--ink-soft);font-size:13px;line-height:1.7}.property-paths a{font-size:10px;font-weight:800}.provider-status,.network-disclosure{background:var(--ink);color:var(--white);grid-template-columns:1.4fr auto;gap:60px;padding:100px clamp(24px,8vw,130px);display:grid}.provider-status h2 em{color:var(--lime)}.provider-status p,.network-disclosure p{color:#ffffffa6;max-width:850px;line-height:1.75}.provider-status .button,.network-disclosure .button{align-self:end}.status-badge{border:1px solid var(--lime);color:var(--lime);letter-spacing:.14em;text-transform:uppercase;margin-bottom:30px;padding:10px 12px;font-size:8px;font-weight:800;display:inline-block}.integration-spec{grid-template-columns:1fr 1fr;gap:70px;display:grid}.integration-spec h2{font-size:40px}.integration-spec ul{color:var(--ink-soft);padding-left:20px;line-height:2}.intelligence-paths{grid-template-columns:repeat(3,1fr);display:grid}.intelligence-paths>a{border:1px solid var(--line);min-height:410px;padding:34px}.intelligence-paths>a+a{border-left:0}.intelligence-paths h2{margin:90px 0 24px;font-size:43px}.intelligence-paths p,.intelligence-latest h2{color:var(--ink-soft);line-height:1.75}.intelligence-latest{border-top:1px solid var(--line)}.intelligence-latest h2{letter-spacing:-.025em;max-width:1000px;margin:0 0 40px;font-family:Georgia,serif;font-size:clamp(30px,4vw,52px);font-weight:400}.methodology-section{border-top:1px solid var(--line);grid-template-columns:.85fr 1.15fr;gap:clamp(60px,9vw,135px);display:grid}.methodology-section>div:first-child>p:last-child{color:var(--ink-soft);font-size:14px;line-height:1.8}.methodology-section ul{margin:0;padding:0;list-style:none}.methodology-section li{border-top:1px solid var(--line);gap:6px;padding:16px 0;display:grid}.methodology-section li a{text-underline-offset:3px;font-size:11px;font-weight:800;text-decoration:underline}.methodology-section li span{color:var(--ink-soft);font-size:9px}.approach-principles{grid-template-columns:1fr 1fr;display:grid}.approach-principles article{border:1px solid var(--line);min-height:330px;padding:32px}.approach-principles article:nth-child(2n){border-left:0}.approach-principles article:nth-child(n+3){border-top:0}.approach-principles article>span{color:#765c43;font-size:9px}.approach-principles h2{margin:70px 0 20px;font-size:38px}.approach-principles p{color:var(--ink-soft);line-height:1.7}.network-ledger article{border-top:1px solid var(--line);grid-template-columns:180px 1fr 1fr;gap:25px;padding:30px 0;display:grid}.network-ledger article:last-child{border-bottom:1px solid var(--line)}.network-ledger article>span{color:#765c43;letter-spacing:.12em;text-transform:uppercase;font-size:8px;font-weight:800}.network-ledger h2{font-size:32px}.network-ledger p{color:var(--ink-soft);margin:0;font-size:13px;line-height:1.7}.campaign-page{background:var(--ink);color:var(--white);min-height:100vh}.campaign-page>header{padding:55px clamp(24px,8vw,130px) 90px}.campaign-brand{flex-direction:column;margin-bottom:100px;font-family:Georgia,serif;font-size:20px;display:flex}.campaign-brand span{color:#ffffff80;letter-spacing:.14em;text-transform:uppercase;margin-top:5px;font-family:sans-serif;font-size:8px}.campaign-page header>p:not(.eyebrow){color:#ffffffa6;max-width:780px;font-size:18px;line-height:1.7}.campaign-qualifications{grid-template-columns:repeat(4,1fr);margin-top:55px;display:grid}.campaign-qualifications span{color:#ffffffa6;border-top:1px solid #fff3;padding:16px 20px 0 0;font-size:10px;line-height:1.55}.campaign-page .mandate-form-panel{color:var(--ink)}.campaign-page>footer{justify-content:space-between;align-items:center;padding:35px clamp(24px,8vw,130px);display:flex}.campaign-page>footer a{font-weight:800}.campaign-page>footer small{color:#ffffff80;font-size:8px}.privacy-choices{border:1px solid var(--line);flex-wrap:wrap;gap:14px;padding:24px;display:flex}.privacy-choices p{color:var(--ink-soft);width:100%;font-size:11px}.button-muted{color:var(--ink);background:0 0}.error-page{background:var(--ink);color:var(--white);min-height:74vh;padding:100px clamp(24px,10vw,160px)}.error-page>span{color:var(--lime);opacity:.5;font-family:Georgia,serif;font-size:90px}.error-page>p:not(.eyebrow){color:#ffffffa6;max-width:680px;line-height:1.7}.error-page>div{flex-wrap:wrap;gap:26px;margin-top:35px;display:flex}input,select,textarea,button{font-size:16px}button,.button,summary,a{-webkit-tap-highlight-color:transparent}:is(button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,a:focus-visible,summary:focus-visible){outline-offset:4px;outline:3px solid #b79a78}@media (max-width:1180px){.desktop-nav{gap:10px}.nav-dropdown>summary,.desktop-nav>a{font-size:8px}.site-header{padding-left:24px;padding-right:24px}.site-header .brand small{display:none}.desktop-call{padding:0 13px}}@media (max-width:900px){.private-hero,.advisory-hero-grid,.advisory-thesis,.advisory-evidence,.advisory-faq,.mandate-form-panel,.selected-case,.institutional-signal,.single-testimonial,.network-preview,.portfolio-film,.provider-status,.network-disclosure,.methodology-section,.intake-prompts{grid-template-columns:1fr}.private-hero{background:var(--paper);padding:60px 24px 0}.private-hero-copy{padding-right:0}.private-portrait{background:#d7cdc0;min-height:560px}.audience-pathways>header,.primary-pillars>header,.compact-process>header{grid-template-columns:1fr}.selected-proof{grid-template-columns:1fr 1fr}.selected-proof>:nth-child(2){border-right:0}.selected-proof>:nth-child(n+3){border-top:1px solid #0b0d0e33}.single-testimonial img{max-height:600px}.advisory-thesis>div+div{border-left:0;border-top:1px solid var(--line);padding-top:50px;padding-left:0}.mandate-form-intro{position:static}.footer-directory{grid-template-columns:1fr 1fr}.site-footer{grid-template-columns:1fr}.consultation-hero ol{grid-template-columns:1fr 1fr}.property-paths,.intelligence-paths{grid-template-columns:1fr}.property-paths article+article,.intelligence-paths>a+a{border-left:1px solid var(--line);border-top:0}.campaign-qualifications{grid-template-columns:1fr 1fr}}@media (max-width:680px){.section-shell{padding-left:20px;padding-right:20px}.private-hero-copy h1,.advisory-hero h1,.consultation-hero h1,.editorial-hero h1,.status-hero h1,.campaign-page h1{font-size:clamp(48px,14vw,68px)}.private-hero-copy{padding-top:15px;padding-bottom:60px}.private-portrait{min-height:460px}.private-hero-note{grid-template-columns:1fr 1fr;display:grid}.audience-pathways>div,.primary-pillars>div,.compact-process ol,.approach-principles,.lead-form-grid,.integration-spec{grid-template-columns:1fr}.audience-pathways>div>a:nth-child(n),.approach-principles article:nth-child(n){border:1px solid var(--line);min-height:285px}.audience-pathways>div>a+a,.approach-principles article+article{border-top:0}.primary-pillars article{border-bottom:1px solid #fff3;border-right:0;min-height:320px}.selected-proof{grid-template-columns:1fr}.selected-proof>*{border-right:0;min-height:115px}.selected-proof>*+*{border-top:1px solid #0b0d0e33}.compact-process li{border-bottom:1px solid var(--line);border-right:0;min-height:215px}.advisory-hero,.consultation-hero,.editorial-hero,.status-hero,.campaign-page>header{padding-left:20px;padding-right:20px}.advisory-process .section-title-row{flex-direction:column;align-items:start}.advisory-process li>div{grid-template-columns:1fr}.advisory-process li{grid-template-columns:40px 1fr}.mandate-form-panel{padding-left:20px;padding-right:20px}.field-wide{grid-column:auto}.related-paths>div{grid-template-columns:1fr}.related-paths a{border-bottom:1px solid var(--line);border-right:0}.consultation-hero ol,.campaign-qualifications{grid-template-columns:1fr}.intake-prompts>div:last-child p{grid-template-columns:1fr;gap:.45rem}.network-ledger article,.portfolio-film dl{grid-template-columns:1fr}.campaign-page>footer,.footer-legal{flex-direction:column;align-items:flex-start}.footer-directory{grid-template-columns:1fr;width:100%}.site-footer{text-align:left;align-items:start}}@media (prefers-reduced-motion:reduce){*,:before,:after{transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}html{scroll-behavior:auto}*,:before,:after{scroll-behavior:auto!important;transition-duration:.01ms!important}}:root{--ink:#121719;--ink-deep:#090d0f;--ink-soft:#575149;--paper:#eae2d6;--paper-deep:#d3c5b2;--green:#58432e;--green-light:#443d35;--lime:#c8a77b;--champagne:#c8a77b;--champagne-soft:#e8d6bc;--white:#f7f1e8;--line:#53412b38}::selection{background:var(--champagne);color:var(--ink-deep)}body{background:radial-gradient(circle at 15% 4%, #c3a47d1f, transparent 28rem), var(--paper)}.utility-bar{color:var(--champagne-soft);letter-spacing:.13em;background:#1a2023}.site-header{background:#090d0ff7;border-bottom-color:#c3a47d47;padding-top:18px;padding-bottom:18px;box-shadow:0 16px 50px #00000014}.brand-mark{color:var(--champagne-soft);border-color:#c3a47db8}.site-header .brand small{color:#e6d8c394}.hero{background:linear-gradient(90deg,#ffffff2b 1px,#0000 1px) 0 0/25% 100%,radial-gradient(circle at 78% 14%,#c3a47d2b,#0000 27rem);min-height:calc(100vh - 106px);position:relative}.hero:before{color:#765c43;content:"PRIVATE REAL ESTATE ADVISORY";letter-spacing:.24em;text-transform:uppercase;writing-mode:vertical-rl;border-left:1px solid #c3a47d73;padding:10px 0 10px 13px;font-size:8px;font-weight:800;position:absolute;top:78px;left:clamp(12px,2vw,30px)}.hero h1{font-size:clamp(67px,7.7vw,124px)}.hero h1 em{color:#745a40}.hero-intro{max-width:680px}.portrait-wrap{border:1px solid #765c4359;box-shadow:0 42px 100px #0b0b0933}.portrait-wrap:before{border-color:#fffdf98c;inset:20px}.portrait-label{letter-spacing:.2em}.portrait-card{border-color:#c3a47d59}.proof-row{grid-template-columns:.72fr 1.5fr .85fr;gap:0;display:grid}.proof-row span{padding:0 24px}.proof-row span:first-child{padding-left:0}.proof-row span+span{border-left:1px solid var(--line)}.proof-row strong{color:#6f5238}.positioning-band{background:var(--ink-deep);color:var(--white);grid-template-columns:repeat(4,1fr);padding:0 clamp(24px,6vw,92px);display:grid}.positioning-band>div{min-height:150px;padding:30px clamp(18px,3vw,42px);display:grid}.positioning-band>div+div{border-left:1px solid #c3a47d3d}.positioning-band span{color:var(--champagne);letter-spacing:.18em;font-size:8px;font-weight:800}.positioning-band strong{letter-spacing:-.035em;align-self:end;font-family:Georgia,Times New Roman,serif;font-size:clamp(24px,2.4vw,36px);font-weight:400}.positioning-band small{color:#ffffff85;letter-spacing:.13em;text-transform:uppercase;margin-top:5px;font-size:8px}.services{background:linear-gradient(#f5f2ec,#ede7de);max-width:100%}.service-grid{gap:0;margin-top:2px}.service-card{background:#fffdf98c;border-color:#0b0b092e;min-height:430px;padding:clamp(30px,3vw,44px)}.service-card:nth-child(2),.service-card:nth-child(5){background:#d9d0c361}.service-card:hover{background:var(--ink-deep);box-shadow:0 30px 80px #06060429}.card-number{color:#765c43;letter-spacing:.18em}.listing-film{background:linear-gradient(90deg, #ffffff09 1px, transparent 1px) 0 0 / 25% 100%, var(--ink-deep);color:var(--white)}.film-frame{border:1px solid #c3a47d73;box-shadow:0 42px 110px #0000008c}.film-frame:before{border-color:#c3a47d8c}.film-frame-label{color:var(--champagne-soft);background:#060604db;border:1px solid #c3a47d5c}.film-copy h2 em{color:var(--champagne)}.film-copy>p:not(.eyebrow){color:#ffffff9e}.film-copy .film-lede{color:var(--white)}.film-copy .portfolio-status{border-left:1px solid var(--champagne);color:#ffffffb3;padding-left:20px;font-size:13px}.film-details,.film-details>div+div{border-color:#fff3}.film-details dt{color:#ffffff73}.film-details dd{color:var(--champagne-soft)}.film-copy .button{background:var(--champagne);border-color:var(--champagne);color:var(--ink-deep)}.film-copy .button:hover{background:var(--white);border-color:var(--white)}.team-section{background:#e9e2d8}.team-heading,.solutions-heading{border-top:1px solid #765c4359;padding-top:28px}.team-photos figure{box-shadow:0 30px 70px #0b0b091f}.team-photos figcaption{letter-spacing:.12em}.solutions{background:radial-gradient(circle at 85% 8%, #c3a47d1c, transparent 30rem), var(--ink-deep)}.development-partner{border-color:#c3a47d57}.ajn-logo-panel{border-left-color:#c3a47d3d}.reviews{background:#f5f2ec;max-width:100%}.review-card{background:#fffdf9b8}.faq{background:#f5f2ec;max-width:100%}.faq-list details{transition:background .2s,padding .2s}.faq-list details[open]{background:#c3a47d1a;padding-left:22px}.faq-list summary{font-size:clamp(20px,2vw,27px)}.faq-list details[open] summary{color:#6f5238}.contact{background:radial-gradient(circle at 50% 0, #c3a47d24, transparent 30rem), var(--ink-deep);border-top:1px solid #c3a47d59}.about-page-hero{background:linear-gradient(90deg,#765c4311 1px,#0000 1px) 0 0/25% 100%,radial-gradient(circle at 72% 15%,#c3a47d2b,#0000 27rem);gap:clamp(55px,8vw,120px);min-height:760px;position:relative}.about-page-hero>div>p:last-of-type{max-width:760px}.about-page-hero figure{border-left:1px solid #765c4359;position:relative;box-shadow:0 36px 100px #0b0b0929}.about-page-hero figure:before{content:"";pointer-events:none;z-index:1;border:1px solid #fffdf980;position:absolute;inset:18px}.about-page-hero figcaption{color:var(--champagne-soft);letter-spacing:.18em;text-transform:uppercase;background:#060604db;padding:12px 14px;font-size:8px;font-weight:800;position:absolute;bottom:18px;left:18px}.about-signature-line{border-top:1px solid var(--line);color:#765c43;letter-spacing:.18em;text-transform:uppercase;margin-top:38px;padding-top:16px;font-size:9px;font-weight:800;display:inline-block}.practice-ledger{background:var(--ink-deep);color:var(--white);grid-template-columns:repeat(4,1fr);padding:0 clamp(24px,6vw,92px);display:grid}.practice-ledger>div{min-height:130px;padding:28px clamp(18px,2.5vw,36px);display:grid}.practice-ledger>div+div{border-left:1px solid #c3a47d38}.practice-ledger span{color:#ffffff6b;letter-spacing:.16em;text-transform:uppercase;font-size:8px;font-weight:800}.practice-ledger strong{color:var(--champagne-soft);align-self:end;font-family:Georgia,serif;font-size:clamp(19px,2vw,27px);font-weight:400}.about-page-story{background:#f5f2ec;max-width:100%}.about-page-lede{max-width:530px}.about-page-lede h2{margin-top:45px}.about-page-copy p:first-child{color:var(--ink);font-size:19px}.experience-register{grid-template-columns:.85fr 1.15fr;align-items:start;gap:clamp(65px,10vw,150px);display:grid}.experience-intro{position:sticky;top:150px}.experience-intro>p:last-child{color:var(--ink-soft);max-width:500px;margin-top:30px;line-height:1.8}.experience-list{border-top:1px solid var(--line)}.experience-list article{border-bottom:1px solid var(--line);grid-template-columns:44px 1fr;gap:28px;padding:34px 0;display:grid}.experience-list article>span{color:#765c43;letter-spacing:.16em;font-size:9px;font-weight:800}.experience-list h3{font-size:clamp(29px,3vw,43px)}.experience-list p{color:var(--ink-soft);max-width:640px;margin:14px 0 0;font-size:13px;line-height:1.75}.about-portrait-statement{background:linear-gradient(90deg, #ffffff09 1px, transparent 1px) 0 0 / 25% 100%, var(--ink-deep);color:var(--white);grid-template-columns:1fr 1fr;gap:clamp(65px,11vw,170px);padding:120px clamp(24px,8vw,130px);display:grid}.about-portrait-statement h2 em{color:var(--champagne)}.about-portrait-statement>div:last-child{border-left:1px solid #c3a47d52;padding-left:clamp(28px,5vw,72px)}.about-portrait-statement>div:last-child p{color:#ffffffad;margin:0 0 24px;font-size:15px;line-height:1.85}.working-principles{background:#e9e2d8;max-width:100%}.principle-grid{grid-template-columns:repeat(4,1fr);margin-top:65px;display:grid}.principle-grid article{border:1px solid var(--line);flex-direction:column;min-height:390px;padding:30px;display:flex}.principle-grid article+article{border-left:0}.principle-grid span{color:#765c43;letter-spacing:.16em;font-size:9px;font-weight:800}.principle-grid h3{margin-top:auto}.principle-grid p{color:var(--ink-soft);margin:22px 0 0;font-size:12px;line-height:1.72}@media (max-width:980px){.hero:before{display:none}.positioning-band,.practice-ledger{grid-template-columns:1fr 1fr}.positioning-band>div:nth-child(3),.practice-ledger>div:nth-child(3){border-top:1px solid #c3a47d38;border-left:0}.positioning-band>div:nth-child(4),.practice-ledger>div:nth-child(4){border-top:1px solid #c3a47d38}.experience-register{grid-template-columns:1fr}.experience-intro{position:static}.about-portrait-statement{grid-template-columns:1fr}.about-portrait-statement>div:last-child{border-top:1px solid #c3a47d52;border-left:0;padding-top:38px;padding-left:0}.principle-grid{grid-template-columns:1fr 1fr}.principle-grid article:nth-child(3){border-left:1px solid var(--line);border-top:0}.principle-grid article:nth-child(4){border-top:0}}@media (max-width:640px){.proof-row{grid-template-columns:1fr}.proof-row span{padding:15px 0}.proof-row span+span{border-left:0;border-top:1px solid var(--line)}.positioning-band,.practice-ledger{grid-template-columns:1fr;padding-left:20px;padding-right:20px}.positioning-band>div,.practice-ledger>div{min-height:112px;padding-left:8px;padding-right:8px;border-left:0!important}.positioning-band>div+div,.practice-ledger>div+div{border-top:1px solid #c3a47d38}.about-page-hero{min-height:0}.about-page-hero figure{border-left:0}.experience-list article{grid-template-columns:28px 1fr;gap:18px}.about-portrait-statement{padding-top:90px;padding-bottom:90px}.principle-grid{grid-template-columns:1fr}.principle-grid article{border-top:0;min-height:300px;border-left:1px solid var(--line)!important}.principle-grid article:first-child{border-top:1px solid var(--line)}}.desktop-nav{gap:clamp(13px,1.65vw,26px)}.desktop-nav a{letter-spacing:.09em}.page-hero{grid-template-columns:minmax(0,1.3fr) minmax(300px,.7fr);align-items:end;gap:clamp(48px,9vw,150px);max-width:1440px;min-height:690px;margin:0 auto;padding:110px clamp(24px,6vw,92px);display:grid}.page-hero h1,.category-hero h1,.archive-hero h1,.newsletter-hero h1,.about-page-hero h1,.contact-page h1,.legal-page h1,.confirmation-page h1{font-size:clamp(58px,7vw,102px)}.page-hero-intro{color:var(--ink-soft);max-width:720px;margin:36px 0 0;font-size:clamp(18px,1.6vw,23px);line-height:1.6}.page-hero-aside{border:1px solid var(--line);background:#ded6ca;padding:36px}.page-hero-aside .aside-label{letter-spacing:.17em;text-transform:uppercase;font-size:9px;font-weight:800}.page-hero-aside h2{margin-top:42px;font-size:36px;line-height:1.05}.page-hero-aside p{color:var(--ink-soft);margin:20px 0 30px;font-size:13px;line-height:1.7}.service-detail{border-top:1px solid var(--line);grid-template-columns:.8fr 1.2fr;gap:clamp(70px,11vw,170px);display:grid}.service-detail-intro>p:last-child{color:var(--ink-soft);max-width:520px;margin-top:30px;line-height:1.75}.detail-steps{margin:0;padding:0;list-style:none}.detail-steps li{border-top:1px solid var(--line);grid-template-columns:40px 1fr;gap:26px;padding:30px 0;display:grid}.detail-steps li:last-child{border-bottom:1px solid var(--line)}.detail-steps>li>span{color:#765c43;letter-spacing:.14em;font-size:10px;font-weight:800}.detail-steps h3{font-size:30px}.detail-steps p{color:var(--ink-soft);margin:9px 0 0;font-size:13px}.decision-panel{background:var(--ink);color:var(--white);grid-template-columns:1fr auto;align-items:end;gap:50px;padding:110px clamp(24px,8vw,130px);display:grid}.decision-panel h2 em{color:var(--lime)}.decision-panel p:not(.eyebrow){color:#ffffffa6;max-width:680px;margin:28px 0 0;line-height:1.75}.cta-band{background:#ded6ca;justify-content:space-between;align-items:center;gap:35px;padding:72px clamp(24px,8vw,130px);display:flex}.cta-band h2{max-width:900px;font-size:clamp(32px,4vw,58px)}.dual-service{grid-template-columns:1fr 1fr;gap:18px;display:grid}.dual-service article{border:1px solid var(--line);min-height:560px;padding:clamp(36px,5vw,70px)}.dual-service article:last-child{background:#ded6ca}.dual-service h2{margin:70px 0 26px;font-size:clamp(42px,4.6vw,68px)}.dual-service p{color:var(--ink-soft);line-height:1.75}.dual-service ul{border-top:1px solid var(--line);margin:38px 0 0;padding:20px 0 0;list-style:none}.dual-service li{padding:8px 0;font-size:12px;font-weight:700}.home-signal{background:#e5ded4;max-width:100%}.home-about{background:#ece6dd;grid-template-columns:1fr 1fr;gap:clamp(65px,11vw,170px);max-width:100%;display:grid}.home-about>div:last-child>p{color:var(--ink-soft);margin:0 0 30px;font-size:16px;line-height:1.8}.home-about blockquote{border-bottom:1px solid var(--line);border-top:1px solid var(--line);margin:0 0 35px;padding:30px 0;font-family:Georgia,serif;font-size:clamp(27px,3vw,42px)}.signal-heading,.section-title-row{justify-content:space-between;align-items:end;gap:35px;display:flex}.verification-stamp{border-left:1px solid var(--line);gap:5px;padding-left:24px;display:grid}.verification-stamp span{font-family:Georgia,serif;font-size:22px}.verification-stamp small{color:var(--ink-soft);font-size:10px}.signal-executive{max-width:1120px;margin:58px 0 35px;font-family:Georgia,serif;font-size:clamp(22px,2.4vw,34px);line-height:1.42}.signal-note{border-bottom:1px solid var(--line);border-top:1px solid var(--line);grid-template-columns:210px 1fr;gap:28px;margin:35px 0;padding:25px 0;display:grid}.signal-note span{letter-spacing:.16em;text-transform:uppercase;font-size:9px;font-weight:800}.signal-note p{color:var(--ink-soft);margin:0;font-size:13px}.signal-actions{flex-wrap:wrap;align-items:center;gap:28px;display:flex}.home-newsletter,.newsletter-panel{background:var(--ink);color:var(--white);grid-template-columns:.8fr 1.2fr;align-items:center;gap:clamp(55px,9vw,140px);padding:105px clamp(24px,8vw,130px);display:grid}.home-newsletter h2 em,.newsletter-panel h2 em{color:var(--lime)}.home-newsletter>div>p:last-child,.newsletter-panel>div>p:last-child{color:#ffffffa3;max-width:520px;margin-top:25px;line-height:1.7}.intelligence-hero{background:var(--ink);color:var(--white);grid-template-columns:1.3fr .7fr;gap:clamp(60px,10vw,150px);min-height:720px;padding:110px clamp(24px,8vw,130px);display:grid}.intelligence-hero h1{font-size:clamp(60px,7.5vw,112px)}.intelligence-hero h1 em{color:var(--lime)}.intelligence-hero>div>p:not(.eyebrow){color:#ffffffad;max-width:810px;margin:38px 0;font-size:18px;line-height:1.75}.light-link{color:var(--white)}.verified-panel{border:1px solid #ffffff3b;align-self:end;padding:35px;display:grid}.verified-panel span{color:#ffffff80;letter-spacing:.17em;text-transform:uppercase;margin-top:22px;font-size:8px;font-weight:800}.verified-panel span:first-child{margin-top:0}.verified-panel strong{margin-top:6px;font-family:Georgia,serif;font-size:22px;font-weight:400}.verified-panel p{color:#fff9;border-top:1px solid #fff3;margin:26px 0 0;padding-top:23px;font-size:12px;line-height:1.65}.intelligence-section{max-width:100%}.section-title-row>p{color:var(--ink-soft);max-width:500px;margin:0;line-height:1.7}.scorecard-grid{grid-template-columns:repeat(5,1fr);gap:12px;margin-top:55px;display:grid}.scorecard-grid-compact{grid-template-columns:repeat(2,1fr);margin-top:0}.scorecard-card{background:var(--white);border:1px solid var(--line);min-width:0;padding:24px}.scorecard-topline{gap:13px;display:grid}.scorecard-topline>span{font-family:Georgia,serif;font-size:21px;line-height:1}.direction{letter-spacing:.1em;text-transform:uppercase;align-items:center;font-size:8px;display:flex}.direction:before{content:"";background:#6c685e;width:7px;height:7px;margin-right:7px}.direction-improving:before{background:#5d745e}.direction-deteriorating:before{background:#8b6257}.scorecard-card ul{color:var(--ink-soft);min-height:92px;padding-left:18px;font-size:11px;line-height:1.55}.scorecard-card>p{color:var(--ink-soft);font-size:11px;line-height:1.6}.scorecard-card details{border-top:1px solid var(--line);margin-top:18px;padding-top:13px}.scorecard-card summary{cursor:pointer;font-size:9px;font-weight:800}.scorecard-card details p{color:var(--ink-soft);font-size:10px;line-height:1.55}.scorecard-grid-compact .scorecard-card{padding:25px}.scorecard-grid-compact .scorecard-card>p{margin-bottom:0}.baseline-section{background:#e5ded4;max-width:100%}.stat-grid{grid-template-columns:repeat(4,1fr);margin-top:55px;display:grid}.stat-grid article{border:1px solid var(--line);min-height:170px;padding:25px}.stat-grid article:nth-child(n+2){border-left:0}.stat-grid article:nth-child(5){border-left:1px solid var(--line)}.stat-grid article:nth-child(n+5){border-top:0}.stat-grid span,.stat-grid small{letter-spacing:.12em;text-transform:uppercase;font-size:8px;display:block}.stat-grid strong{margin:38px 0 8px;font-family:Georgia,serif;font-size:clamp(28px,2.5vw,40px);font-weight:400;display:block}.stat-grid small{color:var(--ink-soft);letter-spacing:.04em;text-transform:none}.source-line{color:var(--ink-soft);margin:20px 0 0;font-size:10px}.source-line a{text-decoration:underline}.local-market-section{background:#f3efe9;max-width:100%}.market-region-nav{flex-wrap:wrap;gap:8px;margin:52px 0 24px;display:flex}.market-region-nav a{background:var(--white);border:1px solid var(--line);letter-spacing:.1em;text-transform:uppercase;padding:13px 16px;font-size:9px;font-weight:800}:is(.market-region-nav a:hover,.market-region-nav a:focus-visible){background:var(--ink);color:var(--white)}.market-method-note{border:1px solid var(--line);grid-template-columns:220px 1fr;gap:30px;margin-bottom:70px;padding:24px;display:grid}.market-method-note strong{letter-spacing:.12em;text-transform:uppercase;font-size:9px}.market-method-note p{color:var(--ink-soft);margin:0;font-size:12px;line-height:1.65}.market-region{border-top:1px solid var(--line);padding:68px 0 80px;scroll-margin-top:90px}.market-region>header{grid-template-columns:minmax(240px,.8fr) 1.2fr;align-items:end;gap:50px;margin-bottom:34px;display:grid}.market-region>header h3{margin:12px 0 0;font-size:clamp(42px,5vw,68px)}.market-region>header>p{color:var(--ink-soft);max-width:620px;margin:0;font-size:14px;line-height:1.7}.local-market-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:12px;display:grid}.local-market-card{background:var(--white);border:1px solid var(--line);min-width:0;padding:26px}.local-market-card-header{justify-content:space-between;align-items:start;gap:18px;display:flex}.local-market-card h4{margin:0;font-family:Georgia,serif;font-size:27px;font-weight:400}.local-market-card-header small{color:var(--ink-soft);margin-top:7px;font-size:9px;line-height:1.5;display:block}.market-lean{letter-spacing:.08em;text-transform:uppercase;border:1px solid;flex:none;padding:7px 8px;font-size:8px;font-weight:800}.market-lean-seller{color:#6d432f}.market-lean-balanced{color:#5c6256}.market-lean-buyer{color:#315a62}.local-market-note{color:var(--ink-soft);margin:16px 0 0;font-size:9px}.local-market-card dl{grid-template-columns:1fr 1fr;margin:30px 0 0;display:grid}.local-market-card dl>div{border-top:1px solid var(--line);min-width:0;padding:15px 8px 12px 0}.local-market-card dl>div:nth-child(2n){padding-left:14px}.local-market-card .metric-primary{grid-column:1/-1;padding:22px 0}.local-market-card dt{color:var(--ink-soft);letter-spacing:.09em;text-transform:uppercase;font-size:8px}.local-market-card dd{margin:8px 0 0;font-family:Georgia,serif;font-size:20px}.local-market-card .metric-primary dd{font-size:34px}.local-market-source{border-top:1px solid var(--line);margin-top:0;padding-top:22px;line-height:1.65}.signal-columns{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.signal-columns article{border:1px solid var(--line);padding:34px}.signal-columns h3{margin:50px 0 25px;font-size:35px}.signal-columns p:not(.eyebrow){color:var(--ink-soft);font-size:13px;line-height:1.7}.signal-columns .text-link{margin-top:30px;display:table}.category-hub{background:var(--white);max-width:100%}.category-grid{grid-template-columns:repeat(5,1fr);margin-top:55px;display:grid}.category-grid>a{border:1px solid var(--line);min-height:340px;padding:27px}.category-grid>a+a{border-left:0}.category-grid>a>span{color:var(--ink-soft);font-size:9px}.category-grid h3{margin:90px 0 20px;font-size:27px}.category-grid p{color:var(--ink-soft);font-size:12px;line-height:1.6}.category-grid strong{font-size:10px}.archive-preview{max-width:1256px}.article-list{border-top:1px solid var(--line);margin-top:55px}.article-list>article{border-bottom:1px solid var(--line);grid-template-columns:150px 1fr 30px;align-items:start;gap:35px;padding:30px 0;display:grid}.article-list>article>span{color:var(--ink-soft);font-size:10px}.article-list h3{font-size:27px}.article-list h2{font-size:clamp(32px,3.5vw,52px)}.article-list p{color:var(--ink-soft);margin:13px 0 0;font-size:13px;line-height:1.7}.article-list>article>a:last-child{font-size:24px}.article-tags{letter-spacing:.14em;text-transform:uppercase;font-weight:800;margin:0 0 18px!important;font-size:8px!important}.article-list small{color:var(--ink-soft);margin-top:15px;font-size:9px;display:block}.category-hero,.archive-hero{background:var(--ink);color:var(--white);padding:110px clamp(24px,8vw,130px)}.category-hero h1 em,.archive-hero h1 em{color:var(--lime)}.category-hero>p:not(.eyebrow),.archive-hero>p:not(.eyebrow){color:#ffffffab;max-width:750px;margin:35px 0;font-size:18px;line-height:1.7}.category-hero>small{color:#ffffff85;letter-spacing:.1em;text-transform:uppercase;font-size:9px}.category-latest{grid-template-columns:1.2fr .8fr;gap:clamp(70px,11vw,170px);display:grid}.category-latest h2{font-size:clamp(42px,5vw,70px)}.category-latest>div>p:not(.eyebrow){color:var(--ink-soft);margin:30px 0;font-size:16px;line-height:1.8}.category-latest aside{background:#ded6ca;padding:30px}.category-latest aside>span{letter-spacing:.13em;text-transform:uppercase;font-size:9px;font-weight:800}.category-latest aside div{border-top:1px solid var(--line);justify-content:space-between;padding:18px 0;display:flex}.category-latest aside div:first-of-type{margin-top:25px}.category-latest aside strong{font-size:11px}.category-latest aside small{color:var(--ink-soft);font-size:10px}.article-hero{background:var(--ink);color:var(--white);padding:105px max(24px,50vw - 628px)}.article-hero h1{max-width:1160px;font-size:clamp(54px,6.7vw,98px)}.article-hero>p:not(.eyebrow){color:#ffffffab;max-width:850px;margin:38px 0;font-size:19px;line-height:1.7}.article-meta{border-top:1px solid #fff3;flex-wrap:wrap;gap:28px;padding-top:20px;display:flex}.article-meta span{color:#ffffff94;letter-spacing:.08em;text-transform:uppercase;font-size:9px}.article-shell{grid-template-columns:220px minmax(0,820px);justify-content:center;gap:clamp(60px,9vw,130px);padding:110px 24px;display:grid}.article-toc{align-self:start;display:grid;position:sticky;top:110px}.article-toc strong{letter-spacing:.15em;text-transform:uppercase;margin-bottom:14px;font-size:9px}.article-toc a{border-top:1px solid var(--line);color:var(--ink-soft);padding:11px 0;font-size:11px}.article-body>section{border-top:1px solid var(--line);padding:55px 0;scroll-margin-top:100px}.article-body>section:first-child{border-top:0;padding-top:0}.article-body h2{margin-bottom:30px;font-size:clamp(36px,4vw,54px)}.article-body h3{font-size:28px}.article-body p,.article-body li{color:var(--ink-soft);font-size:15px;line-height:1.82}.article-lede{letter-spacing:-.025em;font-family:Georgia,serif;color:var(--ink)!important;font-size:clamp(24px,2.5vw,36px)!important;line-height:1.45!important}.article-body .scorecard-grid{grid-template-columns:1fr 1fr}.development-item{border-left:3px solid var(--lime);margin:32px 0;padding-left:24px}.development-item a{font-size:10px;font-weight:800;text-decoration:underline}.stat-grid-article{grid-template-columns:repeat(2,1fr)}.stat-grid-article article:nth-child(n){border:1px solid var(--line)}.stat-grid-article article:nth-child(2n){border-left:0}.stat-grid-article article:nth-child(n+3){border-top:0}.opportunity-card{background:#ded6ca;margin-top:35px;padding:30px}.opportunity-card span{letter-spacing:.15em;text-transform:uppercase;font-size:9px;font-weight:800}.source-list{padding-left:20px}.source-list li{margin-bottom:22px}.source-list a{color:var(--ink);font-weight:800;text-decoration:underline}.source-list span{font-size:10px;display:block}.disclaimer{border-top:1px solid var(--line);color:var(--ink-soft);margin:20px 0;padding-top:20px;font-size:10px!important;line-height:1.65!important}.related-section{background:#e5ded4;max-width:100%}.related-grid{grid-template-columns:repeat(3,1fr);gap:15px;margin-top:45px;display:grid}.related-grid>a{background:var(--paper);border:1px solid var(--line);min-height:260px;padding:28px}.related-grid span{letter-spacing:.12em;text-transform:uppercase;font-size:9px;font-weight:800}.related-grid h3{margin:55px 0 18px;font-size:26px}.related-grid p{color:var(--ink-soft);font-size:12px;line-height:1.65}.insight-categories{padding-bottom:45px}.insight-categories>div{flex-wrap:wrap;gap:8px;display:flex}.insight-categories a{border:1px solid var(--line);text-transform:uppercase;padding:10px 13px;font-size:9px;font-weight:700}:is(.insight-categories a:hover,.insight-categories a:focus-visible){background:var(--ink);color:var(--white)}.insights-grid{grid-template-columns:repeat(2,1fr);gap:18px;padding-top:45px;display:grid}.insights-grid article{border:1px solid var(--line);min-height:420px;padding:38px}.insights-grid .featured-insight{background:#ded6ca;grid-column:1/-1}.insights-grid article>div{justify-content:space-between;display:flex}.insights-grid article span,.insights-grid article small{letter-spacing:.1em;text-transform:uppercase;font-size:9px;font-weight:800}.insights-grid article small{color:var(--ink-soft)}.insights-grid h2{max-width:900px;margin:80px 0 22px;font-size:clamp(36px,4vw,58px)}.insights-grid p{color:var(--ink-soft);max-width:760px;line-height:1.75}.about-page-hero{grid-template-columns:1.15fr .85fr;align-items:end;gap:75px;max-width:1440px;margin:auto;padding:80px clamp(24px,6vw,92px) 0;display:grid}.about-page-hero>div{padding-bottom:80px}.about-page-hero>div>p:last-child{color:var(--ink-soft);max-width:700px;margin-top:35px;font-size:19px;line-height:1.7}.about-page-hero figure{background:#c7bbab;align-items:end;min-height:650px;margin:0;display:flex;overflow:hidden}.about-page-hero img{width:100%}.about-page-story{grid-template-columns:.85fr 1.15fr;gap:clamp(70px,11vw,170px);display:grid}.about-page-lede>span{color:#765c43;letter-spacing:.16em;text-transform:uppercase;font-size:9px;font-weight:800}.about-page-lede blockquote{border-bottom:1px solid var(--line);border-top:1px solid var(--line);margin:45px 0 0;padding:28px 0;font-family:Georgia,serif;font-size:28px}.about-page-copy p{color:var(--ink-soft);margin:0 0 26px;font-size:16px;line-height:1.85}.about-page-copy strong{color:var(--ink)}.about-vision{background:var(--ink);color:var(--white);grid-template-columns:1fr 1fr;gap:clamp(70px,10vw,150px);padding:110px clamp(24px,8vw,130px);display:grid}.about-vision h2 em{color:var(--lime)}.about-vision>div:last-child p{color:#ffffffab;font-size:15px;line-height:1.85}.client-concierge{background:#e5ded4;max-width:100%}.client-concierge-heading{grid-template-columns:1.05fr .95fr;align-items:end;gap:clamp(60px,9vw,140px);max-width:1256px;margin:0 auto 64px;display:grid}.client-concierge-heading h2{font-size:clamp(46px,5.4vw,76px)}.client-concierge-heading h2 em{color:#765c43}.client-concierge-heading>div:last-child>p{color:var(--ink-soft);margin:0 0 25px;font-size:15px;line-height:1.8}.client-concierge-heading>div:last-child>strong{letter-spacing:.15em;text-transform:uppercase;font-size:9px}.client-concierge-grid{grid-template-columns:repeat(6,minmax(0,1fr));max-width:1256px;margin:0 auto;display:grid}.client-concierge-card{background:var(--paper);border:1px solid var(--line);flex-direction:column;grid-column:span 2;min-height:330px;padding:30px;transition:background .25s,color .25s,transform .25s;display:flex;position:relative}.client-concierge-card+.client-concierge-card{border-left:0}.client-concierge-card:nth-child(4),.client-concierge-card:nth-child(5){border-top:0;grid-column:span 3}.client-concierge-card:nth-child(4){border-left:1px solid var(--line)}.client-concierge-card>span:first-child{color:#765c43;letter-spacing:.15em;font-size:9px;font-weight:800}.concierge-arrow{font-family:Georgia,serif;font-size:22px;position:absolute;top:22px;right:28px}.client-concierge-card h3{max-width:320px;margin:72px 0 18px;font-size:clamp(27px,2.4vw,38px);line-height:1.04}.client-concierge-card p{color:var(--ink-soft);max-width:380px;margin:0;font-size:12px;line-height:1.7;transition:color .25s}.client-concierge-card small{border-top:1px solid var(--line);letter-spacing:.15em;text-transform:uppercase;margin-top:auto;padding-top:18px;font-size:8px;font-weight:800}.client-concierge-card:hover{background:var(--ink);color:var(--white);z-index:1;transform:translateY(-5px)}.client-concierge-card:hover p{color:#ffffffab}.profile-strip{align-items:center;gap:30px;padding-top:70px;padding-bottom:70px;display:flex}.profile-strip>span{color:var(--ink-soft);letter-spacing:.16em;text-transform:uppercase;margin-right:auto;font-size:9px;font-weight:800}.profile-strip a{font-size:11px;font-weight:800}.contact-page{background:var(--ink);color:var(--white);grid-template-columns:.9fr 1.1fr;gap:clamp(60px,9vw,140px);min-height:800px;padding:100px clamp(24px,8vw,130px);display:grid}.contact-page h1 em{color:var(--lime)}.contact-page-copy>p:not(.eyebrow){color:#ffffffa6;margin:35px 0;font-size:17px;line-height:1.75}.contact-page dl{border-top:1px solid #fff3}.contact-page dl div{border-bottom:1px solid #fff3;grid-template-columns:100px 1fr;gap:20px;padding:18px 0;display:grid}.contact-page dt{color:#ffffff73;letter-spacing:.12em;text-transform:uppercase;font-size:9px}.contact-page dd{margin:0;font-size:12px}.contact-form-panel{background:var(--paper);color:var(--ink);padding:clamp(30px,5vw,60px)}.contact-form-panel h2{margin-bottom:35px;font-size:45px}.contact-form label,.newsletter-form label{letter-spacing:.1em;text-transform:uppercase;gap:8px;font-size:9px;font-weight:800;display:grid}.contact-form input,.contact-form select,.contact-form textarea,.newsletter-form input{background:var(--white);border:1px solid var(--line);color:var(--ink);font:inherit;border-radius:0;width:100%;min-height:48px;padding:12px;font-size:14px}.contact-form textarea{resize:vertical}.form-grid{grid-template-columns:1fr 1fr;gap:16px;display:grid}.contact-form>label{margin-top:16px}.form-privacy{color:var(--ink-soft);font-size:10px}.form-privacy a,.consent-label a{text-decoration:underline}.form-status{min-height:18px;font-size:11px}.honeypot{opacity:0!important;position:absolute!important;left:-10000px!important}.contact-service-context{background:#e5ded4;border-left:3px solid #765c43;gap:5px;margin:0 0 24px;padding:18px 20px;display:grid}.contact-service-context span{color:var(--ink-soft);letter-spacing:.15em;text-transform:uppercase;font-size:8px;font-weight:800}.contact-service-context strong{font-family:Georgia,serif;font-size:20px;font-weight:400}.newsletter-form{gap:20px;display:grid}.newsletter-form fieldset{border:0;margin:0;padding:0}.newsletter-form legend{letter-spacing:.12em;text-transform:uppercase;margin-bottom:12px;font-size:9px;font-weight:800}.preference-grid{grid-template-columns:1fr 1fr;gap:8px;display:grid}.check-label{grid-template-columns:18px 1fr;align-items:start;line-height:1.45;letter-spacing:0!important;text-transform:none!important;gap:10px!important;display:grid!important}.check-label input{accent-color:var(--lime);width:18px;min-height:18px}.check-label small{color:var(--lime);text-transform:uppercase;margin-top:3px;font-size:8px;display:block}.consent-label{color:inherit;font-size:10px!important;font-weight:400!important}.newsletter-form-compact .form-grid{grid-template-columns:1fr}.newsletter-form-compact{grid-template-columns:1fr auto}.newsletter-form-compact .form-grid,.newsletter-form-compact .consent-label,.newsletter-form-compact .form-status{grid-column:1/-1}.newsletter-form-compact .button{grid-area:1/2;align-self:end}.newsletter-form-compact .form-grid{padding-right:190px}.home-newsletter .newsletter-form input,.newsletter-panel .newsletter-form input{color:var(--white);background:#ffffff14;border-color:#ffffff47}.home-newsletter .newsletter-form,.newsletter-panel .newsletter-form{color:var(--white)}.newsletter-hero{background:var(--ink);color:var(--white);grid-template-columns:1fr 1fr;gap:clamp(60px,10vw,150px);padding:110px clamp(24px,8vw,130px);display:grid}.newsletter-hero h1 em{color:var(--lime)}.newsletter-hero>div:first-child>p:not(.eyebrow){color:#ffffffa8;margin:35px 0;font-size:18px;line-height:1.7}.newsletter-hero ul{color:#ffffffb8;padding-left:20px;font-size:13px;line-height:2}.newsletter-signup-card{background:var(--paper);color:var(--ink);padding:clamp(32px,5vw,60px)}.newsletter-signup-card>span{letter-spacing:.15em;text-transform:uppercase;font-size:9px;font-weight:800}.newsletter-signup-card h2{margin:28px 0 35px;font-size:46px}.newsletter-principles{grid-template-columns:repeat(3,1fr);gap:0;display:grid}.newsletter-principles article{border:1px solid var(--line);min-height:240px;padding:30px}.newsletter-principles article+article{border-left:0}.newsletter-principles article>span{color:#765c43;font-size:9px}.newsletter-principles h3{margin:70px 0 15px}.newsletter-principles p{color:var(--ink-soft);font-size:12px}.unsubscribe-link{text-align:center;margin:-70px 0 80px;font-size:12px}.unsubscribe-link a{text-decoration:underline}.newsletter-issue>header{background:var(--ink);color:var(--white);padding:100px max(24px,50vw - 500px)}.newsletter-issue>header h1{font-size:clamp(50px,6vw,86px)}.newsletter-issue>header>p:not(.eyebrow){color:#ffffffa6;margin:30px 0;font-size:18px}.newsletter-issue>header>span{color:#ffffff80;font-size:10px}.newsletter-issue-body{max-width:820px;margin:auto;padding:100px 24px}.newsletter-issue-body>section{border-top:1px solid var(--line);padding:48px 0}.newsletter-issue-body>section:first-child{border-top:0}.newsletter-issue-body>section>span{letter-spacing:.15em;text-transform:uppercase;font-size:9px;font-weight:800}.newsletter-issue-body>section>article{border-left:2px solid var(--lime);margin:30px 0;padding-left:22px}.newsletter-issue-body p{color:var(--ink-soft);line-height:1.8}.newsletter-implications{grid-template-columns:1fr 1fr;gap:18px;display:grid}.newsletter-implications section{border:1px solid var(--line);padding:28px}.legal-page,.confirmation-page{max-width:900px;margin:auto;padding:110px 24px}.legal-page h1,.confirmation-page h1{margin-bottom:25px}.legal-page h2{margin:55px 0 18px;font-size:34px}.legal-page>p,.confirmation-page>p{color:var(--ink-soft);font-size:15px;line-height:1.8}.legal-updated{text-transform:uppercase;font-size:10px!important}.legal-page a{text-decoration:underline}.confirmation-page .button{margin-top:25px;text-decoration:none}.insight-categories+.insights-grid{border-top:1px solid var(--line)}@media (max-width:1160px){.scorecard-grid{grid-template-columns:repeat(3,1fr)}.local-market-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.category-grid{grid-template-columns:repeat(3,1fr);gap:12px}.category-grid>a+a{border-left:1px solid var(--line)}.desktop-nav{gap:12px}.desktop-nav a{font-size:9px}.site-header{padding-left:28px;padding-right:28px}}@media (max-width:900px){.page-hero,.service-detail,.intelligence-hero,.category-latest,.home-newsletter,.home-about,.newsletter-panel,.newsletter-hero,.about-page-hero,.about-page-story,.about-vision,.client-concierge-heading,.contact-page{grid-template-columns:1fr}.page-hero{padding-top:80px}.page-hero-aside{max-width:600px}.decision-panel{grid-template-columns:1fr;align-items:start}.scorecard-grid{grid-template-columns:repeat(2,1fr)}.signal-columns,.market-region>header,.market-method-note{grid-template-columns:1fr}.category-grid{grid-template-columns:repeat(2,1fr)}.article-shell{grid-template-columns:1fr}.article-toc{border-bottom:1px solid var(--line);flex-wrap:wrap;gap:8px;padding-bottom:25px;display:flex;position:static}.article-toc strong{width:100%}.article-toc a{border:1px solid var(--line);padding:8px}.about-page-hero figure{min-height:500px}.contact-page{min-height:0}}@media (max-width:680px){.page-hero,.intelligence-hero,.category-hero,.archive-hero,.article-hero,.newsletter-hero,.about-page-hero,.contact-page,.decision-panel,.about-vision,.home-newsletter,.newsletter-panel{padding-left:20px;padding-right:20px}.page-hero{min-height:0;padding-top:75px;padding-bottom:75px}.page-hero h1,.category-hero h1,.archive-hero h1,.newsletter-hero h1,.about-page-hero h1,.contact-page h1,.legal-page h1,.confirmation-page h1{font-size:clamp(48px,14.5vw,68px)}.cta-band{flex-direction:column;align-items:start;padding:55px 20px}.cta-band .button{width:100%}.dual-service,.scorecard-grid,.scorecard-grid-compact,.stat-grid,.category-grid,.related-grid,.insights-grid,.newsletter-principles,.newsletter-implications,.local-market-grid{grid-template-columns:1fr}.dual-service article{min-height:0}.signal-heading,.section-title-row{flex-direction:column;align-items:start}.verification-stamp{border-left:0;border-top:1px solid var(--line);padding-top:18px;padding-left:0}.signal-note{grid-template-columns:1fr}.scorecard-grid-compact{display:grid}.scorecard-card ul{min-height:0}.stat-grid article:nth-child(n){border:1px solid var(--line)}.stat-grid article+article{border-top:0}.category-grid>a{min-height:280px}.category-grid h3{margin-top:60px}.article-list>article{grid-template-columns:1fr 28px;gap:16px}.article-list>article>span{grid-column:1/-1}.article-list h3{font-size:24px}.article-body .scorecard-grid,.stat-grid-article{grid-template-columns:1fr}.stat-grid-article article:nth-child(n){border:1px solid var(--line)}.stat-grid-article article+article{border-top:0}.insights-grid .featured-insight{grid-column:auto}.insights-grid article{min-height:340px;padding:27px}.insights-grid article>div{gap:12px}.insights-grid h2{margin-top:55px}.about-page-hero{padding-top:70px}.about-page-hero>div{padding-bottom:20px}.about-page-hero figure{min-height:440px}.about-page-story{gap:55px}.about-values.section-shell{margin:0}.client-concierge-grid{grid-template-columns:1fr}.client-concierge-card,.client-concierge-card:nth-child(4),.client-concierge-card:nth-child(5){border:1px solid var(--line);grid-column:auto;min-height:285px}.client-concierge-card+.client-concierge-card{border-top:0}.profile-strip{flex-direction:column;align-items:start}.profile-strip>span{margin-bottom:12px}.form-grid,.preference-grid{grid-template-columns:1fr}.newsletter-form-compact{grid-template-columns:1fr;display:grid}.newsletter-form-compact .form-grid{padding-right:0}.newsletter-form-compact .button{grid-area:auto/1;width:100%}.newsletter-principles article+article{border-left:1px solid var(--line);border-top:0}.newsletter-issue-body{padding:70px 20px}.site-footer{padding-bottom:85px}.footer-links{gap:18px}}.utility-bar a,.utility-bar a span{color:var(--champagne-soft)}.site-header .desktop-call{color:var(--champagne-soft);border-color:#c8a77b99}.site-header .desktop-call:hover{background:var(--champagne);border-color:var(--champagne);color:var(--ink-deep)}.site-header .mobile-menu summary{border-color:#c8a77b73}.private-hero,.about-page-hero{--ink-soft:#c9c2b8;--line:#c8a77b40;color:var(--white);background:radial-gradient(at 86% 24%,#c8a77b17,#0000 48%),linear-gradient(115deg,#11191d,#101416 62%,#181b1c)}.about-page-hero{max-width:none}.private-hero h1 em,.about-page-hero h1 em{color:var(--champagne)}.private-hero .eyebrow,.about-page-hero .eyebrow,.about-page-hero .about-signature-line{color:var(--champagne-soft)}.private-hero-note{color:#c9c2b8}.private-hero .button{background:var(--champagne);border-color:var(--champagne);color:var(--ink-deep)}.private-hero .button:hover{background:var(--champagne-soft);border-color:var(--champagne-soft)}.private-hero .text-link{color:var(--champagne-soft);border-bottom-color:#c8a77b99}.private-hero .text-link:hover{color:var(--white);border-bottom-color:var(--white)}.primary-pillars,.final-private-cta{background:radial-gradient(ellipse at 90% 0%, #c8a77b17, transparent 60%), var(--ink-deep)}.institutional-signal{background:linear-gradient(125deg,#182227,#101719)}.institutional-signal aside{background:#090d0f4d;border-color:#c8a77b4d}.selected-proof{color:var(--champagne-soft);background:#282620;border-block:1px solid #c8a77b3d}.selected-proof>*{border-right-color:#c8a77b3d}.selected-proof span{color:#d4c9b9}.single-testimonial{background:#362427}:is(.audience-pathways>div>a:hover,.audience-pathways>div>a:focus-visible){background:var(--ink);color:var(--white)}:is(.audience-pathways a:hover>span,.audience-pathways a:focus-visible>span){color:var(--champagne)}.audience-pathways a:focus-visible p{color:#c9c2b8}.site-footer{background:#d3c5b2}.about-page-hero>div>p:last-of-type{color:var(--ink-soft);max-width:760px;margin-top:35px;font-size:19px;line-height:1.7}.private-portrait,.about-page-hero figure{isolation:isolate;background:radial-gradient(at 50% 28%,#353635 0%,#24292a 47%,#121719 100%);border:1px solid #c8a77b38;box-shadow:0 28px 80px #00000038}.private-portrait img,.about-page-hero figure img{object-fit:cover;object-position:center top;width:100%;height:100%;position:absolute;inset:0}.private-portrait:before,.about-page-hero figure:before{pointer-events:none;z-index:1;border-color:#c8a77b45}.private-portrait figcaption,.about-page-hero figcaption{color:var(--champagne-soft);z-index:2;background:#090d0ff0;border-top:1px solid #c8a77b61}.about-page-hero figcaption{right:18px}@media (max-width:900px){.private-portrait,.about-page-hero figure{aspect-ratio:4/5;justify-self:center;width:100%;max-width:560px;min-height:0}}.about-vision{background:radial-gradient(circle at 82% 8%, #c3a47d1c, transparent 26rem), var(--ink-deep)}@media (max-width:900px){.experience-register,.about-portrait-statement{grid-template-columns:1fr}.experience-intro{position:static}.about-portrait-statement>div:last-child{border-top:1px solid #c3a47d52;border-left:0;padding-top:38px;padding-left:0}}@media (max-width:680px){.practice-ledger,.positioning-band,.principle-grid{grid-template-columns:1fr}.about-signature-line{margin-top:28px}}.market-snapshot{color:var(--white);background:#1a2327;border-top:1px solid #c8a77b40;padding:42px clamp(24px,6vw,92px) 28px}.market-snapshot header{justify-content:space-between;align-items:end;gap:24px;margin-bottom:30px;display:flex}.market-snapshot .eyebrow{color:var(--champagne);margin-bottom:12px;font-size:9px}.market-snapshot h2{font-size:clamp(27px,3vw,40px)}.market-snapshot header>a{color:var(--champagne-soft);border-bottom:1px solid #c8a77b80;padding-bottom:5px;font-size:12px}.market-snapshot>div{border-top:1px solid #c8a77b40;grid-template-columns:repeat(4,minmax(0,1fr));display:grid}.market-snapshot article{border-right:1px solid #c8a77b33;padding:27px 24px 22px}.market-snapshot article:first-child{padding-left:0}.market-snapshot article:last-child{border-right:0}.market-snapshot article span,.market-snapshot article small{color:#c7c2b8;font-size:10px;display:block}.market-snapshot article span{text-transform:uppercase;letter-spacing:.13em;margin-bottom:14px}.market-snapshot article strong{color:var(--champagne-soft);margin-bottom:13px;font:400 clamp(30px,3.2vw,46px)/1.1 Georgia,serif;display:block}.market-snapshot>p{color:#c7c2b8;margin:10px 0 0;font-size:9px}.market-snapshot>p a{text-underline-offset:3px;text-decoration:underline}.real-estate-film{background:radial-gradient(ellipse at 70% 5%,#c8a77b17,transparent 65%),var(--ink-deep);color:var(--white);padding:100px clamp(24px,6vw,92px) 45px;scroll-margin-top:110px}.real-estate-film>header{grid-template-columns:1.1fr .9fr;align-items:end;gap:clamp(40px,8vw,120px);max-width:1350px;margin:0 auto 46px;display:grid}.real-estate-film h2 em{color:var(--champagne)}.real-estate-film header>div:last-child p{color:#c9c2b8;margin:0 0 25px;font-size:16px;line-height:1.8}.real-estate-film .text-link{color:var(--champagne-soft)}.advisory-film-player{background:#090d0f;border:1px solid #c8a77b59;max-width:1350px;margin:auto;box-shadow:0 32px 90px #0003}.advisory-film-player video{aspect-ratio:16/9;width:100%;display:block}.film-footnote{color:#adaaa2;grid-template-columns:1.2fr .8fr;gap:30px;max-width:1350px;margin:22px auto 0;font-size:11px;line-height:1.8;display:grid}.film-footnote p{margin:0}.film-footnote summary{cursor:pointer;color:var(--champagne-soft)}.film-footnote details p{padding-top:15px}.preparation-grid{border:1px solid var(--line);grid-template-columns:repeat(3,minmax(0,1fr));display:grid}.preparation-grid article{background:#f7f1e866;flex-direction:column;padding:clamp(24px,3vw,42px);display:flex}.preparation-grid article+article{border-left:1px solid var(--line)}.preparation-grid article>span{color:#765c43;letter-spacing:.12em;margin-bottom:48px;font-size:10px}.preparation-grid h3{font-size:35px;line-height:1.1}.preparation-grid p{color:var(--ink-soft);margin:18px 0;font-size:14px;line-height:1.7}.preparation-grid ul{color:var(--ink-soft);margin:0 0 32px;padding-left:17px;font-size:13px;line-height:1.75}.preparation-grid li{padding:7px 0 7px 3px}.preparation-grid li::marker{color:#8b6a45}.preparation-grid a{border-top:1px solid var(--line);margin-top:auto;padding-top:20px;font-size:11px;font-weight:700}.property-support{background:#d3c5b2;grid-template-columns:1fr 1.1fr;gap:60px;margin-top:24px;padding:48px;display:grid}.property-support h3{font-size:clamp(32px,3vw,43px);line-height:1.15}.property-support h3 em{color:#58432e}.property-support>div:last-child p{color:#4d4943;margin:0 0 18px;font-size:14px;line-height:1.8}.property-support>div:last-child p+p{font-size:11px}.local-context-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:16px;display:grid}.local-context-grid article{border:1px solid var(--line);padding:32px}.local-context-grid h3{font-size:30px}.local-context-grid p{color:var(--ink-soft);font-size:14px;line-height:1.8}.local-context-grid a{font-size:11px;font-weight:700}.historical-markets{border-top:1px solid var(--line);margin-top:34px;padding-top:22px}.historical-markets>summary{cursor:pointer;font-size:13px;font-weight:700}.local-archive-note{color:var(--ink-soft);padding:20px 0;font-size:12px}@media (max-width:900px){.real-estate-film>header,.property-support{grid-template-columns:1fr;gap:30px}.preparation-grid{grid-template-columns:1fr}.preparation-grid article+article{border-left:0;border-top:1px solid var(--line)}.preparation-grid article>span{margin-bottom:25px}.market-snapshot>div{grid-template-columns:repeat(2,minmax(0,1fr))}.market-snapshot article:nth-child(odd){padding-left:0}.market-snapshot article:nth-child(2n){border-right:0}.market-snapshot article:nth-child(n+3){border-top:1px solid #c8a77b33}}@media (max-width:680px){.market-snapshot header{display:block}.market-snapshot header>a{margin-top:20px;display:inline-block}.market-snapshot article{padding-left:16px;padding-right:12px}.market-snapshot article strong{font-size:clamp(23px,7vw,34px)}.real-estate-film{padding-top:70px}.film-footnote,.local-context-grid{grid-template-columns:1fr}.property-support{padding:28px}}.private-hero,.about-page-hero{background:radial-gradient(at 92% 18%,#ad783e38,#0000 53%),linear-gradient(112deg,#10181b 8%,#141919 58%,#2d2822)}.private-hero h1,.about-page-hero h1{text-shadow:0 3px 24px #00000021}.private-portrait,.about-page-hero figure{background:radial-gradient(at 50% 25%,#494036 0%,#2b2d2a 45%,#121719 88%);border-color:#dab6807a;box-shadow:0 30px 90px #00000059,0 0 65px #ad783e12}.private-portrait:before,.about-page-hero figure:before{border-color:#dab68066}.button-light,.private-hero .button{background:linear-gradient(125deg,#e4c69a,#c3a070);border-color:#d3b180;box-shadow:inset 0 1px #fff8e180,0 8px 22px #0000001a}.button-light:hover,.private-hero .button:hover{background:#ecd5b3}.audience-pathways>div{box-shadow:0 20px 50px #422d180e}.audience-pathways>div>a{background:linear-gradient(135deg,#f4eddf,#e6dac8)}:is(.audience-pathways>div>a:hover,.audience-pathways>div>a:focus-visible){background:#1b2223}.primary-pillars{background:linear-gradient(135deg,#111a1d,#1e2524 72%,#2b2922)}.primary-pillars>div{border:0;gap:24px}.primary-pillars article{background:#060c0e61;border:1px solid #c8a77b4d;padding:0 28px 32px;box-shadow:0 18px 38px #0000001f}.primary-pillars article:last-child{border-right:1px solid #c8a77b4d}.pillar-image{aspect-ratio:8/5;margin:0 -28px 32px;position:relative;overflow:hidden}.pillar-image img{object-fit:cover;width:100%;height:100%;transition:transform .7s;display:block}.pillar-image:after{content:"";pointer-events:none;background:linear-gradient(#0000 55%,#070c0e80);position:absolute;inset:0}.pillar-image span{color:#f0d6ad;letter-spacing:.16em;z-index:1;font-size:11px;position:absolute;bottom:16px;left:28px}.primary-pillars article:hover .pillar-image img{transform:scale(1.035)}.primary-pillars h3{margin-top:0;font-size:clamp(28px,2.5vw,38px)}.primary-pillars article p{color:#c8c4ba}.primary-pillars article a{color:#e8d6bc;margin-top:auto;padding-top:16px}.pillar-image-note{color:#b4afa4;letter-spacing:.02em;margin:18px 0 0;font-size:10px}.market-snapshot{background:linear-gradient(115deg,#253131,#172224)}.selected-proof{background:#393128}.real-estate-film{background:radial-gradient(at 75% 0,#ad783e2e,#0000 65%),#0d1417}.preparation-grid{box-shadow:0 20px 50px #422d180d}.preparation-grid article{background:linear-gradient(145deg,#f4eddf,#e6dac8)}.property-support{background:linear-gradient(125deg,#d9c7ac,#c9b393);border:1px solid #6e4f2a33}.home-about{background:linear-gradient(115deg,#ded0bb,#cdb99a)}.personal-website{color:var(--white);background:radial-gradient(at 15% 55%,#a979452e,#0000 65%),#11191c;border-block:1px solid #c8a77b52;grid-template-columns:.85fr 1.15fr;gap:clamp(40px,8vw,120px);padding:clamp(60px,8vw,115px) clamp(24px,7vw,110px);scroll-margin-top:100px;display:grid}.personal-website-signature{aspect-ratio:1;color:#e2c49a;background:radial-gradient(at 35% 25%,#42382b,#242a26 50%,#121b1e);border:1px solid #d6b3826b;flex-direction:column;justify-content:center;align-self:center;align-items:center;padding:35px;display:flex;box-shadow:inset 0 0 0 12px #1b2221,inset 0 0 0 13px #d6b38233,0 22px 60px #00000029}.personal-website-signature>span{letter-spacing:.22em;text-align:center;font-size:10px}.personal-website-signature strong{letter-spacing:-.09em;margin:30px 0;padding-right:.09em;font:400 clamp(110px,13vw,190px)/1 Georgia,serif}.personal-website-signature small{border-top:1px solid #d6b38273;padding-top:20px;font:italic 18px Georgia,serif}.personal-website-copy{align-self:center}.personal-website h2{font-size:clamp(42px,4.7vw,67px)}.personal-website h2 em{color:var(--champagne)}.personal-website-copy>p:not(.eyebrow){color:#d0c8ba;max-width:650px;margin:27px 0;font-size:16px;line-height:1.85}.personal-website-copy>.personal-website-note{color:#bab3a8;font-size:13px}.personal-website .button{gap:22px;margin-top:5px}.personal-website-domain{color:#bfb6a7;letter-spacing:.04em;margin-top:17px;font-size:10px;display:block}@media (max-width:900px){.primary-pillars>div{gap:14px}.primary-pillars article{padding-inline:20px}.pillar-image{margin-inline:-20px}.personal-website{grid-template-columns:.7fr 1.3fr;gap:32px}.personal-website-signature strong{font-size:100px}.personal-website-signature>span{letter-spacing:.1em;font-size:8px}.personal-website-signature small{font-size:13px}}@media (max-width:680px){.personal-website{grid-template-columns:1fr}.personal-website-signature{aspect-ratio:auto;min-height:230px;padding:30px}.personal-website-signature strong{margin:20px 0;font-size:85px}.primary-pillars article{min-height:0}.primary-pillars>div{gap:26px}}.sr-only{clip:rect(0,0,0,0);white-space:nowrap;border:0;width:1px;height:1px;margin:-1px;padding:0;position:absolute;overflow:hidden}.home-chapters{z-index:40;color:#c9c0af;-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);background:#0f171af7;border-bottom:1px solid #c8a77b3b;align-items:center;gap:30px;min-height:45px;padding:0 clamp(24px,6vw,92px);display:flex;position:sticky;top:78px}.chapter-label{letter-spacing:.16em;text-transform:uppercase;color:#a69b88;font-size:8px;font-weight:700}.home-chapters>div{scrollbar-width:none;align-items:stretch;gap:28px;min-width:0;display:flex;overflow-x:auto}.home-chapters a{white-space:nowrap;padding:15px 0 13px;font-size:10px;line-height:1.5;position:relative}.home-chapters a:hover,.home-chapters a[aria-current]{color:#f0d3a6}.home-chapters a[aria-current]:after{content:"";background:#d7b47f;height:2px;position:absolute;bottom:0;left:0;right:0}.chapter-progress{transform-origin:0;pointer-events:none;background:#dab783;width:100%;height:1px;position:absolute;bottom:-1px;left:0}#arrival,#pathways,#how-i-help,#the-process,#beyond-real-estate{scroll-margin-top:145px}.private-hero-copy{animation:.8s ease-out both editorial-arrival}@keyframes editorial-arrival{0%{opacity:0;transform:translateY(16px)}to{opacity:1;transform:none}}.reveal-ready{opacity:0;transition:opacity .7s,transform .7s;transform:translateY(22px)}.reveal-ready.is-revealed{opacity:1;transform:none}.property-planner{padding-top:95px;padding-bottom:100px}.planner-heading{grid-template-columns:1.2fr .8fr;align-items:end;gap:70px;margin-bottom:48px;display:grid}.planner-heading>p{color:var(--ink-soft);max-width:430px;margin:0 0 6px;font-size:16px;line-height:1.8}.planner-workspace{grid-template-columns:minmax(280px,.78fr) minmax(0,1.22fr);align-items:start;gap:36px;display:grid}.planner-label{color:#7c6140;letter-spacing:.13em;text-transform:uppercase;margin:0 0 15px;font-size:9px;font-weight:700;line-height:1.5;display:block}.planner-goals{position:sticky;top:155px}.planner-goals>button{width:100%;color:var(--ink);text-align:left;cursor:pointer;background:linear-gradient(125deg,#f2eadc,#e4d6c1);border:1px solid #674d2b38;border-radius:0;grid-template-columns:22px 1fr 18px;align-items:center;gap:16px;min-height:92px;margin-top:12px;padding:21px 23px;transition:transform .25s,background .25s,border-color .25s,box-shadow .25s;display:grid;box-shadow:0 8px 20px #50361806}.planner-goals>button>span{color:#896d49;font-size:10px}.planner-goals strong{font:400 clamp(21px,2.1vw,29px)/1.16 Georgia,serif;display:block}.planner-goals small{color:#625b50;margin-top:8px;font-size:11px;display:block}.planner-goals b{color:#84613a;font-size:16px;font-weight:400}.planner-goals>button:hover{border-color:#a58458;transform:translate(4px)}.planner-goals>button[aria-pressed=true]{color:#f7f1e8;background:linear-gradient(120deg,#26302d,#111c1f);border-color:#a98a5e;transform:translate(6px);box-shadow:inset 3px 0 #d9b681,0 14px 30px #1c221d1f}.planner-goals>button[aria-pressed=true] small{color:#cbbfae}.planner-goals>button[aria-pressed=true]>span,.planner-goals>button[aria-pressed=true] b{color:#e2c494}.property-plan{color:#f7f1e8;background:#121c20;border:1px solid #a38a66;min-width:0;box-shadow:0 24px 60px #1e1c1624}.planner-image{background:#1a2426;height:205px;position:relative;overflow:hidden}.planner-image img{object-fit:cover;width:100%;height:100%}.planner-image:after{content:"";background:linear-gradient(#0000 45%,#0a1113bf);position:absolute;inset:0}.planner-image>span{z-index:1;color:#f0e6d6;letter-spacing:.06em;font-size:9px;position:absolute;bottom:16px;left:28px}.planner-options{background:#1d292b;border-bottom:1px solid #c8a77b40;grid-template-columns:.65fr 1fr;gap:25px;padding:30px 32px;display:grid}.planner-options .planner-label{color:#d9bd94}.planner-options label{min-width:0}.planner-options select{color:#f0e7d9;background:#121c20;border:1px solid #6f6657;border-radius:0;width:100%;min-height:44px;padding:9px;font-size:13px;display:block}.planner-options fieldset{border:0;min-width:0;margin:0;padding:0}.planner-options fieldset>div{flex-wrap:wrap;gap:7px;display:flex}.planner-options fieldset label{cursor:pointer;position:relative}.planner-options input{opacity:0;width:1px;height:1px;position:absolute}.planner-options fieldset span{color:#d4cbbd;border:1px solid #625e53;padding:8px 10px;font-size:11px;transition:background .2s,color .2s;display:block}.planner-options input:checked+span{color:#142022;background:#d8b98c;border-color:#d8b98c}.planner-options input:focus-visible+span{outline-offset:3px;outline:3px solid #f0d7ad}.planner-result{padding:32px 34px 0;animation:.35s ease-out editorial-arrival}.planner-result .eyebrow{color:#c8a77b;margin-bottom:12px;font-size:9px}.planner-result h3{font-size:clamp(29px,3vw,40px);line-height:1.12}.planner-result ol{counter-reset:plan;margin:26px 0;padding:0;list-style:none}.planner-result li{counter-increment:plan;color:#d0c9bc;grid-template-columns:20px 1fr;gap:12px;padding:9px 0;font-size:13px;line-height:1.8;display:grid}.planner-result li:before{content:"0" counter(plan);color:#c8a77b;padding-top:3px;font-size:9px}.planner-focus{background:#c8a77b0e;border-top:1px solid #c8a77b3d;border-left:2px solid #b39466;padding:18px 20px}.planner-focus strong{color:#e5cda9;font-size:12px;font-weight:600}.planner-focus p{color:#c8c0b2;margin:8px 0 0;font-size:12px;line-height:1.8}.planner-scope{color:#b9b3a7;margin:15px 0 0;font-size:10px;line-height:1.8}.planner-actions{flex-wrap:wrap;align-items:center;gap:15px 22px;padding:28px 34px 0;display:flex}.planner-actions .button{gap:20px;min-height:44px;padding:14px 20px;font-size:9px}.planner-actions .text-link{color:#ddc8a8;font-size:10px}.planner-copy{color:#ddc8a8;font:inherit;cursor:pointer;background:0 0;border:0;border-bottom:1px solid #8a785e;border-radius:0;padding:7px 0;font-size:10px}.planner-status{color:#e1c69f;min-height:15px;margin:17px 0 0;padding:0 34px;font-size:10px}.planner-note{color:#aca99f;margin:12px 0 0;padding:0 34px 24px;font-size:10px;line-height:1.7}.planner-copy-fallback{color:#172024;background:#f4ecdf;width:calc(100% - 68px);margin:20px auto;padding:15px;font-size:13px;display:block}.plan-prefill-note{color:#332e26;background:#e3d6c1;border-left:3px solid #ab8655;margin:0 0 30px;padding:18px 20px;font-size:13px;line-height:1.8}.interactive-process{color:#f7f1e8;background:radial-gradient(at 12% 80%,#9c703c33,#0000 60%),#111b1f;padding:110px clamp(24px,7vw,110px)}.interactive-process>header{grid-template-columns:.55fr 1.45fr;align-items:start;column-gap:40px;margin-bottom:60px;display:grid}.interactive-process header h2 em{color:#d4b583}.interactive-process header>p:last-child{color:#c5bdaf;grid-column:2;margin:22px 0 0;font-size:14px}.process-workspace{grid-template-columns:.7fr 1.3fr;align-items:start;gap:55px;display:grid}.process-stages{padding-top:18px}.process-stages button{text-align:left;color:#b9b5a9;cursor:pointer;background:linear-gradient(110deg,#3d40324d,#1a2628cc);border:1px solid #c8a77b40;grid-template-columns:30px 1fr 20px;align-items:center;gap:15px;width:calc(100% - 12px);min-height:95px;margin-bottom:14px;padding:22px 25px;transition:transform .3s,box-shadow .3s,color .3s,border-color .3s;display:grid}.process-stages button>span{color:#b89970;font-size:10px}.process-stages strong{font:400 clamp(25px,2.7vw,38px)/1 Georgia,serif}.process-stages b{color:#c8a77b;font-weight:400}.process-stages button:hover{color:#f0e6d5;border-color:#b99b6f}.process-stages button[aria-pressed=true]{color:#f3e1c3;background:linear-gradient(110deg,#3a382c,#17262a);border-color:#cfad78;transform:translate(12px);box-shadow:0 14px 30px #00000038,inset 0 -2px #c8a77b99}.process-detail{border-top:1px solid #8d7858;min-height:470px;padding-top:35px;animation:.4s ease-out editorial-arrival;position:relative}.process-stage-number{color:#c8a77b12;pointer-events:none;font:400 160px/1 Georgia,serif;position:absolute;top:10px;right:0}.process-detail>div{z-index:1;position:relative}.process-detail h3{max-width:500px;font-size:clamp(34px,3.5vw,48px);line-height:1.16}.process-detail>div>p:not(.eyebrow){color:#c6c0b4;margin:28px 0;font-size:15px;line-height:1.85}.process-detail ul{margin:0 0 30px;padding:0;list-style:none}.process-detail li{color:#d3c8b5;border-top:1px solid #c8a77b2b;padding:11px 0;font-size:12px}.process-detail li:before{content:"—";color:#b99b6f;margin-right:12px}.process-output{border-left:2px solid #c8a77b;padding:6px 0 6px 20px}.process-output>span{color:#a79f91;letter-spacing:.16em;text-transform:uppercase;margin-bottom:8px;font-size:8px;display:block}.process-output>strong{color:#e6cda6;font:400 21px/1.5 Georgia,serif;display:block}.cinema-launch{justify-content:space-between;align-items:center;gap:20px;max-width:1350px;margin:0 auto 16px;display:flex}.cinema-launch>span{color:#bbb4a7;font-size:10px}.cinema-launch button{color:#e8d6bc;cursor:pointer;background:#1b272a;border:1px solid #7b6d58;align-items:center;gap:25px;padding:12px 17px;font-size:11px;transition:background .2s,border-color .2s;display:flex}.cinema-launch button:hover{background:#29322e;border-color:#d2b080}.cinema-dialog{color:#f7f1e8;background:#0c1317;border:1px solid #8b7655;border-radius:0;width:min(1250px,95vw);max-width:95vw;max-height:95dvh;padding:0;overflow-y:auto;box-shadow:0 25px 120px #0009}.cinema-dialog::backdrop{-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);background:#020709f0}.cinema-content header{justify-content:space-between;align-items:center;gap:30px;padding:22px 30px;display:flex}.cinema-content .eyebrow{margin-bottom:8px;font-size:8px}.cinema-content h2{font-size:clamp(19px,2.1vw,28px)}.cinema-close{color:#e1c7a0;cursor:pointer;background:0 0;border:1px solid #6c624f;align-items:center;gap:20px;padding:10px 14px;font-size:11px;display:flex}.cinema-close span{font-size:23px;line-height:1}.cinema-content video{aspect-ratio:16/9;background:#000;width:100%;max-height:68dvh;display:block}.cinema-disclosure{color:#aaa79d;margin:18px 0;padding:0 30px;font-size:10px}@media (max-width:1000px){.planner-workspace{grid-template-columns:minmax(240px,.8fr) minmax(0,1.2fr);gap:24px}.planner-options{grid-template-columns:1fr;gap:20px}.planner-goals>button{gap:10px;padding:19px 16px}.planner-result,.planner-actions{padding-inline:25px}.process-workspace{gap:35px}}@media (max-width:760px){.home-chapters{gap:18px;padding-inline:20px}.chapter-label{display:none}.home-chapters>div{gap:23px}.planner-heading,.planner-workspace,.process-workspace,.interactive-process>header{grid-template-columns:1fr;gap:30px}.planner-heading>p{max-width:none}.planner-goals{grid-template-columns:1fr 1fr;gap:10px;display:grid;position:static}.planner-goals>.planner-label{grid-column:1/-1;margin-bottom:0}.planner-goals>button{grid-template-columns:1fr;align-content:start;gap:8px;min-height:136px;margin-top:0;padding:18px}.planner-goals>button>span,.planner-goals b{display:none}.planner-goals strong{font-size:24px}.planner-goals small{font-size:11px}.planner-goals>button[aria-pressed=true],.planner-goals>button:hover{transform:none}.planner-options{grid-template-columns:.75fr 1.25fr;padding:25px}.interactive-process>header{margin-bottom:28px}.interactive-process header>p:last-child{grid-column:1;margin-top:0}.process-stages{grid-template-columns:1fr 1fr;gap:10px;padding-top:0;display:grid}.process-stages button{grid-template-columns:22px 1fr;gap:8px;width:100%;min-height:72px;margin-bottom:0;padding:17px}.process-stages button[aria-pressed=true]{transform:none}.process-stages strong{font-size:25px}.process-stages b{display:none}.process-detail{min-height:0}}@media (max-width:480px){.property-planner{padding-top:65px;padding-bottom:65px}.planner-goals strong{font-size:21px}.planner-options{grid-template-columns:1fr}.planner-image{height:180px}.planner-actions .button{width:100%}.planner-status,.planner-note{padding-inline:25px}.interactive-process{padding-top:70px;padding-bottom:70px}.cinema-launch{flex-direction:column;align-items:start;gap:12px}.cinema-content header{gap:15px;padding:16px}.cinema-close{gap:10px;padding:9px}.cinema-disclosure{padding-inline:16px;font-size:9px}}@media (prefers-reduced-motion:reduce){*,:before,:after{scroll-behavior:auto!important;animation:none!important}.reveal-ready{opacity:1;transform:none}.planner-goals>button,.process-stages button{transition:none}}.private-portrait img,.about-page-hero figure img{aspect-ratio:1054/1254;object-fit:contain;object-position:center top;filter:none;width:120%;max-width:none;height:auto;max-height:calc(100% - 24px);inset:24px auto auto -10%;-webkit-mask-image:linear-gradient(#000 88%,#0000 100%);mask-image:linear-gradient(#000 88%,#0000 100%)}@media (max-width:900px){.private-portrait img,.about-page-hero figure img{object-position:center bottom;width:100%;height:calc(100% - 12px);max-height:none;top:12px;left:0}}.development-connection{border-top:1px solid var(--line);border-bottom:1px solid var(--line);grid-template-columns:.85fr 1.15fr;align-items:center;gap:clamp(32px,6vw,90px);display:grid}.development-connection-image{background:#11271f;margin:0;position:relative;overflow:hidden}.development-connection-image img{object-fit:cover;width:100%;height:480px}.development-connection-image:after{content:"";pointer-events:none;background:linear-gradient(#0000,#0d201bea);position:absolute;inset:45% 0 0}.development-connection-image figcaption{z-index:1;color:#f3efe7;font:italic 23px/1.3 Georgia,serif;position:absolute;bottom:24px;left:24px;right:24px}.development-connection-image figcaption span{letter-spacing:.08em;color:#d0d5cf;margin-top:9px;font:10px/1.6 Arial,sans-serif;display:block}.development-connection-copy h2{letter-spacing:-.03em;margin:18px 0 24px;font:clamp(38px,4vw,56px)/1.05 Georgia,serif}.development-connection-copy h2 em{font-weight:400}.development-connection-copy>p{max-width:60ch;font-size:14px;line-height:1.8}.development-ajn-link{border-top:1px solid var(--line);border-bottom:1px solid var(--line);align-items:center;gap:18px;margin:25px 0 16px;padding:22px 0;transition:color .25s;display:flex}.development-ajn-link svg{color:#94744f;flex:none;width:58px}.development-ajn-link small{letter-spacing:.16em;color:var(--ink-soft);font-size:8px;display:block}.development-ajn-link strong{margin:7px 0;font:25px/1.2 Georgia,serif;display:block}.development-ajn-link>span>span{color:var(--ink-soft);font-size:10px}.development-ajn-link b{margin-left:auto;font-size:22px;font-weight:400}.development-connection-copy .development-role-note{color:var(--ink-soft);font-size:11px;line-height:1.7}.personal-ajn-connection{border-top:1px solid #c3a47d42;gap:8px;margin-top:27px;padding-top:24px;display:grid}.personal-ajn-connection>span{text-transform:uppercase;letter-spacing:.16em;color:#c3a47d;font-size:9px}.personal-ajn-connection>a{color:#f3efe7;font:25px/1.2 Georgia,serif}.personal-ajn-connection>a>span{color:#c3a47d;margin-left:8px}.personal-ajn-connection small{color:#c3c9c4;font-size:11px;line-height:1.6}@media (max-width:800px){.development-connection{grid-template-columns:1fr;gap:28px}.development-connection-image img{height:280px}.development-connection-copy h2{font-size:42px}.development-ajn-link{gap:14px}.development-ajn-link svg{width:46px}.development-ajn-link strong{font-size:23px}}@property --tw-rotate-x{syntax:"*";inherits:false}@property --tw-rotate-y{syntax:"*";inherits:false}@property --tw-rotate-z{syntax:"*";inherits:false}@property --tw-skew-x{syntax:"*";inherits:false}@property --tw-skew-y{syntax:"*";inherits:false}@property --tw-shadow{syntax:"*";inherits:false;initial-value:0 0 #0000}@property --tw-shadow-color{syntax:"*";inherits:false}@property --tw-shadow-alpha{syntax:"<percentage>";inherits:false;initial-value:100%}@property --tw-inset-shadow{syntax:"*";inherits:false;initial-value:0 0 #0000}@property --tw-inset-shadow-color{syntax:"*";inherits:false}@property --tw-inset-shadow-alpha{syntax:"<percentage>";inherits:false;initial-value:100%}@property --tw-ring-color{syntax:"*";inherits:false}@property --tw-ring-shadow{syntax:"*";inherits:false;initial-value:0 0 #0000}@property --tw-inset-ring-color{syntax:"*";inherits:false}@property --tw-inset-ring-shadow{syntax:"*";inherits:false;initial-value:0 0 #0000}@property --tw-ring-inset{syntax:"*";inherits:false}@property --tw-ring-offset-width{syntax:"<length>";inherits:false;initial-value:0}@property --tw-ring-offset-color{syntax:"*";inherits:false;initial-value:#fff}@property --tw-ring-offset-shadow{syntax:"*";inherits:false;initial-value:0 0 #0000}@property --tw-blur{syntax:"*";inherits:false}@property --tw-brightness{syntax:"*";inherits:false}@property --tw-contrast{syntax:"*";inherits:false}@property --tw-grayscale{syntax:"*";inherits:false}@property --tw-hue-rotate{syntax:"*";inherits:false}@property --tw-invert{syntax:"*";inherits:false}@property --tw-opacity{syntax:"*";inherits:false}@property --tw-saturate{syntax:"*";inherits:false}@property --tw-sepia{syntax:"*";inherits:false}@property --tw-drop-shadow{syntax:"*";inherits:false}@property --tw-drop-shadow-color{syntax:"*";inherits:false}@property --tw-drop-shadow-alpha{syntax:"<percentage>";inherits:false;initial-value:100%}@property --tw-drop-shadow-size{syntax:"*";inherits:false}.zk-depth-surface{transform:perspective(1100px) rotateX(var(--depth-x,0deg)) rotateY(var(--depth-y,0deg));transform-style:preserve-3d;-webkit-backface-visibility:hidden;backface-visibility:hidden;transition:transform .6s cubic-bezier(.2,.65,.2,1),box-shadow .6s}.zk-depth-active{transition:transform .13s linear,box-shadow .4s;box-shadow:0 24px 50px -22px #0009}.zk-reading-heading{opacity:var(--reading-light,1);transition:opacity .2s linear}.zk-spatial-host{isolation:isolate;background:radial-gradient(at 45% 45%,#23344955,#0000 68%);border-radius:2px;width:100%;height:470px;position:relative;overflow:hidden}.zk-spatial-host canvas{z-index:2;touch-action:pan-y;cursor:grab;outline:none;width:100%;height:100%;display:block;position:absolute;inset:0}.zk-spatial-host canvas:active{cursor:grabbing}.zk-spatial-host canvas:focus-visible{outline-offset:-5px;outline:1px solid #d6bc8c}.zk-spatial-fallback{object-fit:cover;opacity:.65;width:100%;height:100%;transition:opacity .6s;position:absolute;inset:0}.zk-spatial-host[data-spatial-state=ready] .zk-spatial-fallback{opacity:0;pointer-events:none}.zk-spatial-host[data-spatial-state=fallback] canvas{display:none}.zk-spatial-host:after{content:"";pointer-events:none;background:linear-gradient(90deg,#0000,#c7ad7940,#0000);height:1px;position:absolute;bottom:4%;left:14%;right:14%}.zk-spatial-controls{visibility:hidden;flex-wrap:wrap;justify-content:center;align-items:center;gap:8px;min-height:37px;display:flex}.zk-spatial-ready .zk-spatial-controls{visibility:visible}.zk-spatial-controls button{color:#d7c8ad;cursor:pointer;background:#111f2a9c;border:1px solid #cbb48238;min-height:35px;padding:9px 12px;font:10px/1.3 Arial,sans-serif;transition:background .2s,border-color .2s}.zk-spatial-controls button:hover{background:#26333c;border-color:#d5bc8b}.zk-spatial-controls button:disabled{opacity:.5;cursor:default}:is(.zk-spatial-controls button:focus-visible,.zk-spatial-modes button:focus-visible){outline-offset:3px;outline:2px solid #d6bc8c}.zk-spatial-hint{text-align:center;letter-spacing:.06em;color:#a8a89f!important;margin:16px 0 0!important;font:9px/1.6 Arial,sans-serif!important}.zk-spatial-status{clip-path:inset(50%);width:1px;height:1px;position:absolute;overflow:hidden}.zk-spatial-modes{flex-wrap:wrap;gap:7px;display:flex}.zk-spatial-modes button{letter-spacing:.02em;cursor:pointer;color:#c1b9a9;background:0 0;border:1px solid #cbb48240;padding:11px 15px;font:10px/1.5 Arial,sans-serif;transition:color .25s,background .25s,border-color .25s}.zk-spatial-modes button[aria-pressed=true]{color:#172027;background:#d2bc91;border-color:#d2bc91}.zk-spatial-modes button:hover{border-color:#d2bc91}.premium-world-feature.zk-world-feature>.wrap{grid-template-columns:.88fr 1.12fr;align-items:center;gap:30px 50px;padding-top:55px;display:grid}.zk-world-feature .premium-world-copy{width:auto;padding:50px 0}.zk-world-feature .premium-world-baseline{grid-column:1/-1;margin-top:25px}.zk-world-feature>img{opacity:.12}.zk-world-stage{min-width:0;padding-top:20px}.zk-world-stage>.zk-overline{text-align:center;font-size:8px!important}.zk-world-stage .zk-spatial-host{background:radial-gradient(#14283d88,#0000 65%);height:440px}.zk-world-stage .zk-spatial-fallback{object-fit:contain;opacity:.22}.zk-world-stage .zk-spatial-modes{justify-content:center;margin-top:27px}.zk-world-detail{border-top:1px solid #cbb48235;margin-top:24px;padding:22px 8px 5px}.zk-world-detail .zk-overline{font-size:8px!important}.zk-world-detail h3{font:normal 29px/1.1 var(--serif,Georgia);color:#f1e8d6;margin:10px 0 12px}.zk-world-detail p:not(.zk-overline){color:#bac6d3;margin:0;font-size:12px;line-height:1.8}.zk-world-detail a{color:#d3bd94;border-bottom:1px solid #d3bd9455;margin-top:16px;padding-bottom:7px;font-size:10px;text-decoration:none;display:inline-block}.zk-world-feature .premium-world-copy h2{font-size:clamp(48px,5vw,76px)}.property-atelier{color:#eae1d2;isolation:isolate;background:radial-gradient(at 22% 45%,#4d4b3c45,#0000 60%),linear-gradient(140deg,#182329,#0f191d);padding:100px 6%;scroll-margin-top:130px;position:relative;overflow:hidden}.property-atelier:before{content:"";z-index:-1;opacity:.1;background-image:linear-gradient(#d1b78a33 1px,#0000 1px),linear-gradient(90deg,#d1b78a33 1px,#0000 1px);background-size:64px 64px;position:absolute;inset:0;-webkit-mask-image:linear-gradient(90deg,#000,#0000 70%);mask-image:linear-gradient(90deg,#000,#0000 70%)}.atelier-header{grid-template-columns:1.1fr 1fr;align-items:end;gap:60px;margin-bottom:45px;display:grid}.atelier-header h2{color:#eee5d3;letter-spacing:-.04em;margin:18px 0 0;font:clamp(43px,4.7vw,68px)/1.06 Georgia,serif}.atelier-header h2 em{color:#d6bc8a;font-weight:400}.atelier-header>p{color:#b7b9b0;max-width:490px;margin:0;font-size:14px;line-height:1.85}.atelier-header .zk-overline{letter-spacing:.15em;color:#d6bc8a;font-size:9px}.atelier-layout{grid-template-columns:1.22fr 1fr;align-items:center;gap:6%;display:grid}.atelier-stage{background:radial-gradient(at 50% 40%,#50534822,#0000 70%);border:1px solid #d2b88330;min-width:0;padding:12px 12px 25px;position:relative;box-shadow:inset 0 0 60px #0002}.atelier-stage>.zk-overline{letter-spacing:.18em;color:#bba884;z-index:3;pointer-events:none;font:8px Arial;position:absolute;top:25px;left:24px}.atelier-stage .zk-spatial-host{background:0 0;height:460px}.atelier-stage .zk-spatial-fallback{object-position:center}.atelier-detail{padding:10px 0}.atelier-detail .zk-spatial-modes{margin-bottom:37px}.atelier-detail [data-spatial-label]{letter-spacing:.14em;color:#d4b984;margin:0 0 17px;font:9px Arial}.atelier-detail h3{letter-spacing:-.025em;color:#f1e7d5;margin:0 0 22px;font:clamp(33px,3.2vw,46px)/1.1 Georgia,serif}.atelier-detail [data-spatial-copy]{color:#c3c4b9;margin:0 0 25px;font-size:13px;line-height:1.9}.atelier-detail ul{border-top:1px solid #cbb4822d;margin:0 0 30px;padding:0;list-style:none}.atelier-detail li{color:#c3bba8;border-bottom:1px solid #cbb4822d;padding:13px 0;font-size:11px;line-height:1.7}.atelier-detail li:before{content:"—";color:#bf9e68;margin-right:12px}.atelier-detail a{color:#e2cc9f;border-bottom:1px solid #bda377;padding-bottom:9px;font-size:11px;text-decoration:none;display:inline-block}.atelier-note{color:#a4aba5;max-width:650px;margin-top:25px;font-size:9px;line-height:1.7}.atelier-bridge{border-top:1px solid #cbb48238;justify-content:space-between;align-items:center;gap:30px;margin-top:45px;padding-top:32px;display:flex}.atelier-bridge p{color:#b7beb8;margin:0;font-size:12px;line-height:1.8}.atelier-bridge a{color:#d5ba88;white-space:nowrap;border-bottom:1px solid #d5ba884d;padding-bottom:7px;font-size:11px;text-decoration:none}.zk-evening .atelier-stage{background:radial-gradient(at 50% 40%,#23445c44,#0000 70%)}.zk-ai-pipeline{background:linear-gradient(125deg,#10212d,#0a1724);border:1px solid #76a2ac36;grid-column:1/-1;margin-top:38px;padding:28px}.zk-ai-pipeline>p{letter-spacing:.15em;color:#8cb6bd;margin:0 0 20px;font-size:8px}.zk-ai-stages{grid-template-columns:1fr 42px 1fr 42px 1fr;align-items:center;display:grid}.zk-ai-stages button{color:#acbdc7;cursor:pointer;text-align:left;background:#13232d;border:1px solid #8eb8bd4a;padding:18px 14px;font:12px/1.5 Arial}.zk-ai-stages button span{letter-spacing:.13em;color:#82aab2;margin-bottom:7px;font-size:8px;display:block}.zk-ai-stages button[aria-pressed=true]{color:#f0e4cb;background:#24333b;border-color:#c8ac79;box-shadow:inset 0 -2px #c8ac79}.zk-ai-stages button:focus-visible{outline-offset:4px;outline:2px solid #d0b787}.zk-ai-stages i{background:linear-gradient(90deg,#0000,#7ba8b2,#0000);height:1px;display:block;position:relative}.zk-ai-stages i:after{content:"";background:#c5e1e4;width:12px;height:2px;animation:2.4s ease-in-out infinite zk-information;display:block}.zk-ai-stages i:nth-of-type(2):after{animation-delay:1.2s}.zk-ai-method-note{border-top:1px solid #8eb8bd28;grid-template-columns:1fr 1.3fr;gap:25px;margin-top:25px;padding-top:22px;display:grid}.zk-ai-method-note strong{font:25px/1.2 var(--serif,Georgia);color:#e8dcc6;font-weight:400}.zk-ai-method-note p{color:#b2c0c9;margin:0;font-size:12px;line-height:1.8}@keyframes zk-information{0%{opacity:0;transform:translate(0)}40%{opacity:1}to{opacity:0;transform:translate(30px)}}@media (max-width:1000px){.premium-world-feature.zk-world-feature>.wrap{grid-template-columns:1fr 1.1fr;gap:25px}.zk-world-stage .zk-spatial-host{height:350px}.atelier-layout{grid-template-columns:1.1fr 1fr;gap:30px}.atelier-stage .zk-spatial-host{height:420px}.atelier-header{gap:30px}.property-atelier{padding:75px 5%}.zk-spatial-modes button{padding:10px 11px;font-size:9px}}@media (max-width:760px){.premium-world-feature.zk-world-feature>.wrap{grid-template-columns:1fr;padding-top:20px}.zk-world-feature .premium-world-copy{padding:50px 0 0}.zk-world-stage{padding:0}.zk-world-stage .zk-spatial-host{height:420px}.zk-world-feature .premium-world-baseline{margin-top:0}.atelier-header{grid-template-columns:1fr;gap:25px}.atelier-layout{grid-template-columns:1fr}.atelier-stage .zk-spatial-host{height:420px}.atelier-detail{padding:10px 0 0}.atelier-detail .zk-spatial-modes{margin-bottom:28px}.atelier-header h2{font-size:48px}.atelier-header>p{font-size:13px}.atelier-bridge{display:block}.atelier-bridge a{margin-top:15px;display:inline-block}.zk-ai-stages{grid-template-columns:1fr 22px 1fr 22px 1fr}.zk-ai-stages button{padding:14px 9px;font-size:10px}.zk-ai-method-note{grid-template-columns:1fr;gap:12px}.zk-ai-pipeline{padding:22px}.zk-ai-stages i:after{width:5px}@keyframes zk-information{0%{opacity:0;transform:translate(0)}40%{opacity:1}to{opacity:0;transform:translate(16px)}}}@media (max-width:420px){.zk-world-stage .zk-spatial-host{height:340px}.atelier-stage .zk-spatial-host{height:330px}.zk-spatial-controls button{padding:9px;font-size:9px}.atelier-stage{padding:12px 7px 22px}.zk-ai-stages{grid-template-columns:1fr;gap:10px}.zk-ai-stages i{display:none}.zk-ai-stages button{font-size:12px}.zk-ai-stages button span{margin:0 12px 0 0;display:inline-block}}@media (prefers-reduced-motion:reduce){.zk-depth-surface{transition:none!important;transform:none!important}.zk-reading-heading{opacity:1!important}.zk-ai-stages i:after{animation:none!important}.zk-spatial-fallback{transition:none}}.no-motion .zk-depth-surface{transition:none!important;transform:none!important}.no-motion .zk-reading-heading{opacity:1!important}.no-motion .zk-ai-stages i:after{animation:none!important}@media print{.zk-spatial-host canvas,.zk-spatial-controls,.zk-spatial-modes{display:none!important}.zk-spatial-fallback{opacity:1!important}.zk-world-feature>.wrap{display:block!important}.property-atelier{color:#111;background:#fff}.zk-depth-surface{transform:none!important}}.lux-ai-feature>.zk-ai-pipeline{box-sizing:border-box;width:calc(100% - 100px);max-width:1320px;margin:40px auto 0}@media (max-width:760px){.lux-ai-feature>.zk-ai-pipeline{width:90%}}.zk-tiles{--tile-ink:#0e1c2c;--tile-accent:#c5b18b;--tile-text:#f2eee5;--tile-muted:#b7c3ce;color:var(--tile-text);scroll-margin-top:150px}.zk-tiles-intro{color:var(--tile-muted);justify-content:space-between;align-items:center;gap:20px;margin:0 0 28px;font-size:11px;line-height:1.7;display:flex}.zk-tiles-intro p{margin:0;font-size:12px}.zk-tiles-intro span{text-transform:uppercase;letter-spacing:.15em;color:var(--tile-accent);font-size:9px}.zk-tile-grid{perspective:1200px;grid-template-columns:repeat(3,minmax(0,1fr));gap:26px;padding:22px 10px 32px 0;display:grid}.zk-tile{--rx:0deg;--ry:0deg;--lift:0px;background:linear-gradient(145deg,#1b2b3d,var(--tile-ink));min-width:0;transform:perspective(1000px) translateY(var(--lift)) rotateX(var(--rx)) rotateY(var(--ry));isolation:isolate;border:1px solid #c5b18b55;flex-direction:column;transition:transform .25s,border-color .25s,box-shadow .25s;display:flex;position:relative;box-shadow:7px 9px #050c17,8px 10px #c5b18b38,0 18px 30px #0004}.zk-tile:before{content:"";transform-origin:bottom;opacity:.65;background:linear-gradient(90deg,#6f6b5c,#c5b18b,#716851);height:6px;position:absolute;top:-7px;left:2px;right:-5px;transform:skew(-38deg)}.zk-tile:after{content:"";pointer-events:none;z-index:-1;background:radial-gradient(circle at var(--px,50%) var(--py,30%),#d9c49b20,transparent 65%);opacity:0;transition:opacity .3s;position:absolute;inset:0}.zk-tile[data-selected=true]{--lift:-8px;border-color:var(--tile-accent);box-shadow:7px 12px #050c17,8px 13px #c5b18b77,0 22px 40px #0005}.zk-tile[data-selected=true]:after,.zk-tile:hover:after{opacity:1}.zk-tile-button{-webkit-appearance:none;appearance:none;color:inherit;font:inherit;text-align:left;cursor:pointer;background:0 0;border:0;border-radius:0;flex-direction:column;flex:1;align-items:stretch;width:100%;min-height:275px;padding:28px;display:flex}.zk-tile-top{color:var(--tile-accent);letter-spacing:.14em;justify-content:space-between;align-items:center;font-size:10px;display:flex}.zk-tile-plus{letter-spacing:0;border:1px solid #c5b18b66;border-radius:50%;place-items:center;width:30px;height:30px;font-size:18px;display:grid}.zk-tile-title{font-family:var(--serif,Georgia,serif);margin:16px 0 12px;font-size:clamp(27px,3vw,42px);font-weight:400;line-height:1.12;display:block}.zk-tile-summary{color:var(--tile-muted);font-size:13px;line-height:1.7;display:block}.zk-tile-art{height:74px;color:var(--tile-accent);margin:16px 0 0;display:block}.zk-tile-art svg{stroke:currentColor;stroke-width:1px;fill:none;opacity:.75;width:100%;height:100%}.zk-tile-link{color:var(--tile-text);border-top:1px solid #c5b18b35;justify-content:space-between;align-items:center;gap:12px;min-height:52px;margin:0;padding:18px 28px;font-size:11px;text-decoration:none;display:flex}.zk-tile-link:hover{color:#fff;background:#c5b18b12}:is(.zk-tiles button:focus-visible,.zk-tiles a:focus-visible){outline-offset:5px;outline:2px solid #f0d9ad}.zk-tile-detail{background:linear-gradient(115deg,#c5b18b0d,#0000);border-top:1px solid #c5b18b66;border-bottom:1px solid #c5b18b33;padding:30px 34px}.zk-tile-detail[hidden]{display:none!important}.zk-detail-grid{grid-template-columns:1.2fr 1fr;align-items:center;gap:45px;display:grid}.zk-detail-label{letter-spacing:.16em;color:var(--tile-accent);text-transform:uppercase;font-size:9px}.zk-tile-detail h3{font:400 clamp(26px,3vw,36px)/1.2 var(--serif,Georgia,serif);color:var(--tile-text);margin:12px 0}.zk-tile-detail p{color:var(--tile-muted);max-width:620px;margin:0;font-size:13px;line-height:1.8}.zk-tile-detail ul{margin:0;padding:0;list-style:none}.zk-tile-detail li{color:var(--tile-text);border-bottom:1px solid #c5b18b26;padding:12px 0 12px 22px;font-size:12px;position:relative}.zk-tile-detail li:before{content:"↗";color:var(--tile-accent);position:absolute;left:0}.zk-tile-detail a{min-height:44px;color:var(--tile-accent);text-underline-offset:5px;align-items:center;gap:20px;margin-top:12px;font-size:12px;text-decoration:underline;display:inline-flex}.zk-tile-status{clip-path:inset(50%);white-space:nowrap;width:1px;height:1px;padding:0;position:absolute;overflow:hidden}#perspective-tiles{margin-top:62px}.property-tiles{--tile-ink:#121d20;--tile-muted:#c8c4ba;--tile-accent:#c8a77b;background:linear-gradient(135deg,#111a1d,#1e2524 72%,#2b2922);padding:125px clamp(24px,7vw,110px)}.property-tiles>header{grid-template-columns:.55fr 1.45fr;gap:35px;margin-bottom:48px;display:grid}.property-tiles h2{color:var(--tile-text)}.property-tiles h2 em{color:var(--tile-accent)}.property-tiles .zk-tile{background:linear-gradient(145deg,#2a302e,#111a1d)}.property-tiles .zk-tile-button{padding:0 26px 24px}.zk-tile-photo{aspect-ratio:8/5;margin:0 -26px 24px;display:block;position:relative;overflow:hidden}.zk-tile-photo img{object-fit:cover;width:100%;height:100%;transition:transform .6s}.zk-tile-photo:after{content:"";background:linear-gradient(#0000 50%,#111a1d77);position:absolute;inset:0}.property-tiles .zk-tile-title{font-size:clamp(27px,2.8vw,37px)}@media (hover:hover) and (pointer:fine){.zk-tile:hover{--lift:-12px;border-color:var(--tile-accent)}.zk-tile:hover img{transform:scale(1.04)}}@media (max-width:900px){.zk-tile-grid{gap:18px}.zk-tile-button{padding:22px}.zk-tile-title{font-size:29px}.zk-tile-link{padding:16px 22px}.property-tiles>header{grid-template-columns:1fr;gap:12px}}@media (max-width:680px){.zk-tile-grid{grid-template-columns:1fr;gap:26px;padding-right:8px}.zk-tile[data-selected=true]{--lift:0px}.zk-tile-button{min-height:0;padding:24px}.zk-tile-art{height:48px}.zk-tile-title{font-size:34px}.zk-tiles-intro{flex-direction:column;align-items:flex-start;gap:6px}.zk-tile-detail{padding:26px 22px}.zk-detail-grid{grid-template-columns:1fr;gap:20px}.property-tiles{padding:75px 24px}.property-tiles .zk-tile-photo{aspect-ratio:2.2}#perspective-tiles{margin-top:40px}}@media (prefers-reduced-motion:reduce){.zk-tiles *,.zk-tiles :after{transition:none!important;animation:none!important}.zk-tile,.zk-tile img{transform:none!important}}.no-motion .zk-tile,.no-motion .zk-tile img{transition:none!important;transform:none!important}
